Glendora City Council
September 24, 2024

Brandywine Route 66 Residential Project

INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
PLN 23-0027
Prepared for
City of Glendora
Community Development Department • Planning Division
116 E. Foothill Boulevard
Glendora, CA 91741
Contact: Natalie Espinoza, Senior Planner
Applicant
Brandywine Homes
2355 Main Street, Suite 220
Irvine, CA 92614
Prepared By
27128 Paseo Espada, Suite 1524
San Juan Capistrano, CA 92675
714.783.1863
Contact: Lindsay Ortega, AICP, Vice President
July 2024
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TABLE OF CONTENTS
1 INTRODUCTION ............................................................................................................... 1

1.1 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE ........................................... 2

1.2 CONTENT AND FORMAT OF THE INITIAL STUDY ............................................................. 2

1.3 INITIAL STUDY SUMMARY OF FINDINGS .......................................................................... 3

1.4 DOCUMENTS INCORPORATED BY REFERENCE ................................................................ 3

1.5 CONTACT PERSON ............................................................................................................ 4 2 PROJECT SUMMARY AND ENVIRONMENTAL DETERMINATION ......................................... 5

2.1 PROJECT SUMMARY ......................................................................................................... 5

2.2 ORGANIZATION OF ENVIRONMENTAL ANALYSIS ............................................................ 3

2.3 EVALUATION OF ENVIRONMENTAL IMPACTS ................................................................. 3

2.4 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ..................................................... 5

2.5 DETERMINATION.............................................................................................................. 6 3 PROJECT DESCRIPTION ..................................................................................................... 7

3.1 BACKGROUND .................................................................................................................. 7

3.2 PROJECT CHARACTERISTICS ............................................................................................. 8

3.3 PROJECT OPERATIONS ................................................................................................... 13

3.4 PROJECT APPROVALS ..................................................................................................... 14 4 ENVIRONMENTAL IMPACTS ........................................................................................... 27

4.1 AESTHETICS .................................................................................................................... 27

4.2 AGRICULTURE AND FORESTRY RESOURCES ................................................................... 32

4.3 AIR QUALITY ................................................................................................................... 38

4.4 BIOLOGICAL RESOURCES................................................................................................ 49

4.5 CULTURAL RESOURCES .................................................................................................. 55

4.6 ENERGY .......................................................................................................................... 60

4.7 GEOLOGY AND SOILS ..................................................................................................... 67

4.8 GREENHOUSE GAS EMISSIONS ...................................................................................... 73

4.9 HAZARDS AND HAZARDOUS MATERIALS ....................................................................... 83

4.10 HYDROLOGY AND WATER QUALITY ............................................................................... 90 Item #6. Page 58
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4.11 LAND USE PLANNING ................................................................................................... 101

4.12 MINERAL RESOURCES .................................................................................................. 104

4.13 NOISE ........................................................................................................................... 106

4.14 POPULATION AND HOUSING ....................................................................................... 120

4.15 PUBLIC SERVICES .......................................................................................................... 122

4.16 RECREATION ................................................................................................................. 126

4.17 TRANSPORTATION ....................................................................................................... 129

4.18 TRIBAL CULTURAL RESOURCES .................................................................................... 137

4.19 UTILITIES AND SERVICE SYSTEMS ................................................................................ 142

4.20 WILDFIRE ...................................................................................................................... 148

4.21 MANDATORY FINDINGS OF SIGNIFICANCE .................................................................. 152 5 LIST OF PREPARERS ....................................................................................................... 155 6 REFERENCES ................................................................................................................. 156 TABLES
Table 1 - Surrounding Land Use ............................................................................................. 2 Table 2 - Proposed Development ......................................................................................... 8 Table 3 - On-Site Soils Classification .................................................................................... 32 Table 4 - City of Glendora Regional Air Quality Significance Thresholds ................ 43 Table 5 – Expected Construction Emissions Summary (lb/day) .................................. 44 Table 6 – Expected Daily Operational Air Quality Emissions ....................................... 45 Table 7 – LST Emission Thresholds (1-Acre Site) – lb/day ............................................... 46 Table 8 – Expected Annual Construction Co2e Emissions Summary (MT/Year) .... 76 Table 9 – Expected Operational Emission Summary (MT/Year) ................................. 77 Table 10 – Project Consistency with CARB Scoping Plan Policies and Measures . 78 Table 11 – LID Design Infiltration Rate ................................................................................ 96 Table 12 – City of Glendora Ambient Base Noise Level (GMC § 9.44.040) .......... 107 Table 13 - Construction Phases and Noise Levels ........................................................ 113 Table 14 - Construction Noise Levels ................................................................................ 113 Table 15 – Project Trip Generation .................................................................................... 131 Item #6. Page 59
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FIGURES
Figure 1 – Regional Vicinity ................................................................................................... 15 Figure 2 – Site Location – Aerial View................................................................................. 16 Figure 3 – Existing General Plan Designation Map ......................................................... 17 Figure 4 – Existing Zoning Map ............................................................................................. 18 Figure 5 – Proposed Zoning Map ......................................................................................... 19 Figure 6 – Conceptual Site Plan .......................................................................................... 20 Figure 7 – Typical Building Elevations ................................................................................. 21 Figure 8 – Schematic Wall & Fence Plan .......................................................................... 22 Figure 9 – Landscape Plan .................................................................................................... 23 Figure 10 – Open Space Plan ............................................................................................... 24 Figure 11 – Preliminary Grading Plan .................................................................................. 25 Figure 12 – Preliminary Utility Plan ........................................................................................ 26 Figure 13 – Project Site Agricultural Designation ............................................................ 36 Figure 14 – Soil Map ................................................................................................................. 37 Figure 15 – Modeled Receptor Locations ...................................................................... 119 Figure 16 – CEQA Transportation Analysis Screening Tool ......................................... 136 Figure 17 – Fire Hazard Severity Map ............................................................................... 151

APPENDICES
Appendix A – 723-745 East Route 66 Multi-Family Residential Development Air Quality Screening Letter, Ldn Consulting, Inc., December 8, 2023 Appendix B – 723-731 East Route 66, Glendora Residential Townhomes, Request for Arborist Tree Report, studio PAD, Inc., November 29, 2023 Appendix C – Cultural and Paleontological Resources Assessment for the Brandywine Glendora Project, Cogstone, May 2024
Appendix D – 723-745 East Route 66 Multi-Family Residential Development Energy Letter – City of Glendora, Ldn Consulting, Inc., December 8, 2023 Appendix E – Preliminary Geotechnical Investigation, AINs: 8646-029-009 and -014, 723-731 East Route 66, City of Glendora, County of Los Angeles, California, Alta California Geotechnical, Inc., June 22, 2023
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Appendix F – 723-745 East Route 66 Multi-Family Residential Development Greenhouse Gas Screening Letter, Ldn Consulting, Inc., December 8, 2023 Appendix G – 723-731 East Route 66, Glendora, California, Phase I and II Environmental Sute Assessment, Stantec Consulting Services, Inc., June 14, 2023 Appendix H – Preliminary Hydrology Study, VTTM. No. 84292, City of Glendora, County of Los Angeles, C&V Consulting, Inc., September 2023 (revised December 2023)
Appendix I - Preliminary Low Impact Development Plan, Brandywine Route 66-- Glendora, C & V Consulting, Inc., September 2023, Revised December 2023) Appendix J – Noise Assessment, 723-731 East Route 66 Development Project, City of Glendora, CA, Ldn Consulting, Inc., February 9, 2024 Appendix K – 731 East Route 66 Townhomes Project Vehicle Miles Traveled Analysis Screening and Trip Generation Memorandum, Ldn Consulting, Inc., April 16, 2024
Appendix L – Will Serve Letters
Appendix M - Sewer System Analysis, TTM No. 84292, Sewer Plan Assessment District No. 4, SMD Index E – 2298 and E-2341, C&V Consulting, Inc., June 2024 Appendix N – Draft Mitigation Monitoring and Reporting Program Item #6. Page 61
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ACRONYMNS
Acronym Definition
AB 32 Assembly Bill 32
AB 52 Assembly Bill 52
ADA Americans with Disabilities Act
ADT Average Daily Traffic
AFY Acre Feet Per Year
AQMP Air Quality Management Plan
APE Area of Potential Effect
AIN Assessor Identification Number
APZ Accident Potential Zone
ALUC Airport Land Use Commission
ACMs Asbestos Containing Materials
BMPs Best Management Practices
CAAQS California Ambient Air Quality Standards
CARB California Air Resources Board
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
City City of Glendora
CMP Congestion Management Program
CNPS California Native Plant Society
CNEL Community Noise Equivalent Level
CO Carbon Monoxide
CRHR California Register of Historic Resources
dBA A-Weighted Decibels
DIF Development Impact Fees
DPM Diesel Particulate Matter
DTSC Department of Toxic Substances Control
EPA Environmental Protection Agency
ERRP Enhanced Recharge and Recovery Program
ESA Endangered Species Act
FAR Floor Area Ratio
FEMA Federal Emergency Management Agency
FMMP Farmland Mapping Management Program
GMC Glendora Municipal Code
GHG Greenhouse Gas
GSP Groundwater Sustainability Plan
gpd/acre Gallons per Day per Acre
HAER Historic American Engineering Record
HANS Habitat Evaluation and Acquisition Negotiation Strategy HCP Habitat Conservation Plan
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HSC Health and Safety Code
ITE Institute of Transportation Engineers
LACD Los Angeles County Sanitation District
LACDPW Los Angeles County Department of Public Works
LACRWQCB Los Angeles County Regional Water Quality Control Board LBP Lead Based Paint
LID Low Impact Design
LOS Level of Service
LST Localized Significance Threshold
mgd Millions of Gallons per Day
MLD Most Likely Descendent
MMRP Mitigation Monitoring and Reporting Program
MRF Multi-Reuse Facility
MRZ Mineral Resources Zone
MS4 Municipal Separate Storm Water Sewer System
MTCO2e Metric Tons Carbon Dioxide Equivalent
MWD Metropolitan Water District
NAAQS National Ambient Air Quality Standards
NAHC Native American Heritage Commission
NCCP Natural Communities Conservation Plan
ND Negative Declaration
NO2 Nitrogen Dioxide
NOx Nitrogen Oxides
NPDES National Pollutant Discharge Elimination System
OSHA Occupational Health and Safety Administration
PCE Passenger Car-Equivalent
PM-2.5 Particulate Matter Less Than 2.5 Microns in Diameter PM-10 Particulate Matter Less Than 10 Microns in Diameter PRIMMP Paleontological Resource Impact Mitigation Monitoring Program RWQCB Regional Water Quality Control Board
SGMA Sustainability Groundwater Management Act
SF Square Feet
SCAB South Coast Air Basin
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SLF Sacred Lands File
SRA State Responsibility Area
SSC Species of Special Concern
SWPPP Stormwater Pollution Prevention Plan
SWRCB State Water Resources Control Board
TIA Traffic Impact Analysis
TRU Transport Refrigeration Units
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TUMF Transportation Uniform Mitigation Fee
UWMP Urban Water Management Plan
WUI Wildland-Urban Interface
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1 INTRODUCTION
Brandywine Homes (Applicant) proposes to develop a 39-unit three-story townhome residential development consisting of six residential buildings with six to seven units per building, associated parking, and landscaping (Proposed Project). The Proposed Project consists of consolidating two parcels into one lot for a 39-unit residential condominium project. The project site (Project Site) is situated on the north side of Historic Route 66, south of the Metro A Line (Foothill Gold Line) and BNSF railways, east of South Pasadena Avenue, and west of South Glenwood Street, and specifically within Assessor’s Identification Numbers (AINs):
8646-029-009 & 8646-029-014 and is known as site address, 723-731 East Route 66.

The Proposed Project is subject to the approval of the following entitlements:
 Specific Plan Amendment/Zone Change from Route 66 Service Commercial (RT66-RSC) to Route 66 Residential (RT66-CRR) within the Route 66 Corridor Specific Plan.
 Development Plan Review to construct six residential buildings with six to seven units per building, community open space, associated parking, and landscaping on 1.85-acres of land consisting of two parcels.  Vesting Tentative Tract Map No. 84292 (VTTM No. 84292) to subdivide the subject site into a one-lot 39-unit subdivision for condominium purposes.

The Proposed Project is a project under the California Environmental Quality Act (Public Resources Code (PRC) § 21000 et seq.: “CEQA”). The primary purpose of CEQA is to inform the public and decision makers as to the potential impacts of a project and to allow an opportunity for public input to ensure informed decisionmaking. CEQA requires all state and local government agencies to consider the environmental effects of projects over which they have discretionary authority.

CEQA also requires each public agency to mitigate or avoid any significant environmental impacts resulting from the implementation of projects subject to CEQA.

Pursuant to § 15367 of the Guidelines for Implementation of the California Environmental Quality Act (“State CEQA Guidelines”), the City of Glendora (City) is the lead agency for the Proposed Project. The lead agency is the public agency that has the principal responsibility for conducting or approving a project. The City, as the lead agency for the Proposed Project, is responsible for preparing environmental documentation in accordance with CEQA to determine if approval of the discretionary actions requested and subsequent development and operation of the Proposed Project would have a significant impact on the environment.

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1.1 California Environmental Quality Act Compliance
In accordance with CEQA, this Initial Study has been prepared to analyze and determine any potential significant impacts upon the environment that would result from construction and implementation of the Proposed Project. In accordance with State CEQA Guidelines § 15063, this Initial Study is a preliminary analysis prepared by the Lead Agency in consultation with other jurisdictional agencies, to determine whether a Negative Declaration, Mitigated Negative Declaration, or an Environmental Impact Report is required for the Proposed Project. The purpose of this Initial Study is to inform the decision-makers, affected agencies, and the public of potential environmental impacts associated with the implementation of the Proposed Project.

A Lead Agency may prepare a Mitigated Negative Declaration for a project that is subject to CEQA when an Initial Study has identified potentially significant effects on the environment, but (1) revisions in the project plans or proposals made by, or agreed to by, the applicant before the proposed Negative Declaration and Initial Study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment would occur, and (2) there is no substantial evidence in light of the whole record before the public agency that the project, as revised, may have a significant effect on the environment (PRC§ 21064.5).

This Initial Study has been prepared for the Proposed Project, in conformance with § 15070(b) of the State CEQA Guidelines. The purpose of the Initial Study is to identify potentially significant impacts associated with the construction and operation of the Proposed Project and incorporate mitigation measures into the Proposed Project as necessary to eliminate the potentially significant effects of the Proposed Project or to reduce the effects to a less than significant level.

1.2 Content and Format of the Initial Study
This Initial Study is based on an Environmental Checklist Form (Form), as suggested in § 15063(d)(3) of the State CEQA Guidelines, as amended, and includes a series of questions about the project for each of the listed environmental topics. The Form evaluates whether or not there would be significant environmental effects associated with the development of the project and provides mitigation measures, when required, to reduce impacts to a less than significant level.

The Initial Study is organized as follows:
 Section 1 – Introduction. This section introduces the scope of the Proposed Project and the City’s role in the project, as well as a brief summary of findings.  Section 2 – Project Summary and Environmental Determination. This section summarizes the Proposed Project and actions to be undertaken by the City.

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This section also provides the determination of the environmental document to be approved by the City.
 Section 3 – Project Description. This section details the Proposed Project components and general environmental setting.
 Section 4 – Environmental Impacts. This section contains the Environmental Checklist Form (Form), as suggested in § 15063(d)(3) of the State CEQA Guidelines, as amended, and includes a series of questions about the project for each of the listed environmental topics. The Form is based on the current State CEQA Guidelines Appendix G Environmental Checklist Form and it evaluates whether or not there would be significant environmental effects associated with the development of the project and provides mitigation measures, when required, to reduce impacts to a less than significant level.

The form requires an analysis in 20 subject categories as well as Mandatory Findings of Significance.
 Section 5 – List of Preparers. This section summarizes the professionals who contributed to the preparation of this report and its technical appendices.  Section 6 – References. This section identifies the references used in the preparation of this Initial Study.

1.3 Initial Study Summary of Findings
Based on the analysis in Section 4, there were no environmental factors that could potentially affect (“Potentially Significant”) the environment. Mitigation measures were identified to reduce some impacts to Less Than Significant. Therefore, the determination, based on the Initial Study, is that a Mitigated Negative Declaration would be prepared.

1.4 Documents Incorporated by Reference
The following reports and/or studies are applicable to development of the Project Site and are hereby incorporated by reference:
 Glendora Community Plan 2025, City of Glendora, 2008. (Available at https://www.cityofglendora.org/departments/communitydevelopment/general-plan-specific-plans)  City of Glendora 2021-2029 Housing Element, City of Glendora, adopted December 2022. (Available at
https://www.cityofglendora.org/departments/communitydevelopment/general-plan-specific-plans)  Route 66 Corridor Specific Plan (GMC Chapter 21.10), City of Glendora, adopted 2017. (Available at https://ecode360.com/43769465#43769465) Item #6. Page 67
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1.5 Contact Person
Any questions about the preparation of the Initial Study, its assumptions, or its conclusions should be referred to the following:

Attn: Natalie Espinoza, Senior Planner
City of Glendora
Community Development Department - Planning Division
116 East Foothill Boulevard
Glendora, California 91741
Phone: 626.914.8213
Email: [email protected]
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2 PROJECT SUMMARY AND ENVIRONMENTAL DETERMINATION

2.1 Project Summary

1. Project Title: Brandywine Route 66 Residential - PLN 23-0027

2. Lead Agency Name: City of Glendora
Address Community Development Department - Planning
Division
116 East Foothill Boulevard
Glendora, CA 91741

3. Contact Person: Natalie Espinoza, Senior Planner
[email protected]
626.914.8213

4. Project Location: North side of East Route 66
South of East Lemon Avenue
East of South Pasadena Avenue
West of South Glenwood Avenue
Site Acres: 1.845 gross acres/1.85 net acres
Site Addresses: 723-731 East Route 66, Glendora,
CA 91740
Topographic Quad (USGS 7.5”): Glendora
Topographic Quad Coordinates: T1 North, R9 West,
Section 32
Latitude: 34.12882°N, Longitude: -117.854181°W
AINs: 8646-029-009, 8646-029-014

5. Project Sponsor’s
Name/Address: Brandywine Homes
2355 Main Street, Suite 220
Irvine, CA 92614

6. General Plan
Designation: Route 66 Corridor Specific Plan
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7. Zoning Designation: Route 66 Service Commercial

8. Description of Project:

The Proposed Project consists of the redevelopment of two parcels located at 723-731 East Route 66 in the City of Glendora (City), Los Angeles County, California (AINs 8646-029-009 and 8646-029-014). The Proposed Project includes the demolition of one commercial building and the construction of a 39-unit, three-story attached townhome complex, up to 39’-9” tall. All units would range from 743 square feet to 1,942 square feet and feature attached single- and two-car garages. Entitlements include a Specific Plan/Zone Map Amendment, Vesting Tentative Tract Map, and a Development Plan Review. A detailed Project Description is provided in Section 3.

9. Surrounding Land Uses:

Surrounding land uses are identified in Table 1 - Surrounding Land Use. The Project Site is currently improved with a single commercial structure, associated concrete flatwork, a paved parking lot, and a dirt lot.

Table 1 - Surrounding Land Use
Direction Land Use Description
North Los Angeles Metro A Line (previously Gold Line) Foothill Extension light rail tracks (2 tracks) and BNSF Freight Line (1 track)
East Commercial uses
South Historic Route 66, commercial uses, and multi-family residential West Commercial and industrial uses

10. Other Public Agencies Whose Approval is Required:

The following discretionary approvals are required for the Proposed Project:

Federal Agencies:
 There are no federal agencies in which discretionary approvals are required.

Local Agencies:
 City of Glendora:
o Adopt CEQA compliance documents.
o Approval of Specific Plan Amendment/Zone Change to rezone the Project Site from Route 66 Service Commercial (RT66-RSC) to Route 66 Residential (RT66-CRR).
o Approval of Development Plan Review to construct 39-unit threestory, townhome condominiums with attached garages and Item #6. Page 70
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associated surface parking and landscaping on 1.85 acres of land consisting of two parcels.
o Approval of Vesting Tentative Tract Map No. 84292 to consolidate two existing parcels into one lot for a 39-unit residential condominium project.
o Approvals from Glendora Public Works Department (Water and Engineering Divisions) for provision of city owned utilities and hookups.
 Los Angeles Regional Water Quality Control Board:
o Approval of a National Pollutant Discharge Elimination System (NPDES) permit to ensure that construction site drainage velocities are equal to or less than the pre-construction conditions and downstream water quality is not worsened.

11. California Native American Consultation:

On April 12, 2024, the City of Glendora notified the following tribal entity representatives of the Proposed Project and the 30-day and 90-day timeframe in which to request consultation in accordance with AB52 and SB18:
 Gabrieleno Band of Mission Indians – Kizh Nation
 Gabrieleno Tongva Indians of California Tribal Council  San Manuel Band of Mission Indians
 Santa Rosa Band of Cahuilla Indians
 Soboba Band of Luiseno Indians
Of the tribes contacted, the following responses were received:
 April 19, 2024 – Christina Conley of the Gabrieleno Tongva Indians of California Tribal Council sent an email to the City indicating that the Tribe is in receipt of the project and has concerns: “We are in receipt of your project and have some concerns as it lies between two know (sic) cultural sites. We will divert final comments to Anthony Morales of the San Gabriel Band of Mission Indians.”
 April 19, 2024 – Eunice Ambriz of the Yuhaaviatam of San Manuel Nation (formerly the San Manuel Mission Band of Indians) sent an email to the City confirming receipt of the project: “Thank you for contacting the Yuhaaviatam of San Manuel Nation (formerly the San Manuel Band of Mission Indians) regarding the above-referenced project. YSMN appreciates the opportunity to review the project documentation, which was received by the Cultural Resources Management Department on April 16, 2024. The proposed project is located outside of Serrano ancestral territory and, as such, YSMN will not be requesting to receive consulting Item #6. Page 71
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party status with the lead agency or to participate in the scoping, development, or review of documents created pursuant to legal and regulatory mandates.”

2.2 Organization of Environmental Analysis
This Initial Study is based on an Environmental Checklist Form (Checklist), as suggested in §15063(d)(3) of the State CEQA Guidelines, as amended, and includes a series of questions about the project for each of the listed environmental topics. The Checklist evaluates whether or not there would be significant environmental effects associated with the development of the project and provides mitigation measures, when required, to reduce impacts to a less than significant level.

Section 4 provides a discussion of the potential environmental impacts of the Proposed Project. The evaluation of environmental impacts follows the questions provided in the Checklist provided Appendix G to the State CEQA Guidelines.

2.3 Evaluation of Environmental Impacts
A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to the project (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).

All answers must take account of the whole action involved, including off site as well as on site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.

Once the Lead Agency has determined that a particular physical impact may occur, the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. “Less Than Significant with Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” Mitigation measures are identified and explain how they reduce the effect to a less than significant level (mitigation measures may be cross-referenced).

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Earlier analyses may be used where, pursuant to the Program EIR or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. (§15063[c] [3][D]. In this case, a brief discussion should identify the following:
a) Earlier analyses were used where they are available for review. b) Which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards and whether such effects were addressed by mitigation measures based on the earlier analysis.
c) The mitigation measures that were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project for effects that are “Less than Significant with Mitigation Measures Incorporated”.

References and citations have been incorporated into the checklist references to identify information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document, where appropriate, include a reference to the page or pages where the statement is substantiated.

Source listings and other sources used, or individuals contacted are cited in the discussion.

The explanation of each issue should identify:
a) The significance criteria or threshold, if any, used to evaluate each question.
b) The mitigation measure identified, if any, to reduce the impact to less than significant.

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2.4 Environmental Factors Potentially Affected
Based on the analysis in Section 4, the Proposed Project could potentially affect (“Potentially Significant”) the environmental factor(s) checked below. The following pages present a more detailed checklist and discussion of each environmental factor and identifies where mitigation measures would be necessary to reduce all impacts to less than significant levels.

Aesthetics Agriculture and Forestry
Resources Air Quality
Biological Resources Cultural Resources Energy
Geology and Soils Greenhouse Gas Emissions Hazards and Hazardous Materials
Hydrology and Water
Quality Land Use and Planning Mineral Resources
Noise Population and Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities and Service
Systems Wildfire Mandatory Findings of Significance
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2.5 Determination
On the basis of this initial evaluation, the following finding is made:

The proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

X
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.

The proposed Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

The proposed Project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

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, including revisions or mitigation measures that are imposed upon the proposed Project, nothing further is required.

Signature Date

Name Title
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3 PROJECT DESCRIPTION

3.1 Background
Based on review of historical aerial images dating back to 1928, the Project Site appears to have been first developed with agricultural uses. As early as 1949, small structures appear on the southern portions of the subject site and along Route 66. By 1964, the Project Site appears to have been developed as an auto service and car dealership. By 1983, the existing commercial buildings and the northern portion of the asphalt parking lot of the Project Site occupied by multiple vehicles and storage containers appear to have been constructed. By 2020, according to historical aerial images, the northern portion of the Project Site is vacant and vehicles and storage containers were observed on the southeastern portion of the Project Site.

The Project Site is located at 723-731 East Route 66, Glendora (AINs: 8646-029-009 & 8646-029-014) and is designed to accommodate the development of the 39- unit attached townhome project with attached one and two car garages, 26 open parking spaces, and associated amenities and landscaping. The site is comprised of two parcels with a total land area of 1.85 acres. The site is currently improved with a vacant commercial building and associated concrete flatwork, a paved parking lot, and a dirt lot.

Project Site Setting
The Proposed Project consists of consolidating two parcels (AINs 8646-029-009 and 8646-029-014) into one lot for a 39-unit residential condominium project. Both parcels are zoned RT66-RSC and will be rezoned to RT66-CRR. The Project Site is located on the north side of Route 66 between Pasadena Avenue and Glenwood Avenue (Figure 1 – Regional Vicinity and Figure 2 – Site Location – Aerial View).

The Project Site is 1.85 acres, and the underutilized lot is located within an area developed with commercial and industrial uses to the east and west, residential and commercial uses to the south, and railway and single family residential to the north. The site is bounded by the major roadway Route 66 to the south and the Metro A and BNSF Railways to the north.

The Project Site is on the Glendora United States Geological Survey (USGS) 7.5- Minute Topographic Quadrangle Map (USGS 1984) - Section 32, of Township 1 North and Range 9 West.

Site Zoning
The Project Site has a General Plan land use designation of Route 66 Corridor Specific Plan and is zoned Route 66 Corridor Specific Plan-Route 66 Service Commercial (Figure 3 – Existing General Plan Designation Map and Figure 4 – Existing Zoning Map). Both parcels (AIN: 8646-029-009, 8646-029-014) will be Item #6. Page 76
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rezoned to Route 66 Corridor Specific Plan-Route 66 Residential to allow for the development of the residential project at the Project Site (Figure 5 – Proposed Zoning Map). The Route 66 Corridor Specific Plan-Route 66 Residential zone allows for the development of up to 30 dwelling units per acre.

3.2 Project Characteristics
The Proposed Project includes the following:

Site Plan: The Proposed Project involves the demolition of the existing commercial structure and all associated improvements in order to construct six residential buildings consisting of 39 three-story townhome units with a private garage, onsite drive aisles, walking paths, and common landscaped areas. All units would be sold and owned legally as condominiums. The units will range in size from 743 square feet (sq. ft.) to 1,942 sq. ft. Each unit will feature an attached garage with single bedroom units including a single car garage and two-to-three-bedroom units including a two-car garage in either a side-by-side configuration or a tandem configuration depending on plan type. The proposed mix of residential units is summarized in Table 2 - Proposed Development and shown in Figure 6 - Conceptual Site Plan, and Figure 7 - Typical Building Elevations.

Table 2 - Proposed Development
Plan Type Number of Units Floor Plan Garage Type Unit Size (SF) Plan 1 6 1 bed/1 bath Single Car 743
Plan 2A 6 2 bed/2.5 bath Two Car 1,354
Plan 2B 3 3 bed/3.5 bath Two Car 1,472
Plan 3 9 2 bed/2.5 bath Tandem Two Car 1,434
Plan 4 9 3 bed/3.5 bath Two Car 1,702
Plan 5 6 3 bed/2.5 bath Two Car 1,942
The townhomes will be built in six buildings, surrounded by open space as well as open parking spaces. Buildings one and two will be located on the southern boundary with the driveway entrance between the two buildings, at the center of the development. Buildings three and four will be in the same quadrant across from building 2 on the western boundary. Buildings five and six will be in the same quadrant and across from building 1 on the eastern boundary. The 26 open parking spaces will be located along the northern boundary.

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The Proposed Project provides private storage in the garages for each dwelling, including 162 SF for 1 bed/1 bath units, 150 SF for 2 bed/2.5 and 3.5 bath units, 155 SF for 2 bed/2.5 bath units, and 200 SF for 3 bed/ 2.5 and 3.5 bath units.

An 8-foot split-face CMU sound wall with 2” high precision CMU cap is proposed along the northern boundary adjacent to the railroad tracks. Along the east property line, a 6-foot-high split face CMU wall with 2” precision CMU cap wall is proposed and along the west property line a 6-foot-high CMU combo retaining wall and free-standing wall is proposed. The ground floor private patio will be enclosed with a 3’ high CMU patio wall, with a single layer brick cap. A 5’-6” vinyl fence and gate will be provided for the six end units to enclose a small private outdoor yard. Refer to Figure 8 – Schematic Wall & Fence Plan, for details on the wall locations and materials.

Architecture: The proposed attached townhomes would be located in six threestory buildings with six to seven units per building. The architectural style of the proposed buildings is contemporary with Spanish Colonial design details, including tile roof, stucco siding, decorative gable vents, and decorative wrought iron balcony railings. The design of the roof will be simple low-pitched roofs with asymmetrical facades and short eaves. Arcades will be used to define courtyards and walkways. Buildings would be 39’-9” in height from grade to peak of the gable roofline. Floorplans would range from one to three bedrooms and between 743 and 1,742 square feet. Unit windows would be operable but required to remain in closed condition, which requires a means of mechanical ventilation per Chapter 12, § 1205 of the Uniform Building Code. This shall be achieved with a standard forced air conditioning and heating system with a filtered outside air intake vent for each residential unit.

Landscaping and Open Space: The Proposed Project will include 8,440 square feet of common open space to be provided in the form of passive walking paths, landscaped setbacks, and landscaped courtyards. The Proposed Project would include the installation of 87 trees with low to medium irrigation needs, such as fruitless olive, southern magnolia, marina strawberry tree, Brisbane box, columnar trees (bright and tight laurel), and large shade trees (African Sumac and Southern Magnolia). Trees will be located along the property boundaries and throughout the property. All grasses, shrubs, and groundcover included in the landscaping plan would have low irrigation needs. These landscape types would include ground covers such as groundcover rosemary and shrubs such as coral vine, bougainvillea, and cat’s claw vine. See Figure 9 – Landscape Plan, for details on specific landscape planting details.

Two landscaped community recreational spaces are located on either side of the main entry drive aisle at the center of the development. The central Item #6. Page 78
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community recreation space located between buildings 5 and 6 includes a freestanding barbecue area, shade structure, lawn area and picnic tables for small social events and group gatherings. The second community open space area is located between buildings 4 and 3 and includes a grass area with a bench intended for small group gatherings. Most units gain access from the paseos and may include enclosed patio spaces. Private open space is to be provided through the incorporation of private balconies (2,500 SF) and private patios (3,800 SF). Refer to Figure 10 - Open Space Plan, for details on the open space and recreational facilities.

Off-Site Improvements: Street improvements include curb and sidewalk improvements along Route 66, including the planting of four (4) City Street trees within four (4) 4’x4’ tree wells with grates. One two-way access point is proposed along Route 66 at the center of the southern boundary.

The Proposed Project will require the closure of two existing driveways located at the most westerly portion of the southern boundary, as well as reconstruction of the sidewalks along the property boundary within the public right of way on Route

66. Refer to Figure 11 – Preliminary Grading Plan and Figure 12 – Preliminary Utility Plan, for details on the off-site improvements.

Parking: The GMC requires two parking spaces for any residential unit up to two bedrooms and 2/10th of a parking spot for each additional bedroom and 4/10th of a parking spot per unit for guest parking. Parking required for the project is 98 spaces and the Proposed Project would consist of 72 parking spaces in private garages and 26 spaces available for open parking, totaling 98 spaces. Each unit will feature an attached garage with single car garage for 1-bedroom units and a two-car garage in either a side-by-side configuration or a tandem configuration depending on plan type for 2- and 3-bedroom units.

Site Circulation:

Vehicular access to the Project Site would be from a two-way driveway entry on Route 66 along the southern boundary. A portion of the existing raised median would be removed to construct a new left turn pocket into the community from Route 66 for traffic going eastbound. The entry will not be signalized or gated.

Pedestrian access is provided from Route 66, along a sidewalk on the private entry and pedestrian walkways, connecting across the Project Site to Route 66.

Refer to Figure 11 for details on site entry and circulation.

Site Lighting: Site lighting consists primarily of low-level lighting to prevent light intrusion into the residential units, including a mix of bollards, path lights, and targeted landscape lights. Tall light standards are also utilized to light surface parking areas along the north property line.

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Stormwater Management: The Project Site is in the “Glendora” rainfall region per Los Angeles County Hydrology Map. A depth of 7.45 inches of rainfall was determined from the 50-year storm 24-hour isohyet. The site is in the soil classification of “007” per Los Angeles County Hydrology Map. Proposed buildings will be designed to be protected from the 100-year storm per urban flood requirement.

On site storm drain piping is sized for the 25-year storm event based on open channel flow with assumption of 1% slope; therefore, WSPG hydraulic pressure analysis is not warranted.

Wastewater from the project site will be collected by the City of Glendora Sanitary Sewer System and discharged to a Los Angeles County Sanitation District trunk sewer. The on-site sewer system will consist of City of Glendora local sewer lines connected to the collector line in Route 66, and it will be conveyed to the Sanitation District trunk sewer located on Grand Avenue at Route 66. The wastewater generated by the Proposed Project will be treated at the San Jose Creek Water Reclamation Plant located adjacent to the City of Industry. All biosolids and wastewater flows that exceed the capacity of the San Jose Creek Water Reclamation Plant are diverted and treated at the Joint Water Pollution Control Plant at the City of Carson. The expected increase in average wastewater flow from the project for 39 townhomes is 7,125 gallons per day.

The existing drainage condition of the site is generally surface sheet flows southwesterly toward Route 66 with elevations between 785.5 and 777.6 ft above mean sea level. There are no significant off-site water flows that affect the Project Site.

The existing surrounding properties drainage slopes away from the Project Site.

There are three onsite inlets that will collect and direct runoffs into the proposed interconnected underground infiltration / detention system for water quality treatment sized for the 85th percentile rain event in conformance with water quality treatment standards. Construction of the Proposed Project will also require the developer to prepare a State Stormwater Pollution Prevention Plan (SWPPP) as the Project Site is more than 1 acre in size.

Utilities and Services: Sewer services will be served by the City of Glendora and the Los Angeles County Sanitation District No. 22. Water supply will be provided by the City of Glendora’s Water Division.

The Southern California Gas Company has facilities in the area to provide natural gas to the project. Frontier provides local telecom service, and Charter Spectrum provides cable TV, telecom, and internet service.

Electrical Infrastructure will be serviced by Southern California Edison (SCE).

Depending on the scope of the work necessary to serve the project, it may be necessary to submit an Advanced Engineering Fee. Project plans and a Item #6. Page 80
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completed Customer Project Information Sheet need to be submitted to SCE. All proposed utilities for the project will be installed underground.

3.2.1 Construction Timing
The project is expected to begin demolition of the existing building and lot early 2025 and start construction shortly thereafter. Construction completion and operations would be expected sometime in 2026.

Construction activities include the following:

Demolition: Demolition requires the use of 3 tractors, loaders or backhoes, 1 rubber tired dozer, and 1 industrial concrete saw. The total days for demolition are estimated to be 20 construction days, working 8 hours a day.

Site Preparation: Site preparation will require the use of 1 grader, 1 rubber tired dozer and 1 tractor, loader or backhoes. The total time from site preparation is 3 construction days, working 8 hours a day.

Grading: Grading the project site requires the use of 2 tractors, loaders, or backhoes used for 7 hours a day, and 1 grader and 1 rubber tired dozer used for 8 hours a day. Total estimated time for grading the site is 4 construction days.

Building Construction: Building construction of the 6 buildings is the longest part of the construction process, estimating a time frame of 200 construction days.

Tractors, loaders or backhoes, cranes and forklifts will be operated for 6 hours a day. Welders and generator sets will be operated for 8 hours a day during this time frame. Building material will minimize the use of copper, galvanized metals and other materials that could add significant amounts of harmful pollutants to stormwater runoff.

Paving: The paving process will require the use of tractors, loaders or backhoes and paving equipment for 8 hours a day. Rollers will be operated for 7 hours a day, and pavers and cement and mortar mixers will be operated for 6 hours a day. The total construction days are estimated to be 10 construction days.

Architectural Coating: The architectural coating will require the use of air compressors for 6 hours a day for 10 construction days.

The long-term energy demand for the project construction operations would not result in a wasteful or inefficient use of energy. The project construction operations would not conflict with or obstruct the State’s or Local plans for renewable energy or energy efficiency.

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3.2.2 Best Management Practices During Construction
The following best management practices would be incorporated into the Proposed Project’s construction specifications to identity how the Proposed Project would conform to Federal, State, and Local regulations:
 Construction Water Quality Control: Construction projects that disturb 1 acre of land or more are required to obtain coverage under the NPDES General Permit for Construction Activities (General Construction Permit), which requires the applicant to file a notice of intent (NOI) to discharge stormwater and to prepare and implement a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP includes an overview of the Best Management Practices (BMPs) that would be implemented to prevent soil erosion and discharge of other construction-related pollutants that could contaminate nearby water resources. The Project Site is more than 1 acre therefore, the developer is required to provide an SWPPP. The SWPPP will also address post-construction measures for water quality protection.  Low Impact Development and Water Quality Management Plan: The project will be required to retain Urban Runoff onsite in conformance with local ordinance.

Based on the report by CalEEMod, the construction activities would have less than significant regional air quality impact and a less than significant localized impact.

3.3 Project Operations
Brandywine Homes proposes to develop on underutilized commercial land to create residential housing in the city of Glendora. Brandywine is a southern California residential developer which primarily focuses on infill development sites.

The project site in Glendora is designed to accommodate for the development of 39 residential-dwelling units as townhome condominiums, ranging from one to three stories.

The project would include activities typical of residential development, such as landscape maintenance, daily vehicle trips as residents leave and return, street cleaning on private streets, and common area recreational activities. The population increase from the proposed project relies on the assumption that each dwelling unit would contain 3 people (Glendora average), increasing the population 117 people with 39 dwelling units.

Operation of the Proposed Project would require electricity for multiple purposes, including cooling, lighting, appliances, and various equipment. Project operation would require natural gas for various purposes, including water heating and natural gas appliances. During operation, most of the fuel consumption resulting from the proposed Project would involve the use of motor vehicles for residential Item #6. Page 82
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use. Petroleum fuel consumption associated with motor vehicles traveling to and from the Project Site is a function of VMT as a result of the Project operation.

3.4 Project Approvals
The following approvals and permits are required from the City of Glendora to implement the Proposed Project:
o CEQA compliance documents.
o Specific Plan Amendment/Zone Change to rezone the Project Site from Route 66 Service Commercial (RT66-RSC) to Route 66 Residential (RT66-CRR).
o Development Plan Review to construct 39-unit three-story, townhome condominiums with attached garages and associated surface parking and landscaping on 1.85 acres of land consisting of two parcels.
o Vesting Tentative Tract Map No. 84292 to consolidate two existing parcels into one lot for a 39-unit residential condominium subdivision project.

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Figure 1: Regional Vicinity
Source: Google Maps
Project Location (Not to Scale)

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Figure 2: Site Location – Aerial View
Source: Google Maps
Project Location (Not to Scale)
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Figure 3: Existing General Plan Designation Map
Source: City of Glendora
Project Location (Not to Scale)
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Figure 4: Existing Zoning Map
Source: City of Glendora
Project Location (Not to Scale)
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Figure 5: Proposed Zoning Map
Source: City of Glendora
Project Location (Not to Scale)
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Figure 6: Conceptual Site Plan
Source: KTGY
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Figure 7: Typical Building Elevations
Source: KTGY
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Figure 8: Schematic Wall and Fence Plan
Source: studio PAD
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Figure 9: Landscape Plan
Source: studio PAD
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Figure 10: Open Space Plan
Source: studio PAD
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Figure 11: Preliminary Grading Plan
Source: C&V Consulting, Inc.

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Figure 12: Preliminary Utility Plan
Source: C&V Consulting, Inc.

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4 ENVIRONMENTAL IMPACTS

4.1 Aesthetics
Environmental Setting
The Project Site is located on the north side of East Route 66 between South Pasadena Avenue and South Glenwood Avenue. The Proposed Project would be constructed on two vacant parcels previously used as an auto center and truck storage yard. The Project Site is zoned Route 66 Service Commercial (RT66-RSC) and has a General Plan land use designation of Route 66 Corridor Specific Plan.

The RT66-RSC zone is intended to provide for a variety of smaller-scale commercial, office and light industrial uses. The Project Site will be rezoned to Central Route 66 Residential (RT66-CRR) which allows for residential development in the Specific Plan area. Surrounding uses consist of a railroad corridor and residential to the north, commercial uses to the east and west, and a mix of commercial and residential uses to the south.

Regulatory Framework
California Scenic Highways
The California Department of Transportation (Caltrans) manages the State Scenic Highway Program. Caltrans provides guidance to local government agencies, community organizations and citizens that are pursuing the official designation of a State Scenic Highway.

In 1963, Senate Bill 1467 (Farr) added § 260 through 263 to the Streets and Highways Code. In these statutes the State proclaims intent to:
“…establish the State's responsibility for the protection and enhancement of California's natural scenic beauty by identifying those portions of the State highway system which, together with adjacent scenic corridors, require special conservation treatment." (Scenic corridors consist of land that is visible from, adjacent to, and outside the highway right-of-way, and is comprised primarily of scenic and natural features. Topography, vegetation, viewing distance, and/or jurisdictional lines determine the corridor boundaries.)
Existing law provides Caltrans with full possession and control of all State highways.

This legislation places the Scenic Highway Program under the stewardship of Caltrans.

The legislation further declares the intent of the State to assign responsibility for the regulation of land use and development along scenic highways to the appropriate State and local governmental agencies. A county highway Item #6. Page 96
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component was later added to the Scenic Highway Program in §154 of the Streets and Highways Code.

Route 66 Design Guidelines
The Project Site is located within the Route 66 Corridor Specific Plan. The Specific Plan sets forth specific design guidelines for new commercial and residential development along Route 66. The Design Guidelines provide a general framework for assessing compatibility of proposed development with the surrounding community, including guidelines for site planning, parking, landscaping, walls and fences, screening, lighting and architecture.

Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporate
d
Less Than
Significant
Impact
No Impact
or Does
Not Apply
I. AESTHETICS: Except as provided in PRC § 21099, would the project:
a) Have a substantial adverse effect on a
scenic vista? X
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within
a state scenic highway?
X
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c) In nonurbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those that
are experienced from a publicly accessible
vantage point). If the project is in an
urbanized area, would the project conflict
with applicable zoning and other
regulations governing scenic quality?
X
d) Create a new source of substantial light
or glare which would adversely affect day
or nighttime views in the area?
X
Discussion
a) Have a substantial adverse effect on a scenic vista? No Impact. The State CEQA Guidelines do not provide a definition of what constitutes a “scenic vista” or “scenic resource” or a reference as to from what vantage point(s) the scenic vista and/or resource, if any, should be observed.

Scenic resources are typically landscape patterns and features that are visually or aesthetically pleasing and that contribute affirmatively to the definition of a distinct community or region such as trees, rock outcroppings, and historic buildings.

A scenic vista is generally identified as a public vantage viewpoint that provides expansive views of a highly valued landscape for the benefit of the general public. Common examples may include a public vantage point that provides expansive views of undeveloped hillsides, ridgelines, and open space areas that provide a unifying visual backdrop to a developed area.

The City of Glendora is located south of the San Gabriel Mountains in Los Angeles County. As such, parts of Glendora are considered scenic, including undeveloped hillsides, open spaces, and ridgelines of the San Gabriel Mountains in the City’s northern boundary and beyond, which provide a backdrop to the City’s urban environment. The dominant scenic vista associated with the Project Site are the backdrop of these mountains. The City’s General Plan (Community Plan 2025) considers the mountain backdrops as significant visual features.

The Project Site is located in the southern portion of the city. It does not contain a scenic vista nor are there any designated publicly accessible scenic vistas in the vicinity of the Project Site where the Proposed Project would disrupt the view.

Therefore, potential impacts associated with scenic vistas would be less than significant, and no mitigation would be required.
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Item #6. Page 98
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No Impact. Scenic highways are designated as such because the traverse areas of distinctive natural beauty. According to the Caltrans California State Scenic Highway System Map (Caltrans 2023), that portion of East Route 66 which passes through the Glendora city limit is not designated as a scenic highway, nor is that portion of East Route 66 identified as having potential for future designation as a state scenic highway.

The Project Site is also located in an urbanized area of the city, surrounded by developed commercial and residential properties. It is not located within the hillside area of the city and does not contain any scenic resources such as rock outcroppings. It also does not contain any buildings potentially eligible as a historic resource. Therefore, no impacts associated with scenic resources within a state scenic highway would occur, and no mitigation would be required. c) In nonurbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Less than Significant Impact. The Project will not substantially degrade the existing visual character or quality of the site and its surroundings. The Project Site is located in an urbanized area within the Route 66 Corridor Specific Plan. The Project would replace a vacant automobile sales and service lot with cohesively designed residential development. The Proposed Project is consistent with the intended land use for the area, and it is compatible with the surrounding uses. The Proposed Project would change the visual character of the Project Site, which is currently vacant, by adding six new three-story residential buildings with a mix of townhomes and single level units. The Proposed Project complies with GMC Chapter 20.10, Article V, Route 66 Corridor Design Guidelines, and will be consistent and compatible with existing and proposed commercial and residential development in areas planned for those uses. The height of the proposed building will be 39’-9”. The Proposed Project maintains a minimum 15- foot landscaped setback along East Route 66. The facility will provide 16,600 SF of open space where 15,600 is required. In addition, the Project would provide rightof-way improvements along the Project’s frontage of East Route 66 as required in the Specific Plan. The resulting aesthetic would be more organized and unified compared to the existing conditions. While the Project will markedly change the visual quality of the Project Site, it would not degrade the existing visual character or quality of the site or surroundings. Impacts would be less than significant. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Less than Significant Impact. The Project Site is located within the Route 66 Corridor Specific Plan corridor. The Proposed Project would introduce new Item #6. Page 99
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sources of nighttime light and glare into the area from improved street lighting and additional security lighting at the Project Site. However, all lighting at the Project Site would be consistent with the requirements in the GMC Chapter 20.10, Article V, which includes parking lot light design be chosen to confine light spread within the site boundaries.

Therefore, potential impacts associated with light and glare would be less than significant.

Mitigation Measures
No mitigation measures associated with impacts to Aesthetic apply to the Proposed Project.

Conclusion
There will be no impacts of the Proposed Project associated with Aesthetics, and no mitigation would be required.

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4.2 Agriculture and Forestry Resources
Environmental Setting
The Project Site is located on the north side of Route 66, south of the Foothill A Line (Metro Gold Line) and BNSF railways. The Proposed Project would be constructed on two vacant parcels previously used as an auto center and truck storage yard.

The Project Site is zoned Route 66 Service Commercial (RT66-RSC) and has a General Plan land use designation of Route 66 Corridor Specific Plan. The RT66- RSC zone allows for a variety of commercial, residential, and other service-related uses. The Project Site will be rezoned to Central Route 66 Residential (RT66-CRR) which allows for residential development in the Specific Plan area.

According to the California Department of Conservation Farmland Mapping and Monitoring Program (FMMP) the Project Site is identified as Urban and Built-up Land (Figure 13 – Project Site Agricultural Designation). FMMP identifies Urban and Built Up as “Land occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10-acre parcel. This land is used for residential, industrial, commercial, construction, institutional, public administration, railroad and other transportation yards, cemeteries, airports, golf courses, sanitary landfills, sewage treatment, water control structures, and other developed purposes.”
On site soils as identified by the U.S. Department of Agriculture, Natural Resources Conservation Service (USDA-NRCS) Soil Survey data sets are identified in Table 3 - On-Site Soils Classification and are depicted on Figure 14 – Soil Map.

Table 3 - On-Site Soils Classification
Map Unit
Symbol Map Unit Name
1002 Urban Land – Palmview-Tujunga complex, 0 to 5 percent slopes
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Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
II. AGRICULTURE AND FORESTRY RESOURCES:

In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.

Would the project:
a) Convert Prime Farmland, Unique
Farmland or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to nonagricultural use?
X
b) Conflict with existing zoning for
agricultural use or a Williamson Act
contract?
X
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in PRC
§12220(g)), timberland (as defined by PRC
§4526), or timberland zoned Timberland
Production (as defined by Government
Code §51104(g))?
X
d) Result in the loss of forest land or
conversion of forest land to non-forest use? X
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) 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?
X
Discussion
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use?
No Impact. According to the California Department of Conservation Farmland Mapping and Monitoring Program (FMMP) and the County of Riverside GIS Map, the Project Site is identified as Urban and Built-up Land. FMMP identifies Urban and Built Up as land occupied by structures for residential, commercial, industrial, or other uses. Because the Project Site is not classified as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) as shown on the maps prepared pursuant to the FMMP, there would be no impact to convert such lands to nonagricultural use, and no mitigation would be required. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
No Impact. The Project Site is zoned Route 66 Service Commercial (RT66-RSC) and has a General Plan land use designation of Route 66 Corridor Specific Plan.

Agricultural uses are not permitted within the Route 66 Corridor Specific Plan area.

According to the California Department of Conservation, the Project Site does not have an active Williamson Act contract in place. Therefore, no impacts associated with existing zoning for agricultural use, or a Williamson Act contract would occur, and no mitigation would be required.
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in PRC §12220(g)), timberland (as defined by PRC §4526), or timberland zoned Timberland Production (as defined by Government Code §51104(g))?
No Impact. The Project Site is zoned Route 66 Service Commercial (RT66-RSC) and has a General Plan land use designation of Route 66 Corridor Specific Plan. The Proposed Project is consistent with the existing zoning and does not require rezoning of property where timberland or forestland currently exist or are permitted to be established. Therefore, no impacts associated with forest land or timberland would occur and no mitigation would be required.

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d) Result in the loss of forest land or conversion of forest land to non-forest use? No Impact. The Project would not result in the loss of forest land or conversion of forest land to non-forest use. The Project Site is not designated as forest land or timberland. The Project Site is relatively flat and is currently paved, with one palm tree in a landscape planter and no other landscape areas. Therefore, no impacts would occur, and no mitigation measures are required.
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or the conversion of forest land to non-forest use? No Impact. The Project will not involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland to a non-agricultural use because there are no parcels within the vicinity of the subject property that are designated as Farmland of any kind or used for agricultural purposes. Therefore, no impacts would occur, and no mitigation measures are required.

Mitigation Measures
No mitigation measures associated with impacts to Agriculture and Forestry Services apply to the Proposed Project.

Conclusion
There will be no impacts of the Proposed Project associated with Agriculture and Forestry Services, and no mitigation would be required.

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Figure 13: Project Site Agricultural Designation
Source: California Department of Conservation
-Project Location (Not to Scale)
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Figure 14: Soil Map
Source: Alta California Geotechnical, Inc. and Natural Resources Conservation Service Project Location
(Not to Scale)
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4.3 Air Quality
Ldn Consulting, Inc. performed an Air Quality Risk Assessment for the Proposed Project to assess potential impacts to air quality (Appendix A – 723-745 East Route 66 Multi-Family Residential Development Air Quality Screening Letter – City of Glendora, Ldn Consulting, Inc., December 8, 2023).

Regulatory Setting
Air pollutants are regulated at the national, state, and regional level. The United States Environmental Protection Agency (EPA) regulates at the national level under the Clean Air Act of 1970. It is responsible for setting and enforcing the National Ambient Air Quality Standards (NAAQS) for atmospheric pollutants. The California Air Resources Board (CARB), which is a part of the California Environmental Protection Agency, is responsible for the coordination and administration of both federal and state air pollution control programs within California. In this capacity, the CARB conducts research, sets the California Ambient Air Quality Standards (CAAQS), compiles emission inventories, establishes emission standards, develops suggested control measures, provides oversight of local programs, and prepares the State Implementation Plan. The South Coast Air Quality Management District (SCAQMD) is responsible for comprehensive air pollution control in the South Coast Air Basin. The SCAQMD develops rules and regulations, establishes permitting requirements for stationary sources, inspects emission sources, and enforces such measures through educational programs or fines, when necessary. The SCAQMD is directly responsible for reducing emissions from stationary, mobile, and indirect sources.

There are six common air pollutants, called criteria pollutants, which were identified from the provisions of the Clean Air Act of 1970. • Ozone (O3)
• Nitrogen Dioxide (NO2)
• Carbon Monoxide (CO)
• Sulfur Dioxide (SO2)
• Lead (Pb)
• Particulate Matter (PM10 and PM2.5)
The EPA and CARB designate air basins where ambient air quality standards are exceeded as “nonattainment” areas. If standards are met, the area is designated as an “attainment” area. If there is inadequate or inconclusive data to make a definitive attainment designation, they are considered “unclassified.” National nonattainment areas are further designated as marginal, moderate, serious, severe, or extreme as a function of deviation from standards.

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The Project Site is in the City of Glendora, which is part of the South Coast Air Basin (SCAB) that includes the non-desert portions of Los Angeles, Riverside, and San Bernardino Counties and all of Orange County. The SCAQMD’s 2022 Air Quality Management Plan (AQMP) assesses the attainment status of the SCAB. The 2022 AQMP builds upon measures already in place from previous AQMPs. It also includes a variety of additional strategies such as regulation, accelerated deployment of available cleaner technologies (e.g., zero emission technologies, when cost-effective and feasible, and low NOx technologies in other applications), best management practices, co-benefits from existing programs (e.g., climate and energy efficiency), incentives, and other Clean Air Act measures to achieve the 2015 8-hour ozone standard. The 2022 AQMP was approved and adopted by CARB on January 26, 2023.

Environmental Setting
The South Coast Air Basin is a 6,600-square-mile coastal plain bounded by the Pacific Ocean to the southwest and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east. The ambient concentrations of air pollutants are determined by the amount of emissions released by sources and the atmosphere’s ability to transport and dilute such emissions. Natural factors that affect transport and dilution include terrain, wind, atmospheric stability, and sunlight. Therefore, existing air quality conditions in the area are determined by such natural factors as topography, meteorology, and climate, in addition to the amount of emissions released by existing air pollutant sources.

Atmospheric conditions such as wind speed, wind direction, and air temperature gradients interact with the physical features of the landscape to determine the movement and dispersal of air pollutants. The topography and climate of Southern California combine to make the Basin an area of high air pollution potential. The Basin is a coastal plain connecting broad valleys and low hills, bounded by the Pacific Ocean to the west and high mountains around the rest of the perimeter. The general region lies in the semi-permanent high-pressure zone of the eastern Pacific, resulting in a mild climate tempered by cool sea breezes with light average wind speeds.

The usually mild climatological pattern is disrupted occasionally by periods of extremely hot weather, winter storms, or Santa Ana winds. During the summer months, a warm air mass frequently descends over the cool, moist marine layer produced by the interaction between the ocean’s surface and the lowest layer of the atmosphere. The warm upper layer forms a cap over the cool marine layer and inhibits the pollutants in the marine layer from dispersing upward. In addition, light winds during the summer further limit ventilation. Furthermore, sunlight triggers the photochemical reactions that produce ozone. The region experiences more days of sunlight than any other major urban area in the nation except Phoenix (SCAQMD, 2007).

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Local Air Quality
The air quality at any site is dependent on the regional air quality and local pollutant sources. Regional air quality is determined by the release of pollutants throughout the air basin. Estimates of the existing emissions in the Basin provided in the 2022 AQMP indicate that collectively, mobile sources account for 46 percent of the VOC, 85 percent of the NOx emissions, 89 percent of the CO emissions and 29 percent of directly emitted PM2.5, with another 18 percent of PM2.5 from road dust.

The SCAQMD has divided the South Coast Air Basin into 38 air-monitoring areas with a designated ambient air monitoring station representative of each area.

The Project Site is in the East San Gabriel Valley Air Monitoring Area (Area 9). The nearest air monitoring station to the Project Site is the Glendora Monitoring Station.

The Glendora Monitoring Station is located approximately 1.05 miles northeast of the Project Site. However, it should be noted that due to the air monitoring station distance from the Project Site, recorded air pollution levels at the air monitoring station reflect with varying degrees of accuracy, local air quality conditions at the Project Site.

Project Design Features
The California Air Resources Board (CARB) regulations require that – starting in 2012 – all off-road equipment produced needs to meet the basic requirements for Tier 4 compliance (Tier 4 Interim) (CARB, 2023). Off-road equipment fleets are managed by CARB and are typically based on total horsepower owned.

Owners are limited to what types of equipment they must maintain as their fleet and can include equipment from rental companies. After 2023, no fleet owner can add equipment less than Tier 3 to their fleet (California Air Resources Board, 2022).

As a Project Design Feature (PDF), the Project would ensure that all construction equipment used onsite be rated Tier 3 or better which means that the equipment manufacture date would be no later than 2006.

PDF-AQ-1 - Project-related construction equipment shall use 100% precent Tier 3 construction equipment with diesel particulate filters (DPF) or better as defined by United States Environmental Protection Agency (EPA) / California Air Resources Board (CARB) standards. The grading contractor shall submit a letter to the City of Glendora committing to this requirement.

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Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporate
d
Less Than
Significant
Impact
No Impact
or Does Not
Apply
III. 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:
a) Conflict with or obstruct implementation of
the applicable air quality plan? X
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard?
X
c) Expose sensitive receptors to substantial
pollutant concentrations? X
d) Result in other emissions (such as those
leading to odors adversely affecting a
substantial number of people?
X
Discussion
a) Conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact. The Proposed Project would not conflict with or obstruct implementation of the SCAQMD Air Quality Management Plan (AQMP).

SCAQMD Air Quality Management Plan
The California Environmental Quality Act (CEQA) requires a discussion of any inconsistencies between a Proposed Project and applicable General Plans and Regional Plans (CEQA Guidelines §15125). The regional plan that applies to the Proposed Project includes the SCAQMD AQMP. This section discusses any potential inconsistencies of the Proposed Project with the AQMP. If the decisionmakers determine that the Proposed Project is inconsistent, the lead agency may consider project modifications or inclusion of mitigation to eliminate the inconsistency.

The SCAQMD CEQA Handbook states that "New or amended General Plan Elements (including land use zoning and density amendments), Specific Plans, Item #6. Page 110
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and significant projects must be analyzed for consistency with the AQMP." Strict consistency with all aspects of the plan is usually not required. A Proposed Project should be considered to be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The SCAQMD CEQA Handbook identifies two key indicators of consistency:

Criterion 1: Whether the project will result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP.

Criterion 2: Whether the project will exceed the assumptions in the AQMP in 2022 or increments based on the year of project buildout and phase.

Criterion 1 - Increase in the Frequency or Severity of Violations? Based on the air quality modeling analysis contained in Appendix A, neither shortterm construction impacts, nor long-term operations would result in significant impacts based on the SCAQMD regional and local thresholds of significance.

Therefore, the Proposed Project is not projected to contribute to the exceedance of any air pollutant concentration standards and is found to be consistent with the AQMP for Criterion 1.

Criterion 2 - Exceed Assumptions in the AQMP?
Consistency with the AQMP assumptions is determined by performing an analysis of the Proposed Project with the assumptions in the AQMP. The emphasis of this criterion is to ensure that the analyses conducted for the Proposed Project are based on the same forecasts as the AQMP. The 2020-2045 Regional Transportation/Sustainable Communities Strategy prepared by SCAG (2020) includes chapters on: the challenges in a changing region, creating a plan for our future, and the road to greater mobility and sustainable growth. These chapters currently respond directly to federal and state requirements placed on SCAG. Local governments are required to use these as the basis of their plans for purposes of consistency with applicable regional plans under CEQA. For this Project, the City of Glendora Land Use Plan defines the assumptions that are represented in the AQMP.

The Project Site has an existing land use designation of Route 66 Corridor Specific Plan in the City’s General Plan. The Proposed Project includes a Specific Plan Amendment and Zone Change to change the Project Site zoning from Route 66 Service Commercial (RT66-RSC) to Central Route 66 Residential (RT66-CRR). As the Proposed Project is a residential townhome development, it is not currently consistent with the existing land use and zoning designations. However, once the Specific Plan Amendment and Zone Change are approved, the project would be consistent with the general plan and zoning designations. Although the Proposed Project, Specific Plan Amendment, and Zone Change may initially result Item #6. Page 111
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in an inconsistency with the AQMP on paper, the inconsistency would not necessarily constitute a conflict with the AQMP. The SCAQMD acknowledges that strict consistency with all aspects of the AQMP is not required in order to make a finding of no conflict. Rather, a project is considered to be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The Proposed Project would implement contemporary energy-efficient technologies and regulatory/operational programs required per Title 24, CALGreen and City standards. Generally, compliance with SCAQMD emissions reductions and control requirements also act to reduce project air pollutant emissions. In combination, Proposed Project emissions-reducing design features and regulatory/operational programs are consistent with and support overarching AQMP air pollution reduction strategies. Project support of these strategies promotes timely attainment of AQMP air quality standards and would bring the project into conformance with the AQMP. Therefore, the Proposed Project is not anticipated to exceed the AQMP assumptions for the Project Site and is found to be consistent with the AQMP for the second criterion.

Based on the above, the Proposed Project will not result in an inconsistency with the SCAQMD AQMP. A less than significant impact will occur, and no mitigation will be required.
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
Less Than Significant Impact. Air pollution is largely a cumulative impact resulting from emissions generated over a large geographic region. The nonattainment status of regional pollutants is a result of past and present development, and the SCAQMD develops and implements plans for future attainment of ambient air quality standards. Based on these considerations, project-level thresholds of significance for criteria pollutants are used to determine whether a project’s individual emissions would have a cumulatively considerable contribution to air quality. If a project’s emissions exceeded the SCAQMD’s significance thresholds, it could be considered to have a cumulatively considerable contribution.

Conversely, projects that do not exceed the project-specific thresholds are generally not considered to be cumulatively significant. Regional screening thresholds for construction and daily operations are shown in Table 4 – City of Glendora Regional Air Quality Significance Thresholds.

Table 4 – City of Glendora Regional Air Quality Significance Thresholds Pollutant Total Emissions – Pounds per Day (lb/day)
Respirable Particulate Matter (PM10 and PM2.5) 150 and 55 Item #6. Page 112
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Nitrogen Oxide (Nox) – Construction 100
Nitrogen Oxide (Nox) – Operations 55
Sulfur Oxide (Sox) 150
Carbon Monoxide (CO) 550
Volatile Organic Compounds (VOCs) – Construction 75
Volatile Organic Compounds (VOCs) – Operations 55
The Project Site is in the SCAB, which has been designated by the EPA as a nonattainment area for ozone (O3) and suspended particulates (PM2.5). Currently, the Basin is in attainment with the ambient air quality standards for carbon monoxide (CO), lead, sulfur dioxide (SO2), suspended particulate matter (PM10), and nitrogen dioxide (NO2).

CalEEMod, Version 2022.1, was used to estimate emissions from construction and operation of the project. The following discussion summarizes the quantitative project-generated construction and operational emissions and impacts that would result from implementation of the project. Detailed assumptions and results of this analysis are provided in Appendix A. Based on the analysis provided in Appendix A, the Proposed Project would result in short-term emissions from construction associated with grading, building construction, paving, and architectural coating. The Proposed Project would also generate operational emissions associated with new vehicle traffic and energy use.

Construction Impacts
Construction activities associated with the Proposed Project would result in emissions of reactive organic gases (ROG), nitrogen oxides (Nox), carbon (CO), sulfur dioxide (SO2), PM10, and PM2.5, however, none are above the SCAQMD thresholds, as shown in Table 5 – Expected Construction Emissions Summary (lb/day) Therefore, potential impacts associated with construction emissions would be less than significant, and no mitigation would be required.

Table 5 – Expected Construction Emissions Summary (lb/day) ROG Nox CO SO2 PM10 PM2.5
Construction Emissions 29.5 12.8 15.6 0.03 3.35 1.78
City Screening Threshold 75 100 550 150 150 55
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Exceeds Screening Threshold No No No No No No
LST at 100 meters from Project
(nearest sensitive receptor)
159 1,914 34 9
Exceeds LST Screening
Threshold
No No No No
Operational Impacts
Operational activities associated with the Proposed Project would result in emissions of ROG, Nox, CO, SO2, PM10, and PM2.5, however, none are above the SCAQMD thresholds as shown in Table 6 – Regional Operational Pollutant Emissions.

Table 6 – Expected Daily Operational Air Quality Emissions ROG Nox CO Sox PM10 PM2.5
Summer Scenario
Operational Emissions (Lb/Day) 2.5 1.23 13.3 0.03 2.28 0.61 City Screening Threshold 55 55 550 150 150 55
Localized Significance Threshold - 159 1,914 - 34 9
Exceeds Either Threshold No No No No No No
Winter Scenario
Operational Emissions (Lb/Day) 1.21 0.95 10.8 1.21 2.26 0.59 City Screening Threshold 55 55 550 150 150 55
Localized Significance Threshold - 159 1,914 - 34 9
Exceeds Either Threshold No No No No No No
Daily pollutant generation assumes trip distances and defaults within CalEEMod Since the Proposed Project would not introduce any substantial stationary sources of emissions, CO is the benchmark pollutant for assessing local area air quality impacts from post-construction motor vehicle operations. No violations of the state and federal CO standards are projected to occur, based on the magnitude of traffic the Proposed Project is anticipated to generate. Operation of the Proposed Project would not result in a cumulatively considerable net increase for nonattainment of criteria pollutants or ozone precursors. Therefore, potential impacts associated with regional air quality would be less than significant, and no mitigation would be required.

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c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact. Those who are sensitive to air pollution include children, the elderly, and persons with preexisting respiratory or cardiovascular illnesses. For purposes of CEQA, the SCAQMD considers a sensitive receptor to be a location where a sensitive individual could remain for 24 hours, such as residences, hospitals, or convalescent facilities (South Coast Air Quality Management District 2008). Commercial and industrial facilities are not included in the definition because employees do not typically remain on-site for 24 hours.

Project-related construction and operational air emissions may have the potential to exceed the State and Federal air quality standards in the vicinity of the Project Site, even though these pollutant emissions would not be significant enough to create a regional impact to the SCAB. In order to assess local air quality impacts the SCAQMD has developed Localized Significant Thresholds (LSTs) to assess the Proposed Project-related air emissions. The SCAQMD has also provided Final Localized Significant Threshold Methodology (LST Methodology), June 2003, which details the methodology to analyze local air emission impacts.

The emission thresholds were calculated based on the East San Gabriel Valley (SRA) 9. LSTs are provided for project areas which could be best represented by any size ranging between 1 and 5 acres. Projects larger than this would be required to generate site specific LST models. The Project Site is 1.85 acres in size and was analyzed using the 1-acre mass look tables. Conservatively, modeling assumed 43 units as a worst-case scenario even though the Proposed Project only includes 39 residential units. A worst-case scenario is used to provide conservative results to show that under any condition, the actual Proposed Project will have a less than significant impact on the surrounding environment.

The Project boundary is roughly 100 meters from the nearest sensitive receptor to the west. Table 7 – LST Emission Thresholds (1-Acre Site) – lb/day, shows the worstcase project LST at the nearest receptor from the Project boundary (100 meters) (SCAQMD, 2009).

Table 7 – LST Emission Thresholds (1-Acre Site) – lb/day Pollutant LST @ 100 meters
CO 1,914
PM10 (Construction) 34
PM10 (Operation) 9
PM2.5 (Construction) 9
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PM2.5 (Operation) 3
NO2 (Corrected utilizing NO2/Nox Ratio) Construction
and Operation
159
Construction
The data provided in Table 5 – Expected Construction Emissions Summary (lb/day) shows that none of the analyzed criteria pollutants would exceed the local emissions thresholds during construction at the nearest sensitive receptors.

Therefore, potential impacts associated with significant exposure of sensitive receptors to substantial pollutant concentrations during construction would be less than significant, and no mitigation would be required.

Operations
Operational emissions from Area, Energy, Mobile sources are also calculated within CalEEMod. The program is largely based on default settings which are automatically populated throughout the model based on the imputed land use.

Southern California Edison averages for utility emissions were utilized for the calculations throughout the model. The model assumes that residential units include a mix of various hearth options. Since the Project would not install hearth options, all hearths were removed from the model.

CalEEMod utilized the proposed land use and then estimates worst-case air quality emissions from trip generations built into the model and includes vehicle emission rates from EMFAC. The EMFAC model is built into the CalEEMod software.

Estimates are provided for both the Summer and Winter operational months and are shown in Table 6. In addition, an LST comparison is provided as well.

The data provided in Table 6 shows that the on-going operations of the Proposed Project would not exceed SCAQMD local operational thresholds of significance.

Therefore, the on-going operations of the Proposed Project would create a less than significant operations-related impact to local air quality due to on-site emissions and no mitigation would be required.

Therefore, potential impacts associated with exposing sensitive receptors to substantial pollutant concentrations from operation of the Proposed Project would be less than significant, and no mitigation would be required. d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Less Than Significant Impact. The occurrence and severity of potential odor impacts depends on numerous factors. The nature, frequency, and intensity of the source; the wind speeds and direction; and the sensitivity of receiving location Item #6. Page 116
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each contribute to the intensity of the impact. Although offensive odors seldom cause physical harm, they can cause distress among the public and generate citizen complaints.

Potential sources that may emit odors during construction activities include the application of materials such as asphalt pavement. The objectionable odors that may be produced during the construction process are short-term in nature and the odor emissions are expected to cease upon the drying or hardening of the odor producing materials. Due to the short-term nature and limited amounts of odor producing materials being utilized, no significant impact related to odors would occur during construction of the Proposed Project. Diesel exhaust and VOCs would be emitted during construction of the project, which are objectionable to some; however, emissions would disperse rapidly from the Project Site and therefore should not reach an objectionable level at the nearest sensitive receptors.

Established requirements addressing construction equipment operations, and construction material use, storage, and disposal requirements act to minimize odor impacts that may result from construction activities. Moreover, constructionsource odor emissions would be temporary, short-term, and intermittent in nature and would not result in persistent impacts that would affect substantial numbers of people. Potential construction-source odor impacts are therefore considered less than significant.

The Proposed Project does not propose any uses or activities that could result in potentially significant operational-source odor impacts. Potential sources that may emit odors during the on-going operations of the Proposed Project would include odor emissions from the intermittent diesel delivery truck emissions and trash storage areas. Due to the distance of the nearest receptors from the Project Site and through compliance with SCAQMD’s Rule 402, no significant impact related to odors would occur during the on-going operations of the Proposed Project. Potential operational-source odor impacts are therefore considered less than significant.

Mitigation Measures
No mitigation measures associated with impacts to Air Quality apply to the Proposed Project.

Conclusion
The air quality impacts of the Proposed Project would be less than significant, and no Project-specific mitigation is required.

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4.4 Biological Resources
The Project Site consists of two parcels totaling 1.85 gross acres. The site is currently vacant, but previously developed with small commercial buildings and a large paved/gravel outdoor storage area previously used for automobile sales and storage. The surrounding area is developed with urban land uses including commercial, service, and residential.

Studio PAD performed an arborist tree survey for the Proposed Project to inform analysis of potential impacts to biological resources (Appendix B – 723-731 East Route 66, Glendora Residential Townhomes, Request for Arborist Tree Report, Studio PAD November 29, 2023).

Regulatory Setting
Given the urban environment, regulations governing biological resources for this Project include the following:

Migratory Bird Treaty Act
The federal Migratory Bird Treaty Act (MBTA) of 1918 (16 U.S.C 703-711) provides protection for nesting birds that are both residents and migrants whether they are considered sensitive by resource agencies. The MBTA makes it unlawful to take, possess, buy, sell, purchase, or barter any migratory bird listed under 50 CFR 10, including feathers or other parts, nests, eggs, or products, except as allowed by implementing regulations (50 CFR 21). The direct injury or death of a migratory bird, due to construction activities or other construction-related disturbance that causes nest abandonment, nestling abandonment, or forced fledging would be considered a take under federal law. The USFWS, in coordination with the California Department of Fish and Wildlife (CDFW) administers the MBTA. CDFW’s authoritative nexus to MBTA is provided in California Fish and Game Code (FGC) § 3503.5 which protects all birds of prey and their nests and FGC § 3800 which protects all non-game birds that occur naturally in the State.

Environmental Setting
The Project Site consists of two parcels totaling 1.85 gross acres. The site is currently vacant, but previously developed with small commercial buildings and a large paved/gravel outdoor storage area previously used for automobile sales and storage. The surrounding area is developed with urban land uses including commercial, service, and residential.

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Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
IV. BIOLOGICAL RESOURCES:

Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?
X
b) Have a substantial adverse effect on
any riparian habitat or other sensitive
natural community identified in local or
regional plans, policies, regulations or by
the California Department of Fish and
Wildlife or U.S. Fish and Wildlife Service?
X
c) Have a substantial adverse effect on
state or federally protected wetlands
(including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other
means
X
d) Interfere substantially with the
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites?
X
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e) Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?
X
f) Conflict with the provisions of an
adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or
other approved local, regional, or state
habitat conservation plan?
X
Discussion
a) Have a substantial adverse effect, either directly or through habitat modification, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No Impact. Implementation of the Proposed Project will have no significant impacts on Federal or State species known to occur in the general vicinity of the Project Site. No native undisturbed suitable habitat, soils or sensitive plant/wildlife species exist on or in the vicinity of the Project Site. As shown in Figure 2 – Site Location – Aerial View, the Project Site is in a highly urbanized area of the City and is fully developed. The Project Site is surrounded by a mix of commercial and residential uses. Therefore, no impact would occur, and no mitigation measures are necessary.
b) Have a substantial adverse effect on any riparian habitat or sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
No Impact. The Project Site is entirely developed and surrounded by extensive urban development. The Project Site does not contain any naturally occurring vegetation communities that could be considered as sensitive such as riparian or coastal sage scrub habitats. Therefore, the Proposed Project would not have any significant impacts related to riparian habitat or other sensitive natural community as identified in the City of Glendora Community Plan 2025. Therefore, the project will have no impacts on sensitive biological communities and no further environmental analysis is required.
c) Have a substantial adverse effect on state or federally protected wetlands (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? Item #6. Page 120
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No Impact. The Project Site does not contain any drainages or state or federally protected wetlands. Therefore, no impacts associated with wetlands would occur, and no mitigation would be required.
d) Interfere substantially with the movement of any native resident or fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less Than Significant Impact with Mitigation Incorporated. A wildlife corridor is defined as a linear landscape element which serves as a linkage between historically connected habitats/natural areas and is meant to facilitate movement between these natural areas. The Proposed Project will not interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites, because there are no such corridors or nursery sites within or near the Project Site. The site has sparse existing ornamental vegetation and one cluster of three California Fan Palm (Washingtonia filifera) trees that do not provide substantive vegetation for wildlife nesting or other activities.

Nevertheless, construction of the Proposed Project will comply with the Migratory Bird Treaty Act (MBTA) and California Fish and Game Codes 3503 and 3513. In order to comply with the Migratory Bird Treaty Act, the Applicant/Developer shall perform a general pre-construction nesting bird survey in compliance CDFW protocols, as outlined in mitigation measure MM BIO-1.

Therefore, potential impacts associated with movement of native wildlife would be less than significant with mitigation incorporated.
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? No Impact. The Project Site is located in an urbanized area within a mix of commercial and residential land uses. The Proposed Project complies with City of Glendora’s Community Plan 2025 policies or ordinances related to protecting biological resources or trees.

The arborist tree report (Appendix B) identified three California Fan Palm (Washingtonia filifera) trees on the property. This tree species is not on the City’s protected tree list and will be removed as part of the Proposed Project. The existing off-site Junipers along the east edge of the project site (as noted below) are planted against an existing masonry wall. The new proposed development would replace the existing wall with a new masonry wall. The existing Junipers would be protected in place and their roots maintained with the removal and replacement of new wall footing. In the future construction document phase, the developer may request the assistance of an arborist as needed to provide care and maintenance specifications prior to the wall demolition and replacement.

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Therefore, no conflicts with local policies or ordinances protecting biological resources would occur, and no mitigation would be required. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
No Impact. The Project Site and its surroundings are built out and are not in a habitat conservation plan or natural community conservation plan identified by the California Department of Fish and Wildlife (2019) or in the City of Glendora Community Plan 2025 (City of Glendora 2008).

Therefore, no impact would occur, and no mitigation measures are necessary.

Mitigation Measures:

MM BIO-1:

In order to avoid violation of the MBTA and the California Fish and Game Code, site preparation activities (ground disturbance, construction activities, staging equipment, and/or removal of trees and vegetation) for the Project shall be avoided, to the greatest extent possible, during the nesting season of potentially occurring native and migratory bird species.

For many birds native to California, the nesting season is February through August.

If site-preparation activities are proposed during the nesting/breeding season, the Project proponent shall retain a qualified biologist to conduct a pre-activity field survey prior to the issuance of grading permits for the Project to determine if active nests of species protected by the MBTA or the California Fish and Game Code are present in the construction zone.

If active nests are not located within the Project Site and an appropriate buffer of 500 feet of an active listed species or raptor nest, 300 feet of other sensitive or protected bird nests (non-listed), or 100 feet of sensitive or protected songbird nests, construction may be conducted during the nesting/breeding season. However, if active nests are located during the pre-activity field survey, the Biologist shall immediately establish a conservative avoidance buffer surrounding the nest based on their best professional judgement and experience. The Biologist shall monitor the nest at the onset of project activities, and at the onset of any changes in such project activities (e.g., increase in number or type of equipment, change in equipment usage, etc.) to determine the efficacy of the buffer. If the Biologist determines that such project activities may be causing an adverse reaction, the Biologist shall adjust the buffer accordingly or implement alternative avoidance and minimization measures, such as redirecting or rescheduling construction or erecting sound barriers. All work within these Item #6. Page 122
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buffers will be halted until the nesting effort is finished (i.e., the juveniles are surviving independent from the nest). The on-site qualified biologist will review and verify compliance with these nesting avoidance buffers and will verify the nesting effort has finished. Work can resume within these avoidance areas when no other active nests are found. Upon completion of the survey and nesting bird monitoring, a report shall be prepared and submitted to the City of Banning for mitigation monitoring compliance record keeping.

Conclusion
The Proposed Project is required to comply mitigation measure MM BIO-1 to ensure that Project-specific impacts to nesting birds would be less than significant.

No other biological issues were identified with construction or operation of the Proposed Project.

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4.5 Cultural Resources
A Cultural and Paleontological Resources Assessment for the Proposed Project was performed for the Project in May 2024 (Appendix C - Cultural and Paleontological Resources Assessment for the Brandywine Glendora Project, Cogstone, May 2024).

Cultural resources include archaeological sites, buildings and other kinds of structures, historic districts, cultural landscapes, and resources important to specific ethnic groups.

Archaeological sites represent the material remains of human occupation and activity either prior to European settlement (indigenous sites) or after the arrival of Europeans (historical sites).

The historic "built environment" includes structures used for work, recreation, education, and religious worship, and may be represented by houses, factories, office buildings, schools, churches, museums, hospitals, bridges and other kinds of structures.

An historic district is any “geographically definable area, urban or rural, possessing a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united by past events or aesthetically by plan or physical development.

A district may also comprise individual elements separated geographically but linked by association or history” (36 CFR 60.3).

The National Park Service defines a cultural landscape as “a geographic area, including both cultural and natural resources and the wildlife or domestic animals therein, associated with a historic event, activity, or person or exhibiting other cultural or aesthetic values.”
Regulatory Setting
The National Historic Preservation Act (NHPA) of 1966, as amended and the California PRC (PRC), § 5024.1, are the primary federal and state laws and regulations governing the evaluation and significance of historical resources of national, state, regional, and local importance.

National Historic Preservation Act
Section 106 (Protection of Historic Properties) of NHPA requires federal agencies to consider the effects of their undertakings on historic properties. The Advisory Council on Historic Preservation, an independent federal agency, administers the Section 106 review process with assistance from State Historic Preservation Offices to ensure that historic properties are considered during federal project planning and implementation. The National Register of Historic Places (NRHP) is the nation's official list of buildings, structures, objects, sites, and districts worthy of preservation because of their significance in American history, architecture, archeology, engineering, and culture.

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California Register of Historical Resources
The California Register program encourages public recognition and protection of resources of architectural, historical, archeological and cultural significance, identifies historical resources for state and local planning purposes, determines eligibility for state historic preservation grant funding and affords certain protections under the California Environmental Quality Act. The California Register was established to serve as an authoritative guide to the state’s significant historical and archaeological resources (PRC § 5024.1). The California Office of Historic Preservation (OHP), as an office of the California Department of Parks and Recreation (DPR), implements the policies of the NHPA on a statewide level.

Environmental Setting
The Project site is currently developed with a vacant single-story commercial building and its associated improvements, including a large paved outdoor storage yard that was previously used for automobile sales and storage. The surrounding area is developed with urban land uses, including commercial, industrial, and residential uses.

Site History
The 1894 Pomona (1:62,500) USGS topographic quadrangle map of the Project area does not depict any built environment on the Project Site. A portion of the Atchison Topeka and Santa Fe Railroad was depicted adjacent to the northern Project area boundary. One small building is observed in the 1953 Glendora topographic quadrangle map (1:24,000) and is the first built environment observed on the Project Site. The 1964 aerial photograph of the Project area depicts one large building and one long rectangular building at the southeast corner of the Project site. The large building was demolished by 1978 (NETROnline 1964, 1978). The long rectangular building remains as the original portion of the building onsite in the present day. Between 1964 and 1972, the eastern portion of the present-day building was constructed, resulting in the current footprint (NETROnline 1972). Additionally, the Project Site was occupied from at least 1952 to sometime around 1968 as a coffee shop; however, the coffee shop building is no longer extant (Pasadena Independent 1952 and Independent Star-News 1968). The coffee shop building appears to have been demolished sometime between 1964 and 1970 (Stantec, Environmental Data Resources Aerial Photographs). In 1966, the Project Site address 723 East Alosta (AIN: 8646-029-009) was advertised as HONDA Glendora and George Dye Motors (The Los Angeles Times 1966). The Project Site was used for HONDA Glendora until sometime around 1992 when the Project Site was taken over by Andrew’s Auto Center LLC (Yelp, n.d.). Andrew’s Auto Center LLC was permanently closed sometime between 2015 and 2016 and was occupied by Paul’s Auto & RV Sales in 2016 to 2017. The easternmost end of the onsite building was assigned the address 731 East Route Item #6. Page 125
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66 (Google Maps, 2016, 2017). As of 2021 and continuously to present-day, the Project Site has been vacant (Google Maps, 2021, 2022).

Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
V. CULTURAL RESOURCES:

Would the project:
a) Cause a substantial adverse change in
the significance of a historical resource as
defined in 15064.5?
X
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to 15064.5?
X
c) Disturb any human remains, including
those interred outside of formal cemeteries? X
Discussion
a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
No Impact. A records search of the California Historical Resources Information System (CHRIS) from the South-Central Coastal Information Center (SCCIC) dated March 8, 2024, searched for historic records of the Project area with a half-mile search radius. Records indicate that no previous studies have been completed within the Project area and within a half-mile radius of the Project area. No cultural resources have been recorded within the Project area and within a half-mile search radius from the Project area (Appendix C, Table 3, May 2024). Additionally, a consultation with the Glendora Historical Society, dated April 9, 2024, reveals that the Historical Society does not consider the buildings within the Project site to be considered historically significant. The commercial building located at the Project site is the only historic built environmental resource within the Project area; however, the resource is recommended not eligible for listing in the California Register of Historical Resources (CRHR) at the national, state, and local level due to a lack of historic significance and lack of integrity (Appendix C, DPR 523 – Appendix F).

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The analysis in Appendix C evaluated the resources against federal and State historic criteria and determined that there are no historic resources as defined by CEQA that exist within the Project Site. Therefore, there would be no potential impacts associated with an adverse change to historical resource, and no mitigation would be required.
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
Less Than Significant Impact with Mitigation Incorporated. Archaeological sites represent the material remains of human occupation and activity either prior to European settlement (indigenous sites) or after the arrival of Europeans (historical sites). No archaeological resources were determined present on the Project Site.

The review of SCCIC record search results, review of historic USGS topographic quadrangle maps, and USDA aerial photographs assessed the Project area to have low sensitivity for buried prehistoric archaeological resources. However, there is a possibility that tribal cultural resources that are unknown to the SCCIC are present due to a positive SLF search.

While the Project area was determined to have low sensitivity for buried prehistoric archaeological resources, the possibility of tribal cultural resources that are unknown to the SCCIC may elevate the cultural sensitivity of the area. For this reason, Mitigation Measure CR-1 (MM CR-1) would apply to the Proposed Project to manage unanticipated discoveries of archaeological and Native American resources in order to reduce potential impacts to a less than significant level. c) Disturb any human remains, including those interred outside of formal cemeteries?
Less Than Significant Impact with Mitigation Incorporated. Based on the analysis of records and the archaeological survey of the property, it has been determined that the Project Site does not include a formal cemetery or any archaeological resources that might contain inferred human remains. Mitigation Measure CR-2 (MM CR-2) would apply to the Proposed Project in the unlikely event that human remains are encountered during project development. With the implementation with MM CR-2, potential impacts to unanticipated discovery of human remains will be reduced to a less than significant level.

Mitigation Measures
MM CR-1
In the event of an unanticipated discovery, all work must be suspended within 50 feet of the find until a qualified archaeologist evaluates it. Full-time cultural resources and Native American monitoring shall be required should the cultural sensitivity of the Project Area be enhanced by the results of government-to-government Native American consultation.

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MM CR-2
In the unlikely event that human remains are encountered during Project development, all work must cease near the find immediately.

In accordance with California Health and Safety Code Section 7050.5, the Los Angeles County Coroner must be notified if a potentially human bone is discovered. The Coroner will then determine within two working days of being notified if the remains are subject to his or her authority. If the Coroner determines that the remains are of Native American origin, the Coroner will notify the Native American Heritage Commission (NAHC) by phone within 24 hours, in accordance with PRC § 5097.98. The NAHC will then designate a Most Likely Descendant (MLD) with respect to the human remains. The MLD then will recommend to the property owner or the person responsible for the excavation work means for treating or disposing, with appropriate dignity, the human remains and associated grave foods. In the event that there is a disagreement regarding the disposition of the remains, State law will apply and a mediation with the NAHC will make the applicable determination (PRC § 5097.98(e) and 5097.94(k)). Work may not resume in the vicinity of the find until all requirements of the Health and Safety Code have been met.

Conclusion
Implementation of mitigation measures MM CR-1 and MM CR-2 would reduce the potential impacts of the Proposed Project associated with Cultural Resources to less than significant.

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4.6 Energy
Ldn Consulting, Inc. prepared an Energy Impact Analysis for the Proposed Project to assess potential impacts to energy (Appendix D – 723-745 East Route 66 MultiFamily Residential Development Energy Letter – City of Glendora, Ldn Consulting, Inc., December 3, 2023).

Regulatory Setting
Federal and state agencies regulate energy use and consumption through various means and programs. On the federal level, the United States Department of Transportation, the United States Department of Energy, and the United States Environmental Protection Agency are three federal agencies with substantial influence over energy policies and programs. On the state level, the California Public Utilities Commission (CPUC) and the California Energy Commissions (CEC) are two agencies with authority over different aspects of energy. A full list of relevant energy regulations is provided in the analysis in Appendix D. The discussion below provides a summary of key standards relative to this Project.

Building Energy Efficiency Standards
The California Building Energy Efficiency Standards for Residential and Nonresidential Buildings (California Code of Regulations, Title 24, Part 6) were established in 1978 to ensure that building construction and system design and installation achieve energy efficiency and preserve outdoor and indoor environmental quality. The current 2022 Building Energy Efficiency Standards became effective on January 1, 2023. The core focus of the building standards has been efficiency, expanded solar standards, and the move to onsite energy storage that will help Californians save on utility bills while bolstering the grid.

The 2022 Energy Code update focuses on four key areas in new construction of homes and businesses:
 Encouraging electric heat pump technology and use, which consumes less energy and produces fewer emissions than traditional HVACs and water heaters.
 Establishing electric-ready requirements when natural gas is installed, which positions owners to use cleaner electric heating, cooking and electric vehicle (EV) charging options whenever they choose to adopt those technologies.
 Expanding solar photovoltaic (PV) system and battery storage standards to make clean energy available onsite and complement the state’s progress toward a 100 percent clean electricity grid.
 Strengthening ventilation standards to improve indoor air quality.

The 2019 California Green Building Standards Code (California Code of Regulations, Title 24, Part 11), commonly referred to as the CALGreen Code, went into effect on January 1, 2020. The CALGreen Code is intended to reduce Item #6. Page 129
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greenhouse gas emissions from buildings; promote environmentally responsible, cost-effective, healthier places to live and work; reduce energy and water consumption; and respond to the environmental directives of the State. The 2019 CALGreen Code includes mandatory measures for non-residential development related to site development; energy efficiency; water efficiency and conservation; material conservation and resource efficiency; and environmental quality.

Environmental Setting
Energy use directly relates to environmental quality since it can adversely affect air quality and generate greenhouse gas emissions that contribute to climate change, especially through the combustion of fossil fuels. Electrical power is generated through a variety of sources, including fossil fuel combustion, hydropower, wind, solar, biofuels, and others. Natural gas is widely used to heat buildings, prepare food, and fuel vehicles. Transportation generally uses petroleum-based fuels, such as diesel and gasoline, and fuel consumption is related to the mode of transportation, vehicle fuel efficiency, and vehicle miles traveled. Construction and routine operation and maintenance of transportation infrastructure also consume energy.

California is one of the nation’s leading energy-producing states and California’s per capita energy use is among the nation’s most efficient. California’s estimated annual energy use as of 2022 included:
 Approximately 287,220 gigawatt hours of electricity
 Approximately 2,056,267 million cubic feet of natural gas  Approximately 23.2 billion gallons of transportation fuel (for the year 2015) Item #6. Page 130
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Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
VI. ENERGY:

Would the project:
a) Result in a potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project
construction or operation?
X
b) Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
X
Discussion
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Less Than Significant Impact. The Proposed Project would not result in potentially significant environmental impacts due to wasteful, inefficient, or unnecessary consumption of energy resources, during Project construction or operation.

Information from the CalEEMod version 2022.1 output (Appendix D) was utilized to generate estimates of the Proposed Project’s electricity, natural gas, and fuel consumption for construction and operational aspects of the Proposed Project.

Project electricity would be provided by Southern California Edison (SCE). SCE is an investor-owner public utility operating as a subsidiary of Edison International.

As of 2022, SCE’s energy comes from 8.4% Nuclear, 0.1% Biomass and Waste, 5.5% Geothermal, 15.1% Solar, 9.4% Wind, 15.2% Natural Gas, 0.8% Eligible Hydroelectric, 3.3% Large Hydroelectric, and 42% unspecified sources. Natural gas would be provided to the project by Southern California Gas (SoCalGas).

Project-related vehicle trip energy consumption will be predominantly gasoline and diesel fuel. Gasoline (and other vehicle fuels) are commercially provided commodities and would be available to the patrons and employees of the Proposed Project via commercial outlets.

Construction Energy
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Construction of the proposed project will include demolition, site preparation, grading, building construction, paving, and application of architectural coatings.

The Proposed Project is anticipated to start construction in June 2025 with completion estimated by mid-2026. It is anticipated to be operational in 2025. The modeling assumed 43 residential units as a worst-case scenario, which is more than the 39 residential units proposed in the project scope. A worst-case scenario is used to provide conservative results to show that under any condition, the actual Proposed Project will have a less than significant impact on the surrounding environment.

Energy usage for construction equipment is best estimated using total horsepower hours and an assumed thermal efficiency of 30%. The most common measure of the energy efficiency of a tractor is referred to here as “specific volumetric fuel consumption” (SVFC), which is given in units of gallons per horsepower-hour (gal/hp-h). SVFC for diesel engines typically ranges from 0.0476 to 0.1110 gal/hph. Inverting these numbers yields a range of between 12-21 hp-h/gal. Over the last 30 years, fuel efficiency at maximum power has increased from roughly 14.5 to 16.5 hp-h/gal (VirginiaTech, 2010).

Fuel consumed by construction equipment would be the primary energy resource expended over the course of project construction. The construction is anticipated to be completed in one phase. Project construction would represent a “single event” diesel fuel demand and would not require on‐going or permanent commitment of diesel fuel resources once construction is completed. The Proposed Project’s estimated energy consumption during construction is provided in Appendix D. In summary, the usage was estimated as follows:
 Construction Equipment Fuel Consumption Estimates: 22,075.27 gallons of diesel fuel. Based on an estimated total of 364,242 h-ph.  Construction Worker, Vendor, and Haulage Fuel Consumption Estimates - 8,275.70 gallons. Based on an estimated 134,564 miles traveled.

Construction equipment used over the approximately twelve-month construction phase would conform to CARB regulations and California emissions standards.

There are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities; or equipment that would not conform to current emissions standards (and related fuel efficiencies). Equipment employed in construction of the project would therefore not result in inefficient, wasteful, or unnecessary consumption of fuel.

The Proposed Project would utilize construction contractors which practice compliance with applicable CARB regulation regarding retrofitting, repowering, or replacement of diesel off-road construction equipment. Additionally, CARB has adopted the Airborne Toxic Control Measure to limit heavy-duty diesel motor vehicle idling in order to reduce public exposure to diesel particulate matter and Item #6. Page 132
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other Toxic Air Contaminants. Compliance with these measures would result in a more efficient use of construction-related energy and would minimize or eliminate wasteful or unnecessary consumption of energy. Idling restrictions and the use of newer engines and equipment would result in less fuel combustion and energy consumption.

Additionally, as required by California Code of Regulations Title 13, Motor Vehicles, § 2449(d)(3) Idling, limits idling times of construction vehicles to no more than five minutes, thereby minimizing or eliminating unnecessary and wasteful consumption of fuel due to unproductive idling of construction equipment.

Enforcement of idling limitations is realized through periodic site inspections conducted by City building officials, and/or in response to citizen complaints.

Therefore, potential impacts associated with wasteful, inefficient, or unnecessary consumption of energy resources during construction of the Proposed Project would be less than significant, and no mitigation would be required.

Operations
Energy consumption in support of or related to project operations would include transportation energy demands (energy consumed by employee and patron vehicles accessing the Project Site) and facilities energy demands (energy consumed by building operations and site maintenance activities).

The Proposed Project is anticipated to generate 263 trips per day and consume an estimated 4,746 gallons of fuel per year for the operation of the Proposed Project (Appendix D). Trip generation and VMT generated by the Proposed Project are consistent with other similar industrial uses of similar scale and configuration. That is, the Proposed Project does not propose uses or operations that would inherently result in excessive and wasteful vehicle trips and VMT, nor associated excess and wasteful vehicle energy consumption. Furthermore, the state of California consumed approximately 4.2 billion gallons of diesel and 15.1 billion gallons of gasoline in 2015. The increase in fuel consumption from the Proposed Project is insignificant in comparison to the State’s demand. Therefore, project transportation energy consumption would not be considered wasteful, inefficient, or otherwise unnecessary.

Building operation and site maintenance (including landscape maintenance) would result in the consumption of electricity (provided by SCE) and natural gas (provided by SoCalGas). The annual natural gas and electricity demands are provided in Attachment A of Appendix D. The estimated electricity demand for the Proposed Project is approximately 207,003 kWh per year, inclusive of demand for both the residences and shared parking lot and site amenities. In 2022, the residential sector of the County of Los Angeles consumed approximately 23,255.5 million kWh of electricity. In addition, the estimated natural gas consumption for the Proposed Project is approximately 1,033,305 kBTU per year. In 2022, the nonresidential sector of the County of Los Angeles consumed approximately 1,122 Item #6. Page 133
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million therms of gas. Therefore, the increase in both electricity and natural gas demand from the Proposed Project is insignificant compared to the County’s 2022 non-residential sector demand.

Energy use in buildings is divided into energy consumed by the built environment and energy consumed by uses that are independent of the construction of the building such as in plug-in appliances. In California, the California Building Standards Code Title 24 governs energy consumed by the built environment, mechanical systems, and some types of fixed lighting. Non-building energy use, or “plug-in” energy use can be further subdivided by specific end-use (refrigeration, cooking, appliances, etc.). The Proposed Project would be required to comply with Title 24 standards.

Furthermore, the Proposed Project energy demands in total would be comparable to other non-residential projects of similar scale and configuration.

Therefore, the project’s energy demands and energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary, and no projectspecific mitigation would be required. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Less Than Significant Impact. The Proposed Project would comply with the California Green Building Standard Code requirements for energy efficient buildings and appliances in compliance with the State’s Energy Plan and Title 24 CCR energy efficiency standards and energy efficiency programs implemented by BEU and SoCalGas.

An individual project does not have the ability to comply or conflict with Pavley (AB 1493) regulations because they are intended for agencies and their adoption of procedures and protocols for reporting and certifying GHG emission reductions from mobile sources. However, the vehicles associated with the Proposed Project would be required to comply with federal and state fuel efficiency standards.

The Proposed Project would be required to meet or exceed the energy standards established in the California Green Building Standards Code, Title 24, Part 11 (CALGreen). CALGreen Standards require new buildings to reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutantemitting finish materials.

Therefore, the Proposed Project will not conflict with or obstruct a state or local plan for renewable energy or energy efficiency, and no mitigation would be required.

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Mitigation Measures
No mitigation measures associated with impacts to Energy apply to the Proposed Project.

Conclusion
The energy impacts of the Proposed Project would be less than significant, and no Project-specific mitigation is required.

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4.7 Geology and Soils
A geotechnical investigation was prepared for the Proposed Project to assess the potential geologic and soils impacts of the Proposed Project (Appendix E - Preliminary Geotechnical Investigation, AIN: 8646-029-009 and -014, 723-745 East Route 66, City of Glendora, California, Alta California Geotechnical, Inc., June 22, 2023).

A paleontological report was prepared to assess the potential for paleontological resources within the Proposed Project Site (Appendix C - Cultural and Paleontological Resources Assessment Report for the Brandywine Glendora Project, Cogstone, May 2024).

Environmental Setting
Regional Geologic Setting
The Project Site is located in the Peninsular Ranges Physiographic Province of California. The Peninsular Ranges are mountainous areas that extend from the western edge of the continental borderland to the Salton Trough and from the Transverse Ranges Physiographic Province in the north to the tip of Baja California in the south. The Peninsular Ranges Physiographic Province is characterized by northwest-trending topographic and structural features. The province is characterized by elongated, northwest-southeast trending mountain ranges and valleys and is truncated at its northern margin by the east-west trending Transverse Ranges. The Peninsular Ranges Province is composed of plutonic and metamorphic rock, with lesser amounts of Tertiary volcanic and sedimentary rock, Quaternary drainage in-fills and sedimentary veneers.

On site soils as identified by the US Department of Agriculture are identified in Table 3 - On-Site Soils Classification and are depicted in Figure 14 – Soil Map.

Based on literature review and subsurface investigation of the site, the site consists of undocumented artificial fill ranging from 2.5 to 5 feet below ground surface underlain with Holocene-era young alluvial fan deposit down to a depth of 26 feet.

According to the City of Glendora General Plan Safety Element, the City of Glendora is located in the Transverse Range Geomorphic Province of southern California. This province is characterized by an east-west trending mountain range (San Gabriel Mountains), which have been uplifted and folded as a result of compression. This compression is the result of the tectonic movements associated with the San Andreas, Cucamonga, Sierra Madre, and San Fernando Fault Zones. These faults have shaped the landscape of southern California. Within the City, the dominant geologic feature is the Sierra Madre Fault Zone, which has shaped the landscape in the area.

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Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
VII. GEOLOGY AND SOILS:

Would the project:
a) Directly or indirectly cause potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
 Rupture of a known earthquake fault,
as delineated on the most recent
Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for
the area or based on other substantial
evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.

X
 Strong seismic ground shaking? X
 Seismic-related ground failure,
including liquefaction? X
 Landslides? X
b) Result in substantial soil erosion or the loss
of topsoil? X
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- site or off-site landslide, lateral
spreading, subsidence, liquefaction or
collapse?
X
d) Be located on expansive soil, as defined
in Table 18-1-B of the Uniform Building Code
(1994), creating substantial risks to life or
property?
X
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CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative wastewater disposal systems
where sewers are not available for the
disposal of wastewater?
X
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
X
Discussion
a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:
• Rupture of a known earthquake fault, as delineated on the most recent Alquist Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

Less than Significant Impact. Surface rupture is expected to occur along preexisting, known active fault traces. However, surface rupture could potentially splay or step from known active faults or rupture along unidentified traces. Active faults are not known to exist within the Project Site and a review of Special Publication 42 indicates that the site with not within a California State designated earthquake Fault Rupture Hazard Zone (CGS, 2018). Accordingly, the potential for fault surface rupture on the site is very low. Therefore, potential impacts associated with adverse effects to people or structures from a surface rupture would be less than significant, and no mitigation would be required. • Strong seismic ground shaking?
Less than Significant Impact. The Project Site is located in an active seismic zone and will likely experience strong seismic shaking during the design life of the Proposed Project. In general, the intensity of ground shaking will depend on several factors including: the distance to the earthquake focus, the earthquake magnitude, the response characteristics of the underlying materials, and the quality and type of construction. The Project Site has been subjected to past ground shaking by faults that traverse through the region. Strong seismic shaking from nearby active faults is expected to produce strong seismic shaking during the design life of the Proposed Project. The Proposed Project is required to be Item #6. Page 138
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constructed consistent with all applicable seismic design standards contained in the 2022 California Building Code (CBC), including §1613‐ Earthquake Loads, which would reduce impacts reduce risks associated with seismic activity.

Therefore, potential impacts associated with adverse effects to people or structures from a surface rupture would be less than significant, and no mitigation would be required.
• Seismic related ground failure, including liquefaction? Less than Significant Impact. Liquefaction is the process in which loose, saturated granular soil loses strength as a result of cyclic loading. The strength loss is a result of a decrease in granular sand volume and a positive increase in pore pressures.

Generally, liquefaction can occur if all the following conditions apply; liquefaction-susceptible soil, groundwater within a depth of 50 feet or less, and strong seismic shaking. The Geotechnical Investigation (Appendix E) identifies that the site as having minimal potential for liquefaction. The site is not within a State identified zone of required investigation for liquefaction, and groundwater was not encountered during subsurface investigation, which extended to a depth of 26 feet. Therefore, potential impacts associated with adverse effects to people or structures from liquefaction shaking would be less than significant, and no mitigation would be required.
• Landslides?
No Impact. The site is situated on relatively level ground and is not immediately adjacent to any slopes or hillsides that could be potentially susceptible to slope instability. No signs of slope instability in the form of landslides, rock falls, earthflows or slumps were observed at or near the subject site during our investigation. As such, risks associated with slope instability should be considered "negligible".

Therefore, no impacts to people or structures from landslides would occur, and no mitigation would be required.
b) Result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact. During Project construction when soils are exposed temporary soil erosion may occur, which could be exacerbated by rainfall. To control the potential for soil erosion, wind, dust, and water quality impacts, the Proposed Project is required to comply with SCAQMD rules relating to dust control (such as SCAQMD Rule 403) and rules to protect water quality including preparing a Stormwater Pollution Prevention Plan (SWPPP) to be approved by the State Water Resources Control Board (SWRCB). Compliance with Federal, State, and Local regulations will ensure potential impacts are less than significant. Therefore, potential impacts associated with soil erosion, or the loss of topsoil would be less than significant, and no mitigation would be required.

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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- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Less Than Significant Impact. The Project is not identified as being located on a geologic unit or soil that has been identified as being unstable or having the potential to result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. A Soils Report was prepared for the Project and is included as Appendix E. The Soils Report concluded that the materials underlying the site are considered to have a “very low” to "low" expansion potential. The report further recommends removal and recompaction of the undocumented fill and upper layers of alluvial soils to address potential for dry settlement, which will result in a low potential for soils settlement. Therefore, potential impacts associated with on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse would be less than significant, and no mitigation would be required.
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
Less Than Significant Impact. The Geotechnical Analysis in Appendix E identified that native soils at this site consists of Holocene-era young alluvial soils. Expansion Index testing of select samples was performed in order to evaluate the expansive potential of the materials underlying the site. Based on the results of our laboratory testing, the materials underlying the site are considered to have a “very low” to "low" expansion potential. Project Site grading would occur according to the recommendations specified by the Proposed Project’s Licensed Geotechnical Engineer and construct the development to the standards prescribed by the California Building Code (CBC), as amended by the City, which would reduce risks associated with expansive soils. Therefore, potential impacts associated with expansive soil that creates a substantial direct or indirect risk to life or property would be less than significant, and no mitigation would be required. e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
No Impact. The Proposed Project would not involve the installation of septic tanks or alternative wastewater disposal systems. Therefore, no impacts to soils associated with septic tanks or alternative wastewater disposal systems would occur, and no mitigation would be required.
f) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
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Less Than Significant Impact. A Cultural and Paleontological Resources Assessment for the Proposed Project was performed in May 2024 (Appendix C).

The Project Site is mapped as middle Holocene younger alluvial fan deposits, unit 3 (Qyf3) (Morton and Miller 2006). Sediments underlying the site vicinity have a low potential to contain significant fossil remains given their young geological age.

However, Holocene deposits frequently overlie Pleistocene alluvial deposits in regional valleys at depths. Significant paleontological resources have not been identified or recovered within Project boundaries. However, older Pleistocene old alluvium may be present at depth. Fossils from Pleistocene sediments have been recorded to be present at depth in the general Project Site vicinity (Appendix C; Table 2). A records search indicated that fossils previously recovered in a similar geological context in the Project Site vicinity occurred at depths of at least fifteen (15) feet below ground surface (Appendix C). Therefore, the Project area is assigned a low potential for fossils (PFYC 2) at depths of 15 feet or less below ground surface (bgs) due to the presumed lack of fossils in middle Holocene younger fan deposits. The Proposed Project only has the potential to adversely impact significant resources should Pleistocene alluvium occur at depth and be encountered at excavation. Impacts to significant paleontological resources or sites would be reduced to a less than significant level with mitigation if excavation occurs deeper than 15 feet bgs. The Proposed Project includes excavation of approximately five (5) feet bgs surface and would not enter depths of at least 15 feet bgs. Therefore, potential impacts associated with paleontological resources or sites or unique geologic features would be less than significant, and no mitigation would be required.

Mitigation Measures
No mitigation measures associated with impacts to Geology and Soils apply to the Proposed Project.

Conclusion
The Geology and Soils impacts of the Proposed Project would be less than significant, and no Project-specific mitigation would be required.

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4.8 Greenhouse Gas Emissions
Ldn Consulting, Inc. performed a Greenhouse Gas Impact Analysis for the Proposed Project to assess potential impacts to greenhouse gas emissions (Appendix F – 723-731 East Route 66 Multi-Family Residential Development Greenhouse Gas Screening Letter, Ldn Consulting, Inc., December 8, 2023).

Regulatory Setting
Since 1987, many countries around the world have tried to reduce atmospheric greenhouse gas (GHG) emissions since climate change is a global issue. Over the past 35 years, the United States, and the State of California, have enacted a myriad of regulations that have evolved over time aimed at reducing GHG emissions in transportation, building and manufacturing.

South Coast Air Quality Management District
The Project Site is within the South Coast Air Basin, which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD Regulation XXVII currently includes three rules:
 The purpose of Rule 2700 is to define terms and post global warming potentials.
 The purpose of Rule 2701, SoCal Climate Solutions Exchange, is to establish a voluntary program to encourage, quantify, and certify voluntary, high quality certified greenhouse gas emission reductions in the SCAQMD.  Rule 2702, Greenhouse Gas Reduction Program, was adopted on February 6, 2009. The purpose of this rule is to create a Greenhouse Gas Reduction Program for greenhouse gas emission reductions in the SCAQMD. The SCAQMD will fund projects through contracts in response to requests for proposals or purchase reductions from other parties.

For GHG emissions, there is not an established, universally agreed-upon “threshold of significance” by which to measure an impact. While the CARB published some draft thresholds in 2008, they were never adopted, and the CARB recommended that local air districts and lead agencies adopt their own thresholds for GHG impacts.

The SCAQMD has been evaluating significance thresholds for greenhouse gases since 2008. In December 2008, the SCAQMD adopted an interim screening level GHG threshold of 3,000 metric tons of CO2e (MTCO2e) per year for residential/commercial projects for which the SCAQMD is the lead agency.

However, the SCAQMD is not the lead agency for this project. Therefore, the five permit threshold tiers do not apply to the Proposed Project. The SCAQMD is in the process of preparing recommended significance thresholds for greenhouse gases for local lead agency consideration (“SCAQMD draft local agency Item #6. Page 142
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threshold”); however, the SCAQMD Board has not approved the thresholds as of the date of the Notice of Preparation. The current draft thresholds consist of the following tiered approach:

Tier 1 Determine if the project qualifies for a categorical or statutory CEQA exemption. If not, move to Tier 2.

Tier 2
Determine whether the project is consistent with a greenhouse gas reduction plan. If a project is consistent with a qualifying local greenhouse gas reduction plan, it does not have significant greenhouse gas emissions. If not, move to Tier 3.

Tier 3
Consider whether the project generates GHG emissions in excess of screening thresholds for individual uses, which the lead agency can choose, but must be consistent with all projects within the jurisdiction.

A project’s construction emissions are averaged over 30 years and are added to a project’s operational emissions. If a project’s emissions are under one of the following screening thresholds, then the project is less than significant:
 All land use types: 3,000 MTCO2e per year
 Based on land use type: residential: 3,500 MTCO2e per year; commercial: 1,400 MTCO2e per year; or mixed use: 3,000
MTCO2e per year.
 Based on land type: Industrial (where SCAQMD is the lead agency), 10,000 MTCO2e per year. If the project generates emissions in excess of the applicable screening threshold, move to Tier 4.

Tier 4
Analyze the project using one of the following three methods:
 Option 1: Reduce emissions from business as usual by a certain percentage; this percentage is currently undefined  Option 2: Early implementation of applicable AB 32 Scoping Plan measures
 Option 3: Year 2020 target for service populations (SP), which includes residents and employees: 4.8 MTCO2e/SP/year for projects and 6.6 MTCO2e/SP/year for plans;
 Option 3: Year 2035 target: 3.0 MTCO2e/SP/year for projects and 4.1 MTCO2e/SP/year for plans
If a project generates emissions in excess of the applicable efficiency targets, move to Tier 5.

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Tier 5 Provide mitigation in the form of real, quantifiable, and verifiable offsets to achieve the target significance thresholds.

The thresholds identified above have not been adopted by the SCAQMD nor distributed for widespread public review and comment, and the working group tasked with developing the thresholds has not met since September 2010. The future schedule and likelihood of threshold adoption is uncertain.

The City of Glendora does not have any specific GHG guidelines or policies. Given this, the City recommends GHG thresholds developed by SCAQMD should be followed.

Environmental Setting
Constituent gases of the Earth’s atmosphere, called atmospheric greenhouse gases (GHG), play a critical role in the Earth’s radiation amount by trapping infrared radiation emitted from the Earth’s surface, which otherwise would have escaped to space. Prominent greenhouse gases contributing to this process include carbon dioxide (CO2), methane (CH4), ozone, water vapor, nitrous oxide (N2O), and chlorofluorocarbons (CFCs). This phenomenon, known as the Greenhouse Effect, is responsible for maintaining a habitable climate.

Anthropogenic (caused or produced by humans) emissions of these greenhouse gases in excess of natural ambient concentrations are responsible for the enhancement of the Greenhouse Effect and have led to a trend of unnatural warming of the Earth’s natural climate, known as global warming or climate change. Emissions of gases that induce global warming are attributable to human activities associated with industrial/manufacturing, agriculture, utilities, transportation, and residential land uses. Transportation is responsible for 41 percent of the State’s greenhouse gas emissions, followed by electricity generation. Emissions of CO2 and N2O are byproducts of fossil fuel combustion.

Methane, a potent greenhouse gas, results from off-gassing associated with agricultural practices and landfills. Sinks of CO2, where CO2 is stored outside of the atmosphere, include uptake by vegetation and dissolution into the ocean.

For the purposes of the greenhouse gas analysis (Appendix F), the focus was on emissions of CO2, CH4, and N2O because these gases are the primary contributors to global climate change from development projects. Although there are other substances such as fluorinated gases that also contribute to climate change, these fluorinated gases were not evaluated as their sources are not well-defined and do not contain accepted emissions factors or methodology to accurately calculate these gases.

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Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No
Impact or
Does Not
Apply
VIII.GREENHOUSE GAS EMISSIONS:

Would the project:
a) Generate greenhouse gas emissions,
either directly or indirectly, that may have a
significant impact on the environment?
X
b) Conflict with an applicable plan, policy
or regulation adopted for the purpose of
reducing the emissions of greenhouse
gases?
X
Discussion
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Less Than Significant. The Proposed Project is anticipated to generate GHG emissions from area sources, energy usage, mobile sources, waste disposal, water usage, and construction equipment. GHG emissions have been calculated with the CalEEMod 2022.1 model based on construction and operational parameters (Appendix F). A summary of the results for expected annual construction emissions is shown below in Table 8 – Expected Annual Construction Co2e Emissions Summary (MT/Year). Construction is expected to last twelve months.

Table 8 – Expected Annual Construction Co2e Emissions Summary (MT/Year) Year CO2 CH4 N2O Refrigerants CO2e
2024 168 0.01 0.005 0.06 169
2025 86.5 0.005 0.005 0.03 87.1
Significance Threshold 3,000
GHG Impact No
A summary of the results for expected annual operational emissions is shown below in Table 9 – Expected Operational Emissions Summary (MT/Year).

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Table 9 – Expected Operational Emission Summary (MT/Year) Year BioCO2 NBio-CO2 Total CO2 CH4 N2O Refrigerants CO2e (MT/Yr)
Mobile * 365 365 0.02 0.02 0.6 371
Area * 0.74 0.74 < 0.005 < 0.005 * 0.74
Energy * 87.6 87.6 0.01 < 0.005 * 87.9
Water 0.51 1.73 2.23 0.05 < 0.005 * 3.92
Waste 2.83 0 2.83 0.28 0 * 9.9
Refrigerants * * * * * 0.05 0.05
Total Operations (MT/Year) 473
Significance Threshold 3,000
GHG Impact No
Data is presented in decimal format and may have rounding errors. * No Data Provided
Tables 8 and 9 show that the total for the Proposed Project’s emissions (without credit for any reductions from sustainable design and/or regulatory requirements) would be below 3,000 MTCO2e per year. According to the SCAQMD draft threshold of significance established above, a cumulative global climate change impact would occur if the GHG emissions created from the on-going operations of the Proposed Project would exceed the SCAQMD draft screening threshold of 3,000 MTCO2e per year for all land uses. Therefore, potential impacts associated with the generation of greenhouse gas emissions would be less than significant.

This threshold is also significantly below the recommended screening threshold of 3,000 MTCO2e per year for residential uses. As such, no additional project-specific mitigation would be required.
b) Would the project conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Less Than Significant. There are numerous State plans, policies, and regulations adopted for the purpose of reducing GHG emissions. The principal overall State plan and policy is AB 32, which focuses on reducing GHG emissions in California to 1990 levels by 2020. This goal is further supplemented by SB 32 and Executive Order B-30-15, which established a reduction target of at least 40 percent below 1990 emissions by 2030, and Executive Order S-3-05, which established a reduction target of at least 80 percent below 1990 emissions by 2050.

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A specific requirement of AB 32 was to prepare a Climate Change Scoping Plan for achieving the maximum technologically feasible and cost-effective GHG emission reduction by 2020. The City of Glendora does not currently have a Climate Action Plan; therefore, the project has been compared to the goals of the CARB Scoping Plan. The CARB Board approved a Climate Change Scoping Plan in December 2008 and updated the plan in 2014, approved a new Climate Change Scoping Plan in 2017, and the most recent Climate Change Scoping Plan in 2022. As the latest, 2022 Scoping Plan builds upon previous versions, project consistency with applicable strategies of the 2008, 2017, and 2022 Plan are assessed in Table 10 – Project Consistency with CARB Scoping Plan Policies and Measures. As shown below, the project is consistent with the applicable strategies within the Scoping Plan.

Table 10 – Project Consistency with CARB Scoping Plan Policies and Measures 2008 Scoping Plan Measures to
Reduce Greenhouse Gas Emissions
Project Compliance with Measure
California Light-Duty Vehicle Greenhouse Gas
Standards – Implement adopted standards
and planned second phase of the program.

Align zero- emission vehicle, alternative and
renewable fuel and vehicle technology
programs with long-term climate change
goals.

No Conflict. These are CARB enforced
standards; vehicles that access the project
(that are required to comply with the
standards) will comply with the strategy.

Energy Efficiency – Maximize energy
efficiency building and appliance standards;
pursue additional efficiency including new
technologies, policy, and implementation
mechanisms. Pursue comparable investment
in energy efficiency from all retail providers of
electricity in California.

No Conflict. The project will be compliant with
the current Title 24 standards.

No Conflict. The project will be compliant with
the current Title 24 standards.

No Conflict. These are CARB enforced
standards; vehicles that access the project
(that are required to comply with the
standards) will comply with the strategy.

Vehicle Efficiency Measures – Implement
light-duty vehicle efficiency measures.

No Conflict. These are CARB enforced
standards; vehicles that access the project
(that are required to comply with the
standards) will comply with the strategy.

Medium/Heavy-Duty Vehicles – Adopt
medium and heavy-duty vehicle efficiency
measures.

No Conflict. These are CARB enforced
standards; vehicles that access the project
(that are required to comply with the
standards) will comply with the strategy.

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Green Building Strategy – Expand the use of
green building practices to reduce the
carbon footprint of California’s new and
existing inventory of buildings.

No Conflict. The California Green Building
Standards Code (proposed Part 11, Title 24)
was adopted as part of the California Building
Standards Code in the CCR. Part 11 establishes
voluntary standards, that are mandatory in the
2019 edition of the Code, on planning and
design for sustainable site development,
energy efficiency (in excess of the California
Energy Code requirements), water
conservation, material conservation, and
internal air contaminants. In addition, the 2022
edition of the Code took effect January 1,
2023. The project will be subject to these
mandatory standards.

High Global Warming Potential Gases –
Adopt measures to reduce high global
warming potential gases.

No Conflict. CARB identified five measures that
reduce HFC emissions from vehicular and
commercial refrigeration systems; vehicles
that access the project that are required to
comply with the measures will comply with the
strategy.

Recycling and Waste – Reduce methane
emissions at landfills. Increase waste diversion,
composting, and commercial recycling.

Move toward zero waste.

No Conflict. The project will participate in the
City’s existing waste, organics, and recycling
program.

Water – Continue efficiency programs and
use cleaner energy sources to move and
treat water.

No Conflict. The project will comply with all
applicable City ordinances and CAL Green
requirements.
2017 Scoping Plan Recommended Actions to
Reduce Greenhouse Gas Emissions
Project Compliance with Recommended
Action
Implement Mobile Source Strategy: Further
increase GHG stringency on all light-duty
vehicles beyond existing Advanced Clean
Car regulations.

No Conflict. These are CARB enforced
standards; vehicles that access the project
(that are required to comply with the
standards) will comply with the strategy.

Implement Mobile Source Strategy: At least

1.5 million zero emission and plug-in hybrid
light-duty electric vehicles by 2025 and at
least 4.2 million zero emission and plug-in
hybrid light-duty electric vehicles by 2030.

No Conflict. These are CARB enforced
standards; vehicles that access the project
(that are required to comply with the
standards) will comply with the strategy.

Implement Mobile Source Strategy: Innovative
Clean Transit: Transition to a suite of to-bedetermined innovative clean transit options.

Assumed 20 percent of new urban buses
purchased beginning in 2018 will be zero
emission buses with the penetration of zeroNo Conflict. These are CARB enforced standards; vehicles that access the project
(that are required to comply with the
standards) will comply with the strategy.

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emission technology ramped up to 100
percent of new sales in 2030. Also, new natural
gas buses, starting in 2018, and diesel buses,
starting in 2020, meet the optional heavy-duty
low-NOX standard.

Implement Mobile Source Strategy: Last Mile
Delivery: New regulation that would result in
the use of low NOX or cleaner engines and the
deployment of increasing numbers of zeroemission trucks primarily for class 3-7 last mile delivery trucks in California. This measure
assumes ZEVs comprise 2.5 percent of new
Class 3–7 truck sales in local fleets starting in
2020, increasing to 10 percent in 2025 and
remaining flat through 2030.

No Conflict. These are CARB enforced
standards; vehicles that access the project
(that are required to comply with the
standards) will comply with the strategy.

Implement SB 350 by 2030: Establish annual
targets for statewide energy efficiency savings
and demand reduction that will achieve a
cumulative doubling of statewide energy
efficiency savings in electricity and natural gas
end uses by 2030.

Implement SB 350 by 2030: Establish annual
targets for statewide energy efficiency savings
and demand reduction that will achieve a
cumulative doubling of statewide energy
efficiency savings in electricity and natural gas
end uses by 2030.

By 2019, develop regulations and programs to
support organic waste landfill reduction goals
in the SLCP and SB 1383.

No Conflict. The project will be required to
comply with City programs, such as City’s
recycling and waste reduction program,
which comply, with the 75 percent reduction
required by 2020 per AB 341.
2022 Scoping Plan Priority Key Actions and
Recommendations
Project Compliance with Recommended
Actions
100 percent of light-duty vehicle sales are ZEVs
by 2035.

Not Applicable. This action is in regard to
vehicle sales, with an aim to have 100 percent
of light-duty vehicle sales be ZEVs by 2035. The
Proposed Project is a multi-family residential
development and would not interfere with
such policymaking.

VMT per capita reduced 25 percent below
2019 levels by 2030 and 30 percent below 2019
levels by 2045.

No Conflict. The Project would not result in an
unmitigated impact to VMT. The Project is a 39-
unit residential development located in close
proximity to existing roadways and residential
and commercial uses. Therefore, the Project
would be anticipated to contribute to a
reduction in VMT per capita.

All electric appliances in new construction
beginning 2026 (residential) and 2029
(commercial).

No Conflict. The California Green Building
Standards Code (proposed Part 11, Title 24)
was adopted as part of the California Building
Standards Code in the CCR. Part 11 establishes
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voluntary standards, that are mandatory in the
2019 edition of the Code, on planning and
design for sustainable site development,
energy efficiency (in excess of the California
Energy Code requirements), water
conservation, material conservation, and
internal air contaminants. In addition, the 2022
edition of the Code took effect January 1,
2023. The project will be subject to these
mandatory standards.

For existing residential buildings, 80 percent of
appliance sales are electric by 2030 and 100
percent of appliance sales are electric by
2035 (appliances replaced at end of life). For
existing commercial buildings, 80 percent of
appliance sales are electric by 2030 and 100
percent of appliance sales are electric by
2045 (appliances replaced at end of life)
Not Applicable. This action is in regard to
appliance sales and the Proposed Project
would not interfere with such policymaking.

Furthermore, although this action is not
necessarily applicable on a project-specific
basis, the Proposed Project is subject to the
California Green Building Standards Code
(proposed Part 11, Title 24) which was
adopted as part of the California Building
Standards Code in the CCR. Part 11 establishes
voluntary standards, that are mandatory in the
2019 edition of the Code, on planning and
design for sustainable site development,
energy efficiency (in excess of the California
Energy Code requirements), water
conservation, material conservation, and
internal air contaminants. In addition, the 2022
edition of the Code took effect January 1,
2023. The project will be subject to these
mandatory standards.

The project would not conflict with the goals of AB-32, SB-32, or the CARB Scoping Plan; therefore, the project would not conflict with an applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases and impacts are considered to be less than significant, and no mitigation would be required.

Mitigation Measures
No mitigation measures associated with impacts to Greenhouse Gas Emissions apply to the Proposed Project.

Conclusion
The Proposed Project is consistent with the goals and objectives of AB 32, SB-32, the CARB Scoping Plan and the SCAQMD’s 3,000 MTCO2e per year threshold for all land uses. Therefore, the Proposed Project would not conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of GHGs. The Greenhouse Gas Emissions impacts of the Item #6. Page 150
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Proposed Project would be less than significant, and no Project-specific mitigation would be required.

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4.9 Hazards and Hazardous Materials
Stantec Consulting Services, Inc. prepared a Phase I and II Environmental Site Assessment (ESA) to determine potential impacts from hazardous materials associated with the development of the Proposed Project (Appendix G – 723-731 East Route 66, Glendora, California, Phase I and II Environmental Site Assessment, Phase I Environmental Site Assessment Report, Glendora Industrial, Stantec Consulting Services, Inc., June 14, 2023).

Regulatory Setting
The City of Glendora has developed a Multi-Hazard Functional Plan that was developed in compliance with the Standardized Emergency Management System (SEMS). The Los Angeles County Fire Department (LACFD) also provides emergency response to hazardous materials. LACFD provides two engines, one hazardous materials task force, one squad and a battalion chief that directly responds to hazardous materials incidents. (City of Glendora Community Plan 2025, 2008).

Environmental Setting
A hazardous material is a substance that is toxic, flammable/ignitable, reactive, or corrosive. Extremely hazardous materials are substances that show high or chronic toxicity, carcinogenic, bio accumulative properties, persistence in the environment, or that are water reactive. Improper use, storage, transport, and disposal of hazardous materials and waste may result in harm to humans, surface and groundwater degradation, air pollution, fire, and explosion.

Typical equipment which may contain fuel or hydraulic oil that may be used during construction could include graders, loaders, dozers, cranes, forklift/pallet jack, and jackhammers.

Project Site
The Project Site consists of two contiguous parcels of generally vacant land, totaling approximately 1.85 gross acres. Historically, the site has been used for agricultural activities (orchards) until the early 1960s. There are also adjacent railroad tracks to the north. From the 1960s onward, the site was developed with automobile service and sales uses, including the commercial buildings and associated parking lot. Based on aerial photography, by 2020 the site appears vacant, with some vehicles and storage contained visible at the southeast portion of the Project Site. The Project Site is now completely vacant.

Due to the history of agricultural use, adjacency to the railroad tracks, and documentary evidence of an underground storage tank (UST) both Phase I and Phase II subsurface investigations were undertaken to determine if any hazardous conditions exist of the Project Site.

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Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
IX. HAZARDS AND HAZARDOUS MATERIALS:

Would the project:
a) Create a significant hazard to the public
or the environment through the routine
transport, use, or disposal of hazardous
materials?
X
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?
X
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile
of an existing or proposed school?
X
d) Be located on a site which is included on
a list of hazardous materials sites compiled
pursuant to Government Code § 65962.5
and, as a result, would it create a significant
hazard or excessive noise to the public or
the environment?
X
e) For a project located within an airport
land use plan or, where such a plan has not
been adopted, within two miles of a public
airport or public use airport, would the
project result in a safety hazard for people
residing or working in the project area?
X
f) Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
X
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CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
g) Expose people or structures, either
directly or indirectly to a significant risk of
loss, injury or death involving wildland fires?
X
Discussion
a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less than Significant Impact. Construction of the Proposed Project would involve the use of construction-related chemicals. These include but are not limited to hydraulic fluids, motor oil, grease, runoff, and other related fluids and lubricants.

The construction activities would involve the disposal and recycling of materials, trash, and debris.

With mandatory regulatory compliance with federal, State, and local laws, potential impacts associated with hazardous materials would be less than significant, and no mitigation would be required.
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?
Less than Significant Impact. Construction and operation of the Proposed Project would involve the routine transport, use, or disposal of hazardous materials onand off-site.

Construction Impacts
Construction activities would require the temporary use of hazardous substances, such as fuel, lubricants, and other petroleum-based products for operation of construction equipment as well as oil, solvents, or paints. As a result, the Proposed Project could result in the exposure of persons and/or the environment to an adverse environmental impact due to the accidental release of a hazardous material. However, the transportation, use, and handling of hazardous materials would be temporary and would coincide with the short-term Project construction activities. These materials would be handled and stored in compliance with all applicable federal, State, and local requirements. Any handling of hazardous materials would be limited to the quantities and concentrations set forth by the manufacturer and/or applicable regulations.

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The Phase I and II ESA identified that given the age of the existing buildings on the Project Site (circa 1960s), the presence of asbestos containing materials (ACMs) and lead-based paint (LBP) is considered possible within the buildings. Stantec recommends conducting a comprehensive, pre-demolition ACM and LBP survey prior to any activities with the potential to disturb building materials.

All hazardous materials would be securely stored in a construction staging area or similar designated location within the Project Site. The handling, transport, use, and disposal of hazardous materials must comply with all applicable federal, state, and local agencies and regulations, including the Department of Toxic Substances Control (DTSC); Occupational Health and Safety Administration (OSHA); Caltrans; and the Los Angeles County Health Department - Hazardous Materials Management Services.

In compliance with local, state, and federal regulations, short-term construction impacts associated with the handling, transport, use, and disposal of hazardous materials would be less than significant, and no mitigation would be required.

Operations Impacts
The Proposed Project consists of a 39-unit residential housing development. No commercial activities will take place in the proposed development. Hazardous materials would be limited to private use of commercially available cleaning products, landscaping chemicals and fertilizers, and various other commercially available substances. These substances are required to comply with guidelines to minimize health risk to the public associated with hazardous materials. Therefore, potential impacts associated with the routine transport, use or disposal of hazardous materials would be less than significant, and no mitigation would be required.
c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
No Impact. The Proposed Project Site is not located within one-quarter mile of an existing or proposed school. The closest school is Cullen Elementary School which is approximately 1.2-miles north of the Project Site. Since there are no schools within one-quarter mile of the Project Site, no impacts would occur, and no mitigation would be required.
d) Would the project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code § 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
Less Than Significant Impact. Government Code § 65962.5(a)(1) requires that the DTSC “shall compile and update as appropriate, but at least annually, and shall submit to the Secretary for Environmental Protection, a list of all the following: (1) Item #6. Page 155
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all hazardous waste facilities subject to corrective action pursuant to § 25187.5 of the Health and Safety Code (“HSC”).” Hazardous waste facilities identified in HSC § 25187.5 are those where DTSC has taken or contracted for corrective action because a facility owner/operator has failed to comply with a date for taking corrective action in an order issued under HSC § 25187, or because DTSC determined that immediate corrective action was necessary to abate an imminent or substantial endangerment. This is known as the “Cortese List.” This is a very small and specific subgroup of facilities, and they are not separately posted on the DTSC or Cal/EPA’s website. A complete list of all State and Tribal databases reviewed is provided in Appendix G. This includes the DTSC Envirostor database, California State Water Resources Control Board (CRWQCB) Geotracker database, and Los Angeles County Department of Public Works (DPW) databases (Appendix G).

Based on the results of the database review the Project Site is not located on any site that has been identified in accordance with § 65962.5 of the Government Code.

A Phase I and II ESA was performed for the Proposed Project in accordance with ASTM Standard Practice CFR Part E1527-21 and E1527-13 and the EPA Standards and Practices for All Appropriate Inquiries (Appendix G). The assessment identified the historical use was agriculture with the potential for pesticide and herbicide use, the adjacency to the railroad track, and documentation of a previously installed UST and potential Recognized Environmental Condition (RECs). However, subsurface testing throughout the Project Site confirmed the UST had been removed. No detection of volatile organic compounds (VOCs) associated with the UST were found, and site-wide soil vapor sampling only found one instance of Trichlorotrifluoroethane, well below the residential screening levels currently applied by the DTSC for determining whether vapor mitigation is warranted or not.

Minor detection of organochlorine pesticides (OCP) chemicals, including 4,4’ - DDE (dichlorodiphenyldichloroethylene); 4,4’ -DDT
(dichlorodiphenyltrichloroethane); Alpha-Chlordane; and Gamma-Chlordane were reported in two soil samples soil boring (SB) 9-1.0 and SB11-1.0 below their respective regulatory screening levels. Minor detections of petroleum hydrocarbons were reported in SB6-1.0 and SB9-1.0 at a maximum detection of

22.2 milligrams per kilogram (mg/kg) which is below the regulatory screening level of 96 mg/kg. Concentrations of lead ranged from 3.1 to 12.3 mg/kg and were well below regulatory thresholds for residential soil set at 80 mg/kg.

Based on the results of the initial soil sampling and step-out soil sample locations, the arsenic impacted soil appears to be localized (15-feet by 15-feet) around soil boring SB10 within the 2.0-feet depth interval. The approximate volume of impacted soil appears to be less than 20 cubic yards. It is recommended that this soil be removed from the Property prior to site development.

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Based on the results of soil and soil vapor sampling, the Phase I and II ESA concluded that that the historical agricultural use, former UST, and former auto service operations do not represent a REC or a human health risk in light of the contemplated residential redevelopment of the Subject Property. No further investigation appears to be warranted regarding these issues.

Therefore, based on the results of the Phase I and II ESA and that the Proposed Project is required to follow all state, federal, and local regulations, potential impacts associated with a reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment is less than significant, and no mitigation would be required.
e) For a project located within an airport land use plan or, where such a plan had not been adopted, within 2 miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
No Impact. The Project Site is approximately 4.35 miles to the northwest of the Brackett Field Airport in the city of La Verne. The Brackett Field Airport Compatibility Plan (2015) divides the area close to the airport into zones based on proximity to the airport and perceived risks. The Project Site is located outside of all airport hazard safety zones. Therefore, there are no potential impacts associated with the safety hazard or excessive noise for people residing within the Project Site and no mitigation is required.
f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Less Than Significant Impact. Development of the Project Site would not interfere with any of the daily operations of the City of Glendora Emergency Operation Center, LACFD, or City of Glendora Police Department (GPD). Vehicular access to the Project Site would be provided via a two-way driveway access point off Route 66 which provides resident and fire safety access. Emergency response and evacuation for the City are based on numerous access routes. The Proposed Project would not interfere with the City’s emergency operations plan or impede roadway access through removal or closure of any streets that provide through access. All construction activities would be required to be performed according to the standards and regulations of the City and county fire and local police departments. For example, the Property Owner/Developer and its construction contractor would be required to provide on- and offsite access and circulation for emergency vehicles and services during the construction and operation phases.

The Proposed Project would also be required to undergo the City’s development review and permitting process and would be required to incorporate all applicable design and safety standards and regulations of the LACFD to ensure that the Proposed Project does not interfere with the provision of local emergency Item #6. Page 157
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services (e.g., provision of adequate access roads to accommodate emergency response vehicles, adequate numbers/locations of fire hydrants).

Overall, the Proposed Project would not impair implementation of or physically interfere with the City of Glendora’s emergency operations plan or evacuation plan. Therefore, no impacts associated with an adopted emergency response plan or emergency evacuation plan would occur, and no mitigation would be required.
g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
No Impact. Wildfires typically pose minimal threat to people and buildings in urban areas but increasing human encroachment into natural areas increases the likelihood of bodily harm or structural damage. This encroachment occurs in areas called the wildland-urban interface (WUI), which is considered an area within the high and very high fire hazard severity zone, as defined by Cal FIRE. The Safety Element of the City’s Community Plan 2025 and the “Fire Hazard Severity Zones in State Responsibility Areas” online map prepared by Cal FIRE (Cal FIRE accessed April 2024) shows that the Project Site is not located in a Very High Fire Hazard Severity Zone. Therefore, no impacts associated with wildland fires would occur and no mitigation would be required.

Mitigation Measures
No mitigation measures associated with impacts to Hazards and Hazardous Materials apply to the Proposed Project.

Conclusion
There will be no impacts of the Proposed Project associated with Hazards and Hazardous Materials, and no mitigation would be required.

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4.10 Hydrology and Water Quality
C & V Consulting, Inc. prepared a Preliminary Hydrology Study (Appendix H – Preliminary Hydrology Study- Brandywine Route 66, C & V Consulting, Inc., September 2023, Revised December 2023) and Preliminary Low Impact Development Plan (LID) (Appendix I – Preliminary Low Impact Development Plan, Brandywine Route 66--Glendora, C & V Consulting, Inc., September 2023, Revised December 2023) to determine potential impacts to hydrology and water quality associated with the development of the Proposed Project.

Regulatory Setting
The Project Site is located within the San Gabriel River Watershed, which is within the jurisdiction of the Los Angeles Regional Water Quality Control Board (LARWQCB) The LARWQCB is responsible for designing and implementing the Los Angeles Basin Plan (Basin Plan), which is designed to preserve and enhance water quality and protect the beneficial uses of all regional waters. Specifically, the Basin Plan designates beneficial uses for surface and ground waters, sets narrative and numerical objectives that must be attained or maintained to protect the designated beneficial uses and conform to the state's antidegradation policy, and describes implementation programs to protect all waters in the Region. In addition, the Basin Plan incorporates (by reference) all applicable State and Regional Board plans and policies and other pertinent water quality policies and regulations.

Urban stormwater runoff is the largest source of unregulated pollution to the waterway and coastal areas of the United States. Stormwater runoff can be contaminated with a variety of pollutants that contribute to increased health risks and environmental damage.

The Clean Water Act (CWA) and other Federal, state and regional regulations require the City of Glendora to control the discharge of pollutants to the storm drain system, including the discharge of pollutants from construction sites and areas of new development or significant redevelopment (Glendora Community Plan 2025, Conservation Element).

The CWA provides that states are authorized to operate their own NPDES programs provided such programs meet minimum Federal requirements. The LARWQCB issues the municipal stormwater NPDES permit. Further, Permittees are to assure that stormwater discharges from the MS4 shall neither cause nor contribute to the exceedance of water quality, standards and objectives nor create conditions of nuisance in the receiving waters, and that the discharge of non-stormwater to the MS4 has been effectively prohibited. Permit No. CAS004001 requires the implementation of a Stormwater Quality Management Program (SQMP), which provides specific guidelines to control, reduce and monitor discharges of waste to storm drain systems. The emphasis of the SQMP is pollution Item #6. Page 159
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prevention through education, public outreach, planning and implementation of source control BMPs first and structural and treatment control BMPs second (Glendora Conservation Element).

In October 2008, Los Angeles County adopted an LID Ordinance into the Los Angeles County Code Title 12, Chapter 84 to require the use of LID principles in all development projects except road and flood infrastructure projects. With the 2012 MS4 Permit, it became necessary for the County to modify this ordinance to reflect the new stormwater runoff water quality and hydromodification requirements for new development and redevelopment projects. In November 2013, the County amended the Los Angeles County Code Title 12, Chapter 84 to incorporate the requirements of the 2012 MS4 Permit. The November 2013 LID Ordinance became effective December 5, 2013, and requires that all Designated, Non-Designated, street and road construction, and single-family hillside home projects comply with Los Angeles County Code Title 12, Chapter 84.

This LID Standards Manual was prepared to complement and be consistent with the November 2013 LID Ordinance requirements (County of Los Angeles 2024).

The LARWQCB requires that dischargers whose construction projects disturb one (1) or more acres of soil or whose projects disturb less than one acre but are part of a larger common plan of development that in total disturbs one or more acres, obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity Construction General Permit Order 2022- 0057-DWQ. Construction activity subject to this permit includes clearing, grading, and disturbances to the ground such as stockpiling, or excavation. The Construction General Permit requires the development of a Storm Water Pollution Prevention Plan (SWPPP) by a certified Qualified SWPPP Developer (QSD).

The State’s Municipal Storm Water Permitting Program regulates stormwater discharges from municipal separate storm sewer (drain) systems (MS4s). Most of these permits are issued to a group of co-permittees encompassing an entire metropolitan area. The MS4 permits require the discharger to develop and implement a storm water management plan/program with the goal of reducing the discharge of pollutants to the “maximum extent practicable,” which is the performance standard specified in § 402(p) of the Clean Water Act. The management programs specify which BMPs will be used to address certain program areas. The program areas include public education and outreach, illicit discharge detection and elimination, construction and post-construction, and good housekeeping for municipal operations.

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Environmental Setting
The existing drainage condition of the site generally surface sheet flows southwesterly towards East Route 66 with elevations ranging between approximately 785.5 and 777.6 feet above mean sea level. There is no offsite stormwater run-on due to perimeter control with existing walls along the boundary of the site.

Adjacent properties drainage slopes away from the proposed site. The outflow of the proposed site continues westerly downstream along East Route 66 eventually enters existing Los Angeles County Flood Control District’s (LACFCD) catch basin inlets at South Pasadena Avenue. The runoff continues through LACFCD’s 54-inch reinforced concrete pipe to Big Dalton Wash. All flow ultimately discharges to the San Gabriel River which drains to the Pacific Ocean at San Pedro Bay.

Floodplains
The Flood Insurance Rate Maps issued by the Federal Emergency Management Agency (FEMA) indicate the Project Site is in Zone X, which is an area of moderate and minimal flood risk. Zone X signifies areas subject to flooding in the event of a 500-year flood, areas of a 100- year sheet flow flooding with average depths of less than one foot, areas of a 100-year stream flood with contributing drainage areas less than one square mile, and areas protected from a 100-year flood by levees.

Groundwater
The City of Glendora receives its water from three sources - groundwater purchased through its existing Water Rights, imported water purchased from the Metropolitan Water District of Southern California (MWD), and Covina Irrigating Company. Approximately 83 percent of Glendora’s water comes from local groundwater sources and 17 percent from imported water sources. Imported water is treated by the MWD at its Weymouth Filtration Plant in La Verne and is delivered to Glendora through three separate metered service connections.

The City of Glendora Public Works Department Water Division serves approximately 6,520 acres including 6,158 acres within the City’s corporate boundaries, 335 acres of incorporated Los Angeles County areas, 17 acres in San Dimas and 10 acres in Azusa. Suburban Water Systems provides service to 485 acres of the City of Glendora between Barranca and Grand Avenues, as well as to a 10-acre area between Grand and Bender Avenues south of Dawson Avenue.

The City of Azusa serves 144 acres within the City boundaries between Barranca and Citrus Avenues south of the BNSF Railroad.

A majority of the existing water system was developed as a result of the acquisition of fifteen small water companies dating as far back as 1887. The system consists of 16 pressure zones that are consolidated to four zones for billing and ratemaking.

Water facilities include three hydropneumatics systems and two zones served through pressure regulating systems; 12 wells (nine of which are currently active), Item #6. Page 161
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23 pumping stations with 50 booster pumps, 27 water reservoirs, 196 miles of pipeline and approximately 13,000 service meters.

Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
X. HYDROLOGY AND WATER QUALITY:

Would the project:
a) Violate any water quality standards or
waste discharge requirements or otherwise
substantially degrade surface or ground
water quality?
X
b) Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the project
may impede sustainable groundwater
management of the basin?
X
c) Substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river, or through the addition of impervious
surfaces, in a manner which would:
 result in substantial erosion or siltation
onsite or offsite; X
 substantially increase the rate or
amount of surface water runoff in a
manner which would result in
flooding on or offsite;
X
 create or contribute to runoff water
which would exceed the capacity
of existing or planned stormwater
drainage systems or provide
substantial additional sources of
polluted runoff; or
X
 impede or redirect flood flows? X
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CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
d) In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
inundation?
X
e) Conflict with or obstruct implementation
of a water quality control plan or
sustainable groundwater management
plan?
X
Discussion
a) Violate any water quality standards or waste discharge requirements, or otherwise substantially degrade surface or ground water quality? Less Than Significant Impact.

Construction Impacts
Construction-related runoff pollutants are typically generated from waste and hazardous materials handling or storage areas, outdoor work areas, material storage areas, and general maintenance areas (e.g., vehicle or equipment fueling and maintenance, including washing). Construction projects that disturb 1 acre or more of soil, including the Proposed Project, are regulated under the construction general permit (CGP, Order No. 2022-0057-DWQ) issued by the SWRCB. Projects obtain coverage under the CGP by developing and implementing a SWPPP, estimating sediment risk from construction activities to receiving waters, and specifying best management practices that would be implemented as a part of the Proposed Project’s construction phase to minimize pollution of stormwater prior to and during grading and construction.

The Property Owner/Developer and its construction contractor would be required to prepare and implement a SWPPP and associated BMPs in compliance with the CGP during grading and construction. The SWPPP would specify BMPs that would be implemented for the Proposed Project to protect the water quality of receiving waters (San Gabirel River and San Pedro Bay). Other construction BMPs that may be incorporated into the Proposed Project’s SWPPP and implemented during the construction phase include but are not limited to:
 Installation of perimeter silt fences and perimeter gravel bags Item #6. Page 163
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 Stabilized construction exits with rumble strip(s)/plate(s)  Installation of storm drain inlet protection on affected roadways  Installation of silt fences around stockpile and covering of stockpiles  Stabilization of disturbed areas where construction ceases for a determined period of time (e.g., one week) with erosion controls  Installation of temporary sanitary facilities and dumpsters Adherence to the BMPs in the SWPPP would reduce, prevent, minimize, and/or treat pollutants and prevent degradation of downstream receiving waters; reduce or avoid contamination of urban runoff with sediment; and reduce or avoid contamination with other pollutants such as trash and debris, oil, grease, fuels, and other toxic chemicals.

Therefore, with implementation of the BMPs in the required SWPPP, water quality or waste-discharge impacts from Project-related grading and construction activities would be less than significant, and no mitigation would be required.

Operations Impacts
The Low Impact Development Plan (Appendix I) identifies stormwater management for post construction building operations. Overall, the existing drainage patterns were identified, and the design preserves the overall drainage pattern. In the existing condition, the Project Site is developed with a vacant single-story commercial building and an associated paved outdoor storage yard that was previously used for automobile sales and storage. The surrounding area is developed with urban land uses including commercial, service, and residential.

The perimeter of the site is bounded by block walls and chain linked fencing.

Vegetation within the site is minimal per geographic observation matching its commercial land use. The existing drainage condition of the site generally surface sheet flows south-westerly towards East Route 66 with elevations ranging between approximately 785.5 and 777.6 feet above mean sea level. There is no offsite stormwater run-on due to perimeter control with existing walls along the boundary of the site. Adjacent properties drainage slopes away from the proposed site. The outflow of the proposed site continues westerly downstream along East Route 66 eventually enters existing LACFCD catch basin inlets at South Pasadena Avenue.

The runoff continues through LACFCD’s 54-inch reinforced concrete pipe to Big Dalton Wash. All flow ultimately discharges to the San Gabriel River which drains to the Pacific Ocean at San Pedro Bay.

The onsite residential development drainage management area is analyzed as a single subarea as design stormwater mitigation intends to be routed to a single outlet at the south-west corner of the site. There are three (3) onsite inlets that collect and direct runoffs into the proposed interconnected underground Item #6. Page 164
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infiltration/detention system for water quality treatment sized for the 85th percentile rain event in conformance with water quality treatment standards.

During the design storm event when the infiltration/detention system reaches full capacity, excess runoff is routed to the parkway drain connection to the public right of way. In cases of a larger storm event beyond the design storm, runoff will pond at the localized inlets and the grading design ensures runoff overflow towards East Route 66 following historical drainage pattern.

Catch basin inlets with drain inserts are proposed to intercept site generated runoff and be routed to the infiltration trench system. The inlets are designed to intercept the majority of the first flows during a rain event and drain inserts are to reduce the impact of sediment and debris into the infiltration system. The infiltration system will also be utilized as the detention system which overflow will be mitigated to the proposed parkway at the low point of the site for flows greater than the 85th percentile storm event runoff volume following historical drainage pattern. The proposed system will treat the required volume within target drawdown duration of 48 hours. The treatment capacity of the system is determined by the drawdown duration and the design infiltration rate, as shown in Table 11 – LID Design Infiltration Rate.

Table 11 – LID Design Infiltration Rate
Drainage
Management
Area (DMA)
Size(ac) SWQDV (cf)* Detention
Capacity (cf)
45-hr
Treatment
Capacity (cf)
A-1 1.845 5,248.1 5,255.4 26,652.3
Therefore, with implementation of the BMPs in the LID and compliance with NPDES MS4 permit requirements, potential impacts associated with water quality and waste-discharge impacts would be less than significant, and no mitigation would be required.
b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
Less Than Significant Impact. The City of Glendora receives its water from three sources - groundwater purchased through its existing Water Rights, imported water purchased from the Metropolitan Water District of Southern California (MWD), and Covina Irrigating Company. Approximately 83 percent of Glendora’s water comes from local groundwater sources and 17 percent from imported water sources. Imported water is treated by the MWD at its Weymouth Filtration Plant in La Verne and is delivered to Glendora through three separate metered service connections.

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The Proposed Project involves grading and paving of a 1.845 acre vacant site.

Proposed development imperviousness is assumed to be 86% per Los Angeles County Hydrology Manual recommended value based on development type.

The LID prepared for the Proposed Project identifies that all runoff will be captured onsite and sent to an underground retention basin for infiltration. As part of the design of all common area landscape areas, similar planting material with similar water requirements will be used in order to reduce excess irrigation runoff and promote surface filtration, which will help retain stormwater runoff during storm events and gradually release it back into the ground and the City’s storm drain system. The Proposed Project would not interfere with groundwater recharge and would beneficially retain water to ensure more groundwater recharge.

The City of Glendora Community Plan 2025 identifies an average household size of 3 persons. The Proposed Project would include the construction of 39 new residential units and generate approximately 120 new residents, which would have a slight increase in water demand. According to the City of Glendora’s 2020 Urban Water Management Plan (UWMP) (Glendora 2020), the estimated water demand for 2025 is 11,090 acre-feet per year (afy) or approximately 215 gallons per capita per day (GPCD). An estimated 120 new residents would result in a water demand of approximately 23,280 Gallons Per Day (GPD) or 29 afy1. Under normal conditions, the 2020 UWMP predicts total potable water demand of 11,090 afy in 2025, and 11,211 afy in 2030. Of the total projected water supply of 11,090 afy in 2025 and 11,211 afy in 2030 under normal year conditions, 10,314 afy in 2025 and 10,427 afy in 2030 are estimated to be groundwater. The estimated water demand for the Proposed Project is 26 afy, which is nominal compared to the projected supply. The City would have enough water supply to service the Proposed Project.

The Proposed Project would be required to connect to the City’s municipal water system. No water wells would be constructed on the Project site. Future residential structures would be developed in compliance with the California Green Building Code (which implements water efficiency standards for appliances and fixtures) and would constitute a minor portion of the total water used in the City.

Therefore, potential impacts associated with groundwater supplies or groundwater recharge would be less than significant, and no mitigation would be required.
1 1 AF = 325,851 gallons; 2025 Water demand: 11,090 AF/year * 325,851 gallons = 3,613,687,590 gallons; 3,613,687,590 gallons / 365 days: = 9,900,514 GPD; 9,900,514 GPD / 2025 population: 46,048 = ~215 GPCD; 215 GPCD * 120 residents = 25,800; GPCD 25,800 GPCD x 365 days/year = 9,417,184 gallons annual demand 9,417,184 / 325,851 = 29 afy Item #6. Page 166
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c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or through the addition of impervious surfaces, in a manner which would:
 result in substantial erosion or siltation onsite or offsite; Less Than Significant Impact: Grading activities during construction of the Proposed Project may result in wind driven soil erosion and loss of topsoil. However, all construction and grading activities must comply with City’s grading ordinance using BMPs, including the use of fiber rolls, street sweeping, gravel bag barriers, straw bale barriers, and storm drain inlet protection. Upon project completion, the Project Site would be developed with a 39-unit townhome community, paved surfaces, and landscaping, which would prevent substantial erosion from occurring. Therefore, potential impacts from erosion would be less than significant and no mitigation would be required.
 Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site?
Less Than Significant Impact: The Proposed Project would not involve an alteration of the course of a stream or river. Appendix I concludes the post-construction drainage pattern would remain the same as the preconstruction drainage pattern, and on-site runoff would not exceed that of the existing condition. The onsite residential development drainage management area is analyzed as a single subarea as design stormwater mitigation intends to be routed to a single outlet at the south-west corner of the site. There are three (3) onsite inlets that collect and direct runoffs into the proposed interconnected underground infiltration/detention system for water quality treatment sized for the 85th percentile rain event in conformance with water quality treatment standards.

During the design storm event when the infiltration/detention system reaches full capacity, excess runoff is routed to the parkway drain connection to the public right of way. In cases of a larger storm event beyond the design storm, runoff will pond at the localized inlets and the grading design ensures runoff overflow towards East Route 66 following historical drainage pattern.

The Proposed Project would not increase the runoff from the site as the existing site is 99 percent impervious while the Proposed Project includes a landscape area of more than 16,918 SF. Therefore, the Proposed Project would not increase the runoff from the Project Site because all onsite runoff will be captured and will then be directed toward the proposed underground detention system for water quality treatment. The underground detention system ensures that the capacity of the City’s storm drain system is not exceeded by the development of the Proposed Project.

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 create or contribute to runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
Less Than Significant: The Proposed Project would not substantially alter the existing drainage pattern of the Project Site and would result in decreased flow rates from the existing condition due to the reduction in impervious surfaces from 99 percent to 86 percent of the Project Site. The underground infiltration/detention system would be designed to temporarily store and infiltrate runoff, primarily from rooftops and other impervious areas. The drywells would be used to treat stormwater runoff for water quality purposes. Non-structural BMPs such as activity restrictions, street sweeping, and common area landscape maintenance and litter control would also contribute towards runoff control and water quality protection. In addition, the Property Owner/Developer would be required to comply with the NPDES permit requirements to reduce any potential water quality impacts.

The reduced discharges from Project Site post‐development would effectively improve the drainage characteristics of the Project Site and drainage would follow existing conditions.

Therefore, potential impacts from runoff that would exceed the capacity of the drainage systems or provide additional sources of polluted runoff would be less than significant and no mitigation would be required.
 impede or redirect flood flows?
No Impact: The Project Site is in Flood Zone X, outside of the 100-year floodplain (FEMA Map 06037C1440F, effective date September 26, 2008). Therefore, no impacts associated with impeding or redirecting flood flows would occur, and no mitigation would be required.

D) Would the project in flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
No Impact. The Project Site is in Flood Zone X, outside of the 100-year floodplain (FEMA Map 06037C1440F) and would not impede or redirect flood flows.

The Project Site is inland, more than 40 miles northeast of the Pacific Ocean, and is not subject to tsunami hazards.

Seiches are surface waves created when a body of water is shaken, usually by earthquake activity. Seiches are of concern relative to development near large water bodies and water storage facilities, because inundation from a seiche can occur if the wave overflows a containment wall, such as the wall of a reservoir, water storage tank, dam, or other artificial body of water. The surrounding topography of the Project Site is generally flat and would not be subject to inundation by mudflow.

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Therefore, because the Project Site is not in a flood, tsunami, or seiche zone, there would be no Project impacts as to the risk release of pollutants due to project inundation, and no mitigation is required.

E) Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less Than Significant Impact. As previously discussed, the Proposed Project’s construction contractor would be required to prepare and implement a SWPPP and associated BMPs in compliance with the Grading and Drainage Plan during grading and construction. The SWPPP would specify BMPs that would be implemented for the Proposed Project to protect the water quality of receiving waters (San Gabirel River and San Pedro Bay). Therefore, the Proposed Project will not interfere with the implementation of a water quality control plan.

The City works cooperatively with the cities within its service area to plan for future water supply as outlined in the most recent City of Glendora UWMP, adopted in June 2021. Therefore, the Proposed Project will not conflict or obstruct a sustainable groundwater management plan. No aspect of the Proposed Project involves groundwater wells or groundwater pumping.

Therefore, potential impacts associated with the implementation of a water quality control plan or sustainable groundwater management plan would be less than significant, and no mitigation would be required.

Mitigation Measures
No mitigation measures associated with impacts to Hydrology and Water Quality apply to the Proposed Project.

Conclusion
Potential impacts of the Proposed Project associated with Hydrology and Water Quality would be less than significant, and no mitigation would be required.

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4.11 Land Use Planning
The Proposed Project Site is situated on the north side of Route 66, south of the railroad right-of-way, east of Pasadena Avenue, and west of Glenwood Avenue.

The Project Site is located within the Route 66 Corridor Specific Plan. The site is designed to accommodate the development of 39 dwelling units. The site is currently zoned for Service Commercial uses. The site is comprised of two parcels with a total land area of 1.85 acres. The site is currently a vacant auto center structure with a paved covered lot area. The perimeter of the site is bound by block walls and chained linked fencing. Vegetation within the site appears to be minimal and is consistent with surrounding commercial uses. The Proposed Project will consist of six residential buildings consisting of 39 one to three story townhome units with private garages and drive aisles, sidewalks, and common landscaped areas.

Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
XI. LAND USE AND PLANNING:

Would the project:
a) Physically divide an established
community? X
b) Cause a significant environmental
impact due to a conflict with any land use
plan, policy, or regulation adopted for the
purpose of avoiding or mitigating an
environmental effect?
X
Discussion
a) Would the project physically divide an established community? No Impact. The Proposed Site is made up of two underutilized adjacent parcels improved with one structure near the southern west boundary that was previously used for auto related commercial uses. The Project Site is bounded by the major roadway Route 66 to the south, Metro A Line (Foothill Gold Line) and the BNSF Freight Rail line to the north, and commercial uses to the east and west. Singlefamily residential uses are located north of the site separated by the Metro A Line and multi-family residential is located southeast and southwest of the subject site Item #6. Page 170
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across Route 66. Additionally, the subject site is proposed to be re-zoned from RT66-RSC to RT66-CRR which would be consistent with the zoning applied to the parcels south of the Project Site across Route 66. The Proposed Project will consist of six three-story townhome buildings with six units per building, attached oneand two-car garages, 26 open parking spaces, 8,440 square feet of common open space, and 7,611 square feet of private patios and balconies. The Project Site is located near a range of different uses with commercial and residential uses located nearby. Therefore, because the surrounding area includes both RT66-RSC and RT66-CRR, the change in zoning would not be out of character with the current zoning of the area the Proposed Project would not result in the physical division of an established community; no impacts would occur. b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact. The Proposed Project involves the request to construct six buildings consisting of 39 dwelling units, ranging from 1 to 3 stories.

The Project Site is located in the central area of the City, along Route 66, and has a General Plan land use designation of Route 66 Corridor Specific Plan. The Route 66 Corridor Specific Plan area includes seven land use zoning subdistricts, which include Barranca Gateway, Grand Avenue Gateway, Town Center Mixed Use, Lone Hill Gateway, Glendora Technology, and Route 66 Service Commercial and Central Route 66 Residential. The site is located in the RT66-RSC zone and is proposed to be rezoned to RT66-CRR. Properties to the east and west of the Proposed Project located north of Route 66 are primarily zoned RT66-RSC. To the south of Route 66, properties are zoned a mix of RT66-RSC and RT66-CRR. The project will not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect, because the project is consistent with all applicable land use policies and regulations of the City Zoning Code and General Plan.

General Plan
The City’s General Plan, “Community Plan 2025”, was completed in 2008. The City’s General Plan Land Use Map, revised in 2023, designated the project site to Route 66 Corridor Specific Plan. The Route 66 Corridor Specific Plan establishes a comprehensive policy and regulatory guidance document for all properties within the Route 66 Corridor Specific Plan project area. A Specific Plan is a community-based plan, developed with extensive input by policy makers and business and property owners, and looks to guide and design future development. The intent of a Specific Plan is to improve the economic vitality and livability of the corridor, to retain existing business and attract commercial, industrial, retail and residential development opportunities. The most recent Item #6. Page 171
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revisions to the plan occurred in 2017 (City of Glendora, Code of Ordinances, Zoning, Route 66 Corridor Specific Plan Code 21.10.010 Executive Summary). The Proposed Project does not include a change to the General Plan, which would remain Route 66 Corridor Specific Plan. Therefore, because the General Plan land use designation would remain the same, no potential impacts associated with an applicable land use plan, policy or regulation would occur.

Zoning Ordinance
The project site is zoned as RT66-RSC under the Route 66 Specific Corridor Plan.

The RT66-RSC zone is intended to provide for a variety of smaller-scale commercial, office, and light industrial/manufacturing uses. The Proposed Project would require a zone change to RT66-CRR, which is intended to contribute to the mix of housing choices offered to Glendora residents and provide consistency with the Glendora General Plan Housing Element. The Proposed Project complies with all established development standards for the RT66-CRR zone. Therefore, due to the location, surrounding uses, and compliance with all applicable development standards for the proposed zoning, no potential impacts associated with an applicable land use plan, policy or regulation would occur.

Mitigation Measures
No mitigation measures associated with impacts to Land Use and Planning apply to the Proposed Project.

Conclusion
Potential impacts of the Proposed Project associated with Land Use and Planning would be less than significant or no impact, and no mitigation would be required.

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4.12 Mineral Resources
Regulatory Setting
In 1975, the California legislature enacted the Surface Mining and Reclamation Act (SMARA). This act provides for the reclamation of mined lands and directs the State Geologist to classify (identify and map) the non-fuel mineral resources of the state to show where economically significant mineral deposits occur and where they are likely to occur based upon the best available scientific data.

Mineral Resource Zones (MRZ) classifications are designed by the State Geologist in accordance with the State Mining and Geology Board (SMGB)’s priority list, as follows:
 MRZ-1 - areas where geologic information indicates no significant mineral deposits are present;
 MRZ-2 - areas that contain identified mineral resources;  MRZ-3 - areas of undetermined mineral resource significance;  MRZ-4 - areas of unknown mineral resource potential.

Environmental Setting
The Proposed Project would be constructed on a vacant lot that was previously developed with small commercial buildings and a large paved/gravel outdoor storage area previously used for automobile sales and storage. The Proposed Project is on a 1.85 gross acre site. The Project Site is zoned RT66-RSC and has a General Plan land use designation of Route 66 Corridor Specific Plan. There are no active lines or quarries within the City of Glendora.

Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
XII. MINERAL RESOURCES:

Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to
the region and the residents of the state?
X
b) Result in the loss of availability of a locally
important mineral resource recovery site X
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delineated on a local general plan, specific
plan or other land use plan?
Discussion
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
Less Than Significant Impact. According to the California Department of Conservation, the Project Site is designated Mineral Resource Zone (MRZ) 3. Areas designated MRZ-3 are defined as areas containing known or inferred mineral occurrences of undetermined mineral resource significance. Areas designated MRZ-2 are where geologic data indicate that significant mineral resources are present. Since the Project Site is not designated MRZ-2, development of the Project Site would not impact the availability of known mineral resources in the surrounding area. Therefore, no associated with any known mineral resource that would be of value to the region and the residents of the state would occur, and no mitigation would be required.
b) Would the project result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
No Impact. The project will not result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan, because no mining operations exist on or in the vicinity of the Project Site. Therefore, no impacts associated with the availability of any locally important mineral resource recovery sites would occur, and no mitigation would be required.

Mitigation Measures
No mitigation measures associated with impacts to Mineral Resources apply to the Proposed Project.

Conclusion
Potential impacts of the Proposed Project associated with Mineral Resources would be less than significant, and no mitigation would be required.

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4.13 Noise
Ldn Consulting, Inc. prepared a Noise Impact Analysis to determine potential impacts from noise associated with the development of the Proposed Project (Appendix J – 723-731 East Route 66 Development Project Noise Impact Analysis, Ldn Consulting, Inc., February 9, 2024).

Environmental noise is commonly measured in A-weighted decibels (dBA). A decibel (dB) is a unit of sound energy intensity. Sound waves, traveling outward from a source, exert a sound pressure level (commonly called a “sound level”) measured in dB. A dBA is a decibel corrected for the variation in frequency response that duplicates the sensitivity of human ears. Decibels are measured on a logarithmic scale. Generally, a three dBA increase in ambient noise levels represents the threshold at which most people can detect a change in the noise environment; an increase of 10 dBA is perceived as a doubling of loudness.

The FHWA identifies ranges of noise perceptibility as follows:

Changes in Intensity Level,
dBA
Changes in Apparent
Loudness
1 Not perceptible
3 Barely perceptible change
5 Readily perceptible change
10 Twice (or half) as loud
https://www.fhwa.dot.gov/environMent/noise/regulations_and_guidance/polguide/polguide02.cfm Noise Descriptors
The noise descriptors utilized in the noise study for the Proposed Project include but are not limited to the following:
 Ambient Noise Level: The composite of noise from all sources, near and far.

In this context, the ambient noise level constitutes the normal or existing level of environmental noise at a given location.
 Community Noise Equivalent Level (CNEL): Noise standards for land use compatibility are stated in terms of the Community Noise Equivalent Level (CNEL) and the Day-Night Average Noise Level (DNL). CNEL is a 24-hour weighted average measure of community noise. CNEL is obtained by adding five decibels to sound levels in the evening (7:00 PM to 10:00 PM), and by adding ten decibels to sound levels at night (10:00 PM to 7:00 AM).

This weighting accounts for the increased human sensitivity to noise during the evening and nighttime hours. DNL is a very similar 24-hour average measure that weighs only the nighttime hours.
 Equivalent Sound Level (LEQ): The sound level corresponding to a steady noise level over a given sample period with the same amount of acoustic energy as the actual time-varying noise level. Average noise levels over a period of minutes or hours are usually expressed as dBA Leq, or the Item #6. Page 175
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equivalent noise level for that period of time. For example, Leq(3-hr) would represent a 3-hour average. When no period is specified, a one-hour average is assumed.
 Maximum Sound Level (Lmax): The maximum sound level measured during a period of time.

Regulatory Setting
City of Glendora
The City of Glendora outlines its noise regulations and standards within the Municipal Code and Community Plan 2025. The City of Glendora Community Plan 2025 Noise Element states that the Noise and Land Use Compatibility Guidelines, (shown in Table N-1 of the Noise Element) and the accompanying discussion should set forth the criteria for siting new Development in the City of Glendora (City of Glendora, 2008). These guidelines state that any project which would be located in a normally unacceptable noise exposure area, based on the Land Use Compatibility Guidelines, shall require an acoustical analysis. Noise mitigation in the future shall be incorporated in the project as needed. As a condition of approval of a project, the City may require post-construction noise monitoring and sign off by an acoustician to ensure that City requirements have been met.

GMC § 9.44.040 establishes ambient base noise levels which are broken down by Single Family Residential, Multifamily Residential, Commercial, Manufacturing, and Special Zones.

Table 12 – City of Glendora Ambient Base Noise Level (GMC § 9.44.040) Zone
7:00am to 7:00pm
(Day)
7:00pm to 10:00am
(Evening)
10:00pm to 7:00am
(Night)
Multi-Family Residential 55 dBA 50 dBA 45 dBA
Commercial 65 dBA 65 dBA 60 dBA
While the CEQA Guidelines and City of Glendora noise standards provide direction on noise compatibility and establish noise standards by land use type, they do not define the levels at which increases above the ambient noise levels are considered substantial. However, the Federal Highway Administration and Caltrans both identify changes in noise levels of greater than 3 dBA as "barely perceptible," while changes of 5 dBA are considered "readily perceptible.” Title 24, Chapter 1, Article 4 of the California Administrative Code (California Noise Insulation Standards) requires noise insulation in new hotels, motels, apartment houses, and dwellings (other than single-family detached housing) that provides an annual average noise level of no more than 45 dBA CNEL. When such structures are located within a 60-dBA CNEL (or greater) noise contour, an Item #6. Page 176
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acoustical analysis is required to ensure that interior levels do not exceed the 45- dBA CNEL annual threshold. In addition, Title 21, Chapter 6, Article 1 of the California Administrative Code requires that all habitable rooms, hospitals, convalescent homes, and places of worship shall have an interior CNEL of 45 dB or less due to aircraft noise.

Government Code § 65302 mandates that the legislative body of each county and city in California adopt a noise element as part of its comprehensive general plan. The local noise element must recognize the land use compatibility guidelines published by the State Department of Health Services. The guidelines rank noise land use compatibility in terms of normally acceptable, conditionally acceptable, normally unacceptable, and clearly unacceptable.

State Regulations
Though not adopted by law, the State of California General Plan Guidelines 2017, published by the California Governor’s Office of Planning and Research (OPR) (OPR Guidelines), provides guidance for the compatibility of projects within areas of specific noise exposure. The OPR Guidelines identify the suitability of various types of construction relative to a range of outdoor noise levels and provide each local community some flexibility in setting local noise standards that allow for the variability in community preferences. The OPR Guidelines include a Noise and Land Use Compatibility Matrix which identifies acceptable and unacceptable community noise exposure limits for various land use categories. Where the “normally acceptable” range is used, it is defined as the highest noise level that should be considered for the construction of buildings which do not incorporate any special acoustical treatment or noise mitigation. The “conditionally acceptable” or “normally unacceptable” ranges include conditions calling for detailed acoustical study prior to the construction or operation of the Proposed Project.

The State of California has established noise insulation standards as outlined in Title 24 and the Uniform Building Code (UBC) which in some cases requires acoustical analyses to outline exterior noise levels and to ensure interior noise levels do not exceed the interior threshold.

Federal Regulations
The U.S. Environmental Protection Agency (EPA Office of Noise Abatement and Control was originally established to coordinate federal noise control activities.

After its inception, EPA’s Office of Noise Abatement and Control issued the Federal Noise Control Act of 1972, establishing programs and guidelines to identify and address the effects of noise on public health, welfare, and the environment.

In response, the EPA published Information on Levels of Environmental Noise Requisite to Protect Public Health and Welfare with an Adequate Margin of Safety (Levels of Environmental Noise). The Levels of Environmental Noise recommended Item #6. Page 177
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that the Ldn should not exceed 55 dBA outdoors or 45 dBA indoors to prevent significant activity interference and annoyance in noise-sensitive areas.

In 1981, EPA administrators determined that subjective issues such as noise would be better addressed at lower levels of government. Consequently, in 1982 responsibilities for regulating noise control policies were transferred to State and local governments. However, noise control guidelines and regulations contained in EPA rulings in prior years remain in place by designated Federal agencies, allowing more individualized control for specific issues by designated Federal, State, and local government agencies.

The EPA has compiled data regarding the noise generating characteristics of specific types of construction equipment. Noise levels generated by heavy construction equipment can range from 60 dBA to more than 100 dBA when measured at 50 feet. However, these noise levels diminish rapidly with distance from the construction site at a rate of approximately 6 dBA per doubling of distance. For example, a noise level of 75 dBA measured at 50 feet from the noise source to the receptor would be reduced to 69 dBA at 100 feet from the source to the receptor and reduced to 63 dBA at 200 feet from the source. The most effective noise reduction methods consist of controlling the noise at the source, blocking the noise transmission with barriers or relocating the receiver. Any or all of these methods may be required to reduce noise levels to an acceptable level.

No federal regulations apply to noise or vibration from the proposed project, but the United States Department of Transportation Federal Transit Administration (FTA) provides criteria for acceptable levels of ground-borne vibration for various types of special buildings that are sensitive to vibration (Federal Transit Administration, 2018). For the purpose of identifying potential project related vibration impacts, the FTA criteria was used. The human reaction to various levels of vibration is highly subjective. The upper end of the range shown for the threshold of perception, or roughly 65 VdB, may be considered annoying by some people. Vibration below 65 VdB may also cause secondary audible effects, such as a slight rattling of doors, suspended ceilings/fixtures, windows, and dishes, any of which may result in additional annoyance.

Best Management Practices
The following best management practices (BMPs) shall be provided on project plans and in contract specifications to minimize construction and operational noise emanating from the Proposed Project:

1. Proper maintenance and tuning of all construction equipment engines to minimize noise emissions.

2. Proper maintenance and functioning of the mufflers on all internal combustion and equipment engine.

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3. Locate fixed and/or stationary equipment as far as possible from noisesensitive receptors.

4. Appoint a public liaison for Project construction that would be responsible for addressing public concerns about construction activities, including excessive noise. As needed, the liaison would determine the cause of concern (e.g., starting too early, bad muffler) and implement measures to address the concern. These BMPs would further reduce construction noise levels.

Environmental Setting
The Project Site consists of two parcels situated north of Interstate 210 (I-210) and east of State Route 39 (SR-39) between Glendora Avenue and Lone Hill Avenue.

The project site is surrounded by existing retail uses to the east and west, existing single-family residences to the north, and East Route 66 to the south. Existing multifamily residential uses are located across Route 66 to the south. Foothill A Line (Metro Gold Line) and a BNSF Freight Rail line are located adjacent to the project to the north and is currently under construction to build an extension to the light rail system from the Azusa Citrus Station to the station in the City of Pomona. Refer to Figure 2 – Site Location – Aerial View.

Project Design Features
The analysis of Appendix J is based on implementation of the following project design features that are either already depicted on the Proposed Project’s site plan and architectural plans or are required from City and State Regulations through Conditions of Approval issued by City departments. These Project Design Features would ensure that the Proposed Project would comply with the City and State Regulations.

Project Design Feature 1 (PDF-NOI-1): Prior to the issuance of the grading permit, the property owner/developer shall submit a construction-related noise mitigation plan to the City for review and approval. The plan shall depict the locations of where construction equipment would operate on the Project Site and how the noise from the construction equipment would be mitigated during construction of the project, through use of such methods as:

1. Temporary noise attenuation fences;

2. Preferential location of equipment; and

3. Use of current noise suppression technology and equipment.

Project Design Feature 2 (PDF-NOI-2): Prior to issuance of a building permit, the property owner/developer shall demonstrate on building plans that the proposed multi-family homes will utilize a “windows closed” condition, which requires a means of mechanical ventilation per Chapter 12, §1205 of the Uniform Building Item #6. Page 179
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Code. This shall be achieved with a standard forced air conditioning and heating system with a filtered outside air intake vent for each residential unit.

Project Design Feature 3 (PDF-NOI-3): Prior to issuance of a building permit, the property owner/developer shall demonstrate on building plans that the proposed homes will utilize standard dual pane windows with a minimum Sound Transmission Class (STC) rating of 28 STC for all conditioned rooms.

Project Design Feature 4 (PDF-NOI-4): Prior to issuance of a building permit, the property owner/developer shall submit a final interior noise study based on final locations of HVAC units to ensure interior noise reductions. Building plans shall demonstrate that units located near HVAC equipment shall have upgraded glass assemblies of up to STC 33 based on the findings of the final interior noise study.

Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporate
d
Less Than
Significant
Impact
No Impact
or Does
Not Apply
XIII.NOISE:

Would the project result in:
a) Generation of a substantial temporary or
permanent increase in ambient noise levels
in the vicinity of the Project Site in excess of
standards established in the local general
plan or noise ordinance, or applicable
standards of other agencies?
X
b) Generation of excessive ground-borne
vibration or ground-borne noise levels? X
c) For a project located within the vicinity
of a private airstrip or 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?
X
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Discussion
a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
Less Than Significant Impact. The Proposed Project would not generate a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project Site in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies. The following section calculates the potential noise emissions associated with the temporary construction activities and long-term operations of the Proposed Project and compares the noise levels to City standards.

Construction Impacts
Project construction noise levels are considered exempt if activities occur within the hours specified in the GMC § 9.44.110 of 7:00 a.m. and 9:00 p.m., if located within a residential zone or within a radius of five hundred feet therefrom unless approval is obtained from the City Building Official or City Engineer.

Construction of the proposed Project will require equipment such as loaders, pickup trucks, backhoes, and an asphalt paver. Construction activities will take place between the hours of 7:00 a.m. and 9:00 p.m. in accordance with the City’s Noise Ordinance.

The development construction will consist of grading, building construction, and paving. The building construction activities will consist of trenching, paving, and building construction. Noise would typically occur during this phase due to the operation of backhoes, and front-end loaders as well as air compressors and hand-held power tools. The nearest residences to be impacted by construction are the single-family homes located to the north across the proposed train tracks and the existing multi-family residential to the south across Route 66. Noise monitoring was conducted during the construction at a larger construction site to determine the noise levels from the associated equipment (Campus Park MultiFamily, LDN Consulting, 2017). A list of the anticipated noise levels for each phase of construction is shown in Table 13.

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Table 13 - Construction Phases and Noise Levels
Construction Phase Source
Levels @
50’(dBA)
Distance
from
Property Line
(Feet)
Noise
Reduction
from
distance
(dBA)
Noise
Reduction
from Duty
Cycle
(dBA)
Resultant
Noise
Level (dBA)
Site Grading 75.7 60 -1.6 -3.0 71.1
Building Construction 68.2 60 -1.6 -3.0 63.6
Architectural Coating 62.3 60 -1.6 -3.0 57.7
Paving Equipment 71.6 60 -1.6 -3.0 67.0
Due to the site constraints, the construction equipment would not be running continuously and would be moving near the property line to other portions of the project site for an average distance of 60-feet. Utilizing a duty-cycle of 30 minutes of any given hour that the equipment would be operating at a single location would reduce the noise levels to a minimum of 3 dBA hourly.

Based on the EPA noise emissions, empirical data and the amount of equipment needed, worst-case noise levels from the construction equipment operations would occur during the grading/site preparation. The construction schedule identifies that grading activities will occur in a single phase all at the same time, with anticipated equipment including an excavator, a grader, a rubber tire dozer, and two tractors/backhoes. Due to physical constraints and normal site preparation operations, most of the equipment will be spread out over the site. A list of equipment used during grading is summarized in Table 14.

Table 14 - Construction Noise Levels
Construction Equipment Quantity Source Level @
50-feet (dBA)*
Cumulative
Noise Level @
100-Feet (dBA)
Tractor/Loader/Backhoe 3 72 70.8
Rubber Tire Dozer 1 74 68.0
Grader 1 73 67.0
Excavator 1 79 73.0
*Source: U.S. Environmental Protection Agency (U.S. EPA), 1971 and Empirical Data At any given time, a piece of construction equipment would only be within 100 feet of a sensitive receptor for a very short duration, after which it would move to another part of the project site, further from existing sensitive receptors.

Construction activity noise levels are only expected to near 75 dBA at residential property lines when activity is taking place in close proximity to the property line, and at all other times will be less than 75 dBA. Due to the area of the site, this scenario is only expected to take place for very brief periods of time throughout the day, and for this reason, construction limited to the allowable hours of Item #6. Page 182
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operation established within the code will comply with City of Glendora noise regulations.

Notwithstanding, in addition to complying with the City’s noise standards regarding construction working hours and noise levels, construction noise should be minimized through the implementation of best management practices (BMPs) which are listed in the Regulatory Setting section above and should be added to project plans and in contract specifications to minimize construction noise emanating from the Proposed Project.

Further, Project Design Feature 1 (PDF-NOI-1) would require the developer/property owner to submit a construction-related noise mitigation plan to the City for review and approval.

Therefore, because the project would implement BMP’s, PDF-NOI-1, and Project construction activity would be limited to the allowable hours of operation established within the GMC, no impacts are anticipated.

Operational Noise Impacts
The Proposed Project would consist of the development of six 3-story residential buildings with 39 residential units. Potential noise impacts associated with the operations of the Proposed Project would be from project-generated vehicular traffic on the nearby roadways. The primary source of roadway noise to the project site will be from vehicular traffic from adjacent Route 66 to the south.

Vehicle noise is a combination of the noise produced by the engine, exhaust and tires. The level of traffic noise depends on three primary factors (1) the volume of traffic, (2) the speed of traffic, and (3) the number of trucks in the flow of traffic.

The Proposed Project does not propose any uses that would require a substantial number of truck trips and the Proposed Project would not alter the speed limit on any existing roadway. Therefore, potentially significant impacts associated with operation related noise would be less than significant.

Transportation Noise Impacts
The Project Site is located on the north side of Route 66, which is identified as an Arterial roadway in the Community Plan 2025 Circulation Element and approximately 90 feet south of the Foothill A Line (Metro Gold Line) and the BNSF Freight Rail line. The Community Plan 2025 Noise Element includes standards for land use compatibility for community noise exposure. For noise sensitive multifamily residential areas, the exterior noise levels should remain below 70 dBA CNEL to be considered “conditionally acceptable” and the interior noise levels should remain below 45 dBA CNEL.

The primary source of roadway noise to the Project Site will be from vehicular traffic from adjacent Route 66 to the south. Vehicle noise is a combination of the noise produced by the engine, exhaust and tires. The level of traffic noise Item #6. Page 183
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depends on three primary factors (1) the volume of traffic, (2) the speed of traffic, and (3) the number of trucks in the flow of traffic. According to the City’s Community Plan 2025 Projected Buildout Noise Contours, the 70 dBA CNEL noise contour of Route 66 is located 47-feet from the centerline of the roadway.

Therefore, at a distance of 66-feet, the patios and building facades of the front units adjacent to Route 66 are expected to be as high as 67.8 dBA CNEL. Figure 15 - Modeled Receptor Locations indicates the modeled observer locations for the outdoor use areas.

Rail-related noise comes from several potential sources. A locomotive engine’s propulsion system generates noise from mechanical and electrical systems. The interaction of wheels with the track produces various noises, particularly where the wheel encounters a flaw or defect along smooth wheel/track surfaces. Finally, train horns or bells and railroad crossing warning devices generate short but loud alerts pursuant to federal safety regulations.

The nearest building façade of the Proposed Project is located approximately 86 feet from the centerline of the future light rail extension of the Foothill Gold Line of the Los Angeles Metro Rail system. According to the Metro Gold Line Foothill Extension EIR, noise levels in the vicinity of the project are expected to be as high as 67 dBA Ldn at a distance of 34-feet (ATS Consulting 2013). Noise levels would therefore be reduced to approximately 61.0 dBA CNEL at the nearest building façade due to the distance the project is setback from the rail alignment.

According to the EIR, the noise levels account for both light rail transit (LRT) trains and freight trains with horn noise. Additionally, outdoor usable space is provided by a central courtyard area that will be shielded from the future rail line by the proposed buildings that would provide additional noise reductions.

In order to determine the overall cumulative noise levels at the proposed receptors, the roadway and train noise levels were combined. Receptor 1 located closest to the rail line would have a cumulative noise level of 62.9 dBA, Receptor 2 located near the community open space area and at the center of the project site would have a cumulative noise level of 62.1 dBA, and Receptor 3 located near Route 66 would have a cumulative noise level of 67.9 dBA. Based upon these findings, the outdoor use and open space areas would meet the City’s 70 dBA CNEL noise threshold to be considered “conditionally acceptable” without mitigation. Additionally, three decibels of attenuation are allowed for the first row of buildings when they block 40 to 65% of the line of sight to the noise source, and five decibels of attenuation is allowed when the buildings obstruct more than 65% of the line of sight (Appendix J). The line of sight to the roadway and the rail line from the outdoor courtyard areas between the buildings are blocked by the proposed structures therefore it is anticipated that the cumulative noise levels from these sources will be lower.

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Additional noise modeling conducted at the nearest building facades which determined that the building facades with line of sight to Route 66 would be exposed to noise levels as high as 69 dBA CNEL. Units with line of sight to the rail line would be exposed to noise levels as high as 66 dBA CNEL. To meet the 45 dBA CNEL interior noise standard and ensure the project interior noise levels meet normally acceptable levels, the Proposed Project shall implement PDF-NOI-2 which shall require a standard forced air conditioning and heating system with a filtered outside air intake vent for each residential unit in order to achieve a “closed window” condition. Additionally, PDF-NOI-3 shall require the property owner/developer to install standard dual pane windows with a minimum Sound Transmission Class (STC) rating of 28 STC for all conditioned rooms as a project design measure to reduce interior noise levels to code compliant levels.

Appendix J identified potential noise impacts related to installation of HVAC, Implementation of PDF NOI-4, requiring the property owner/developer to submit a final interior noise study based on final locations of HVAC units to ensure interior noise reductions. Based on the findings of the final interior noise study upgraded glass assemblies of up to STC 33 may be required to reduce interior noise levels to code compliant levels.
b) Would the project result in the generation of excessive ground-borne vibration or ground-borne noise levels?
Less Than Significant Impact. The Noise Impact Analysis (Appendix J) analyzed the potential vibration levels related to construction and operational impacts.

Construction Vibration Impacts
The construction activities for the Proposed Project are anticipated to include demolition of the existing auto-related commercial structures and pavement on the Project Site, grading of the Project Site, building construction of the proposed residential buildings and paving of onsite parking, roads and driveways, and application of architectural coatings.

Vibration impacts from construction activities associated with the Proposed Project would typically be created from the operation of backhoes, and frontend loaders as well as air compressors and hand-held power tools. The nearest sensitive receptors to the Project Site are the existing single-family homes located to the north and the multi-family residential uses to the south located 200 feet or more from the center of the proposed construction. Table 6-3 lists the average vibration levels that would be experienced at the nearest vibration sensitive land uses from the temporary construction activities.

The City of Glendora has not established thresholds of significance concerning ground-borne vibration. In the absence of City-established thresholds, groundborne vibration impacts are based on guidance from the Federal Transit Item #6. Page 185
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Administration (FTA) Transit Noise and Vibration Impact Assessment Manual (FTA, September 2018). Accordingly, the project would result in a significant impact if:
 Ground-borne vibration levels generated by the project have the potential to cause architectural damage at nearby buildings by exceeding the following PPV:
o 0.10 in/sec at buildings extremely susceptible to vibration damage o 0.20 in/sec at non-engineered timber and masonry buildings o 0.30 in/sec at engineered concrete and masonry (no plaster) buildings
o 0.50 in/sec at reinforced-concrete, steel or timber (no plaster) buildings
 Ground-borne vibration levels generated by the project have the potential to cause annoyance at sensitive receptors by exceeding 72 VdB.

The primary source of vibration during construction would be from the operation of a large dozer. As detailed in Appendix J, Table 5-3 (p. 19), a large dozer would create a vibration level of 0.089 inch per second PPV at 25 feet. Based on typical propagation rates, the vibration level at the nearest offsite sensitive receptor (multi-family/single-family homes 200 feet to the north and south) would be 0.0039 inch per second PPV. For the purpose of this section of the municipal code, the perception threshold shall be presumed to be more than 0.05 inch per second RMS vertical velocity. Construction activities would generate levels of vibration that would not exceed the FTA or City criteria for nuisance for nearby residential uses. Therefore, vibration impacts would be less than significant. Therefore, potentially significant impacts associated with construction related vibration would be less than significant.

Operational Vibration Impacts
The Proposed Project would consist of the development of six 3-story residential buildings with 39 residential units. The on-going operation of the Proposed Project would not include the operation of any known vibration sources other than typical onsite vehicle operations for a residential development. Therefore, potentially significant impacts associated with operation related vibration would be less than significant.
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact. The Project Site is not within the planning area of an airport land use plan or within two miles of a public airport or public use airport. Therefore, no impacts associated with an airport safety hazard for people residing or working in the project area would occur and no mitigation is required.

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Mitigation Measures:

No mitigation measures associated with impacts to Noise apply to the Proposed Project.

Conclusion
Potential impacts of the Proposed Project associated with Noise would be less than significant, and no mitigation would be required.

Item #6. Page 187
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Initial Study/Mitigated Negative Declaration
Figure 15: Modeled Receptor Locations
Source: Ldn Consulting, Inc.

Item #6. Page 188
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4.14 Population and Housing
Environmental Setting
The Proposed Project site is located at 723-731 East Route 66, Glendora (AIN 8646- 029-009, 8646-029-014) and is designed to accommodate the development of 39- unit townhome project with attached one and two car garages, 26 open parking spaces, and associated amenities and landscaping. The site is comprised of two parcels with a total land area of 1.85 acres. The site is currently improved with a vacant auto service building and associated concrete flatwork, a paved parking lot, and a dirt lot.

The Project Site has a General Plan land use designation of Route 66 Corridor Specific Plan and is zoned RT66-RSC. Both parcels (AIN: 8646-029-009, 8646-029- 014) will be rezoned to RT66-CRR to allow for the development of the residential townhomes at the Project Site. The RT66-CRR zone allows for the development of up to 30 dwelling units per acre.

Census data in 2020 identified the population of the City of Glendora as 52,558 in the 2020 census. There are a total of 16,751 households in Glendora, resulting in an average of 3.1 people per household. This would estimate that approximately 120 residents would be added to the total population with the development of 39 dwelling units.

Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporate
d
Less Than
Significant
Impact
No Impact
or Does
Not Apply
XIV. POPULATION AND HOUSING:

Would the project:
a) Induce substantial population growth in
an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension
of roads or other infrastructure)?
X
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
X
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Discussion
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
Less Than Significant Impact. The Proposed Project is expected to result in approximately 120 more residents within the City. According to the U.S. Census Bureau estimates, the City’s population in 2020 was 52,558 people, in which the additional 120 residents anticipated to result from the development of the Proposed Project would be approximately .01% of the current City population. It is expected that the City’s population will grow by approximately 3,142 residents by 2045 (SCAG, 2020). The Proposed Project would account for less than 1% of this growth. Due to the minor nature of the population growth that could result from the Proposed Project and because growth falls within the projected population increase, population growth from the project would not be substantial. Jobs that would be created during construction would be short-term and would not increase the City’s job base permanently. However, the temporary construction crew and long-term residents of the Project would not create a significant change in demand for goods and services that may induce business investment, growth, or development in the area. Therefore, the Project would have less than significant impact regarding introducing substantial unplanned population growth in the area, either directly or indirectly.
b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
No Impact. The Project Site is currently underutilized with the commercial structures being unoccupied. No residential units are located on site. Therefore, no impact would occur regarding the displacement of existing people or housing, and no mitigation would be required.

Mitigation Measures
No mitigation measures associated with impacts to Population and Housing apply to the Proposed Project.

Conclusion
Potential impacts of the Proposed Project associated with Population and Housing would be less than significant, and no mitigation would be required.

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4.15 Public Services
Environmental Setting
Fire services are provided by contract with the LACFD. Police protection services within the city limits are provided by the GPD. The Glendora Unified School District provides school services within the vicinity of the Project Site. Recreation services are provided by the City of Glendora.

Impact Analysis

CEQA THRESHOLDS
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporat
ed
Less Than
Significant
Impact
No Impact
or Does
Not Apply
XV. PUBLIC SERVICES:
a) 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:

Fire protection? X
Police protection? X
Schools? X
Recreation/Parks? X
Other public facilities? X
Discussion
a) 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:

Fire Protection
Less Than Significant Impact. The City of Glendora is served by LACFD which provides fire protection and emergency services. Three fire stations located within the City serve the City of Glendora: Fire Station 85 located at 650 East Gladstone, Fire Station 86 located at 520 South Amelia Avenue and Fire Station 151 located at 231 West Mountain View Avenue. The closest fire stations to the Project Site are Fire Station 151 and 86 (Los Angeles County Fire Stations). Although Station 151 has a less direct route, it is closer in distance (1.23 Miles), than Station 86. This station would be the first to respond to calls for service from the Project Site. Station Item #6. Page 191
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86 has a more direct route to the project site but is roughly 2.1 miles from the project site and could serve as the secondary response to the Project Site.

As of 2006, Station 151, the primary station, is generally staffed with one fire captain, one firefighter specialist, one firefighter, and two firefighter paramedics.

The station is equipped with one firetruck and one paramedic squad. The average response time in 2006 for emergency calls was 4 minutes and 25 seconds.

The Proposed Project would result in a resident population of approximately 120 people, which is a nominal increase in the total number of City residents (estimated at 52,588 in 2020 per the US Census data) served by LACFD.

The construction of the new residential community may increase the number of fire or emergency service calls. However, considering the proposed usage for residential buildings and existing fire resources available at LACFD Stations 151 and 86, adverse impacts on the LACFD services are not expected to occur. The increase in fire service demand generated by the Proposed Project would not require the construction of a new fire station or improvements to any of the fire stations served by the LACFD.

The Applicant would be required to submit building plans that comply with the most current California Building Codes to ensure the Proposed Project is developed in compliance with all applicable Building and Fire safety requirements. Additionally, the Applicant will be required to pay the appropriate impact fees in effect at the time building permits are issued to offset any potential impact to fire facilities. Development of the Project Site would be within the growth projections for the City, and payment of impact fees would offset the nominal incremental increase in demand on fire protection services and would not result in the need for new or physically altered fire protection facilities.

Therefore, potential impacts associated with fire protection would be less than significant, and no mitigation would be required.

Police Protection
Less Than Significant Impact. Police protection services for the City of Glendora, including the Project Site, are provided by the GPD. The GPD is located at 150 South Glendora Avenue. The City of Glendora is split into four districts that serve the City. Each district has its designated zones to serve. Ther Project Site falls on the southwest border of District 3 and the northeast border of District 2. The GPD has 56 sworn officers and 42 civilian employees. In addition to the sworn officers and civilian employees, the City of Glendora also has a reserve officer force, providing valuable aid to the City with equally qualified part-time officers.

The Proposed Project would generate a demand for police protection services during construction and operation of the Proposed Project once the proposed dwelling units are occupied. The primary response to the Project Site would be by patrol vehicles that are assigned by districts throughout the City.

Item #6. Page 192
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