Paramount City Council
September 10, 2024

Said zone change is subject to the following conditions:

Purpose:

The broad intent of the uses in this PD-PS (Planned Development with Performance Standards) zone is to include select restaurant and supermarket uses to meet community needs at a central location in the City of Paramount. It is a further objective, by establishing limitations upon building height and floor space, to maintain a reasonable intensity of land use, amount of traffic and general environment which will make it possible for the City to more efficiently and economically design, install and maintain all physical public service facilities in terms of size and capacity, to adequately and permanently meet the needs resulting from a defined intensity of land use.

Permitted uses:

The following uses only are permitted in this PD-PS zone:

1. Automated teller machines (ATMs) accessible from the interior or exterior of a specialty food store or supermarket.

2. Specialty food store.

3. Supermarket.

Uses permitted subject to conditional use permit:

The following uses may be permitted; provided that in each instance a conditional use permit is first obtained and continued in full force and effect as provided in Section 17.48.020 of the Paramount Municipal Code.

1. Alcoholic beverage sales for consumption off-premises.

2. Any establishment offering alcoholic beverages for sale for consumption on the premises.

3. Drive-thru establishments of any kind.

4. Exterior display of merchandise of any kind other than as a special event sale or grand opening.

5. Freestanding automated teller machines (ATMs).

6. Restaurants (walk-in), bakeries with customer seating, coffee shops, quick serve food uses, fast casual food uses, take-out food service, or other such retail food establishments.

7. Retail kiosks (permanent and temporary).

ORDINANCE NO. 1189

Prohibited uses:

Land uses that are not listed in the “permitted uses” or “Uses permitted subject to conditional use permit” sections above are not allowed. The following prohibited uses are listed for further reference and specificity.

The following uses shall be prohibited in this PD-PS zone:

1. Automotive repair or service of any kind whatsoever.

2. Bars or cocktail lounges.

3. Billiard parlors.

4. Bingo parlors.

5. Fraternal or social organizations.

6. Game arcades.

7. Housing. Any type of residence or caretaker unit is prohibited unless allowed by State law.

8. Laundries.

9. Places of worship.

10. Recreational vehicles. The outdoor parking or outdoor storage of any recreational vehicle shall not be allowed. Such recreational vehicles shall include, but are not limited to motorhomes, boats, travel trailers, and transport trailers.

11. Tire shops, sales or service.

12. Vocational schools.

13. Vehicle storage. Truck and/or van storage is prohibited at all times. All other vehicle storage is prohibited overnight.

14. Welding shops.

Performance standards:

Every use permitted in this PD-PS zone shall be subject to the following conditions and limitations:

ORDINANCE NO. 1189

1. Electrical. Any electrical disturbances adversely affecting the operation of any equipment other than that of the creator of such disturbance is prohibited.

2. Electric vehicle (EV) charging stations. EV charging stations shall be maintained in good condition and working order. Malfunctioning or vandalized EV charging stations shall be promptly repaired or replaced as needed.

3. Exterior lighting. All exterior lighting shall be directed away from residences.

4. Exterior storage. With the exception of the exterior display of merchandise associated with an approved conditional use permit (CUP), Special Event Permit, or Grand Opening Permit, no exterior storage of vehicles, materials, supplies, equipment, or machinery shall be permitted whether open or in tanks, bins, or other container devices.

5. Glare or heat. Any direct or reflected glare or heat which is perceptible at any point outside of any building is prohibited.

6. Hazardous materials. Hazardous materials are prohibited.

7. Loading and unloading. Hours of loading and unloading shall be prohibited between the hours of 6:00 p.m. and 7:00 a.m.

8. Modifications. Alterations or modifications to the exterior of the building, fences, railings, walls, or other improvements constructed on the property, or changes to the grade or drainage pattern of the property, are prohibited without the prior consent of the Planning Director.

9. Noise or vibrations. Any building equipment, such as air conditioning devices, must comply with the Paramount Noise Ordinance (Chapter 9.12 of the Paramount Municipal Code). Any noise or vibrations other than that related to temporary construction work which is discernable without instruments at any lot line of the site is prohibited.

10. Odor. The emission of odorous gases or matter in quantities such as to be perceptible at any lot line of the site is prohibited.

11. Radioactive materials. The use or handling of radioactive materials is prohibited.

12. Satellite dish. The installation of a satellite dish shall be on the rooftop or otherwise concealed from public view.

ORDINANCE NO. 1189

13. Solar energy systems. Solar energy systems and associated battery storage systems shall be maintained in good working order on all buildings.

14. Storage enclosed. All property being stored at the storage facility must be kept entirely within enclosed buildings.

15. Storage restrictions. The storage or accumulation of trash, manure, and other offensive or noxious materials in a self-storage unit or any other location is specifically prohibited.

16. Uses indoors. All uses except parking shall be conducted within an entirely enclosed building.

17. Trash/recyclables. Trash, recyclables, organic waste, or other waste shall be disposed of in the designated trash enclosures. The businesses shall comply with organic waste disposal requirements of Chapter 13.09 and refuse, garbage, and weeds requirements of Chapter 13.20 of the Paramount Municipal Code.

18. Vehicle repair. The maintenance, repair, or dismantling of any vehicle within the PD-PS (Planned Development with Performance Standards) zone is prohibited.

Development standards:

1. Design. All new buildings, building additions, or substantial exterior remodels constructed in this PD-PS zone shall conform to the adopted architectural guidelines of the Central Business District.

2. Development Review. All conditions of Development Review Application No. 23:008 are applicable unless superseded by relevant changes to the Paramount Municipal Code or successive development review applications approved by the Development Review Board.

3. Driveways. The complete width and a minimum 10-foot depth of the driveways along Paramount Boulevard and Somerset Boulevard shall feature stamped and stained concrete or pavers.

4. Exterior security doors, gates, and window coverings. The installation of exterior security doors, gates, and window coverings, including, but not limited to, bars, grilles, grates, and overhead roll down doors, or any exterior mounted covering of any type, shall be prohibited.

5. Fences, etc. No fence or hedge exceeding 42 inches in height shall be erected or permitted in the front setback area on any lot. No chain link fences are permitted on any location within the property.

ORDINANCE NO. 1189

6. Landscaping/irrigation. Landscaping and irrigation shall comply with Chapter 17.96 (Water-Efficient Landscape Provisions) of the Paramount Municipal Code. All landscaped areas shall include a minimum six-inch curb along the perimeter.

7. Setbacks. Setbacks shall be as indicated on the submitted site plan as considered by the Development Review Board (Development Review Application No. 23:008 or related future approval) and made by reference a part of this zone change

8. Parking. Parking shall be provided as indicated on the submitted site plan as considered by the Development Review Board (Development Review Application No. 23:008 or related future approval) and made by reference a part of this zone change. Size, location, design, and maintenance of parking spaces and the parking facility as a whole shall be in accordance with Article 3 (Loading Areas and Off-Street Parking) of Chapter 17.44 (General Provisions, Conditions, and Exceptions) regarding this title of the Paramount Municipal Code.

9. Security wire. No barbed wire, concertina wire, razor wire, or cut glass shall be used as a fence or part of a fence, wall or hedge along any property line or within any required side, rear, or front yard.

10. Signs. All signage on the exterior of the building shall comply with the sign standards established for the Central Business District. All signage shall be individual channel letters, and sign cans are prohibited.

11. Special Event Sales and Grand Openings. Special Event Sales and Grand Openings shall be as per Paramount Municipal Code regulations.

12. Tarps. The use of tarps is prohibited in front setbacks, side setbacks, rear yard areas, over driveways, and in parking and circulation areas.

Operation and Easement Agreement.

An Operation and Easement Agreement shall be fully executed following City Attorney review for approval consideration and prior to the issuance of a certificate of occupancy.

Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.

The development of the project shall adhere to all mitigation measures and conditions of approval of the adopted Mitigated Negative Declaration.

Mitigation measures include adhering to the project-specific Geotechnical Investigation regarding Geology and Soils and adhering to Tribal Cultural Resources mitigations identified through tribal consultation.

ORDINANCE NO. 1189

As identified in the Local Transportation Assessment and supplemental Local Transportation Assessment, the northbound approach to the Colorado Avenue/ Somerset Boulevard intersection, shall be restriped for one shared left turn/through lane and a dedicated right turn lane (to incorporated into the existing half-width of Colorado), as well as the implementation of Transportation Demand Management measures, including employee alternative transportation information, bicycle racks, and bicycle storage facilities.

Compliance with Chapter 17.72 (PD-PS, Planned Development with Performance Standards Zone) of the Paramount Municipal Code.

This zone change case shall comply with all conditions set forth in Chapter 17.72 (PD-PS, Planned Development with Performance Standards Zone) of the Paramount Municipal Code zone, Section 17.72.010 to 17.72.210, inclusive.

SECTION 3. California Environmental Quality Act (CEQA). The City Council adopted a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for this project, pursuant to the provisions of the California Environmental Quality Act (CEQA).

SECTION 4. Severability. If any section, subsection, sentence, clause, or phrase in this ordinance or the application thereof to any person or circumstance is for any reason held invalid, the validity of the remainder of the ordinance or the application of such provision to other persons or circumstances shall be adopted thereby. The City Council hereby declares it would have passed this ordinance and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that one or more sections, subsections, sentences, clauses, or phrases or the application thereof to any person or circumstance be held invalid.

SECTION 5. Effective Date. This Ordinance shall take effect thirty days after its adoption, shall be certified as to its adoption by the City Clerk, and shall be published as required by law, together with the names and members of the City Council voting for and against the Ordinance.

PASSED, APPROVED, and ADOPTED by the City Council of the City of Paramount this 8th day of October 2024.
____________________________________
Annette C. Delgadillo, Mayor
ORDINANCE NO. 1189

Attest:
________________________
Heidi Luce, City Clerk
https://paramountcity1957.sharepoint.com/sites/Planning/SharedDocuments/PLANNINGDIV/JOHNKING/reports2024/15101paramo unt/ord1189_zc244ordcc.docx
Initial Study
Mitigated Negative Declaration
15101 Paramount Boulevard
Redevelopment Project
City of Paramount
Conditional Use Permit (CUP) No. 939
Zone Change (ZC) No. 244
Development Review Application (DRA) No. 23:008
Tentative Parcel Map (TPM) No. 84335
Lead Agency:

City of Paramount
16400 Colorado Avenue
Paramount, CA 90723
Prepared By:

Terra Nova Planning & Research, Inc.
42635 Melanie Place, Suite 101
Palm Desert, CA 92211
August 2024
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
2 August 2024
Mitigated Negative Declaration
Project Title: 15101 Paramount Boulevard Redevelopment Project Applicant: Paramount Gateway, LLC
4490 Ayers Avenue
Vernon, California 90058
Applicant Contact: Michelle Sanchez
Phone: (562) 977-8565
Email: [email protected]
Project Location: 15101 Paramount Boulevard, City of Paramount, Los Angeles County; Southwest corner of Paramount Boulevard and Somerset Boulevard; Accessors Parcel Numbers (APN): 6270-002-023 and -024
General Plan/Zoning: Central Business District Area Plan/ Planned Development with Performance Standards (PD-PS)
Description: The proposed Project involves the redevelopment of a 3.3-acre site containing existing commercial and industrial uses. The site currently contains six singlestory structures including a hardware store, a lumber supply store, and lumber storage yard. Structures on the site total 40,315 square feet (S.F.). The site is bounded by Somerset Boulevard to the north, Paramount Boulevard to the east, Adams Street and single-family residences to the south, and Colorado Avenue to the west.

The Project proposes three commercial buildings, separated into three lots, as well as with drive aisles, sidewalks, and landscaping. The commercial buildings include a 23,256 S.F. retail building (Building 1, Sprouts Market), a 5,248 S.F. two tenant drive-thru restaurant building [Building 2: Tenant A, Panera Bread (drive-thru) 3,200 S.F. and Tenant B, pending tenant (no drive-thru) 2,048 S.F], and a 2,400 S.F. drive-thru coffee shop (Building 3, Starbucks) for a Project total of 30,904 S.F. of building space. The drive-thru restaurants include outdoor dining space. Proposed structures would be single-story and have a maximum height of 37 feet. Landscaping would be provided in the parking lot and along the site’s frontages along Somerset Boulevard, Paramount Boulevard, Adams Street, and Colorado Avenue. A total of 133 parking stalls would be provided including eight ADA spaces, four electric/clean air vehicle spaces, and 24 street parking spaces (Colorado Avenue). Access to the site would be provided by four 28 to 30-foot-wide driveways, including two along Colorado Avenue and two along Paramount Boulevard.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
3 August 2024
Findings: The environmental analysis provided in the attached Initial Study indicates that the proposed Project will not result in any significant adverse unmitigable environmental impacts. For this reason, the City of Paramount, in its capacity as Lead Agency, determined that a Mitigated Negative Declaration is the appropriate document required pursuant to the California Environmental Quality Act (“CEQA”). The following findings may also be made based on the analysis contained in the attached Initial Study:
• The proposed project will not have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below selfsustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory.
• The proposed Project will not have impacts that are individually limited, but cumulatively considerable.
• The proposed Project will not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly.

The environmental analysis is provided in the following Initial Study. 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
4 August 2024
Table of Contents

1. Introduction................................................................................................................................ 6

2. Project Description .................................................................................................................... 8

3. Environmental Analysis.......................................................................................................... 20 I. AESTHETICS................................................................................................................ 21 II. AGRICULTURE AND FORESTRY RESOURCES.................................................... 23 III. AIR QUALITY.............................................................................................................. 25 IV. BIOLOGICAL RESOURCES....................................................................................... 31 V. CULTURAL RESOURCES.......................................................................................... 33 VI. ENERGY ....................................................................................................................... 35 VII. GEOLOGY AND SOILS .............................................................................................. 37 VIII. GREENHOUSE GAS EMISSIONS.............................................................................. 41 IX. HAZARDS AND HAZARDOUS MATERIALS ......................................................... 45 X. HYDROLOGY AND WATER QUALITY................................................................... 48 XI. LAND USE AND PLANNING..................................................................................... 52 XII. MINERAL RESOURCES ............................................................................................. 54 XIII. NOISE............................................................................................................................ 55 XIV. POPULATION AND HOUSING.................................................................................. 57 XV. PUBLIC SERVICES ..................................................................................................... 58 XVI. RECREATION .............................................................................................................. 60 XVII. TRANSPORTATION.................................................................................................... 61 XVIII. TRIBAL CULTURAL RESOURCES........................................................................... 64 XIX. UTILITIES AND SERVICE SYSTEMS ...................................................................... 67 XX. WILDFIRE .................................................................................................................... 70 XXI. MANDATORY FINDINGS OF SIGNIFICANCE....................................................... 71

4. Conclusions............................................................................................................................... 73 Appendices (Available at City for review)
Appendix A Air Quality CalEEMod Outputs............................................................................................ A Appendix B Geotechnical Investigation Report.........................................................................................B Appendix C Traffic Report.........................................................................................................................C Appendix D VMT Analysis....................................................................................................................... D Appendix E Supplemental Transportation Assessment .............................................................................E 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
5 August 2024
Tables
Table 1 Project Summary Table.............................................................................................................. 13 Table 2 Maximum Daily Construction-Related Emissions Summary (pounds per day)........................ 27 Table 3 Maximum Daily Operational-Related Emissions Summary (pounds per day) ......................... 27 Table 4 Localized Significance Thresholds 25 Meters, 2 Acres (pounds per day) ................................ 29 Table 5 Existing Use: Projected GHG Emissions Summary (metric tons/year)..................................... 42 Table 6 Proposed Project: Projected GHG Emissions Summary (metric tons/year).............................. 42 Table 7 Consistency with the City’s 2021 Climate Action Plan............................................................. 44 Table 8 Water Demand at Project Buildout............................................................................................ 49 Table 9 Estimated Wastewater at the Project Buildout........................................................................... 68 Table 10 Estimated Solid Waste Disposal at the Project Buildout........................................................... 69 Exhibits
Exhibit 1 Regional Location Map............................................................................................................. 9 Exhibit 2 Vicinity Map ........................................................................................................................... 10 Exhibit 3 Project Location Map.............................................................................................................. 11 Exhibit 4 Project Site Plan...................................................................................................................... 14 Exhibit 5a East and South Elevation: Sprouts Farmers Market ............................................................... 15 Exhibit 5b West and North Elevations: Sprouts Farmers Market ............................................................ 16 Exhibit 6 Elevations: Panera Bread .........................................................................................................17 Exhibit 7 Elevations: Starbucks...............................................................................................................18 Exhibit 8 Tentative Parcel Map No. 84435 .............................................................................................19 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
6 August 2024

1. Introduction

1.1 Purpose of the Initial Study
The purpose of this Initial Study (IS) is to disclose and evaluate the environmental impacts resulting from the construction and operation of the proposed 15101 Paramount Boulevard Redevelopment Project (Project). The City of Paramount (Lead Agency) received applications for a Zone Change (ZC), Conditional Use Permit (CUP), Development Review (DR), and Tentative Parcel Map (TPM) from Paramount Gateway LLC (Applicant) for the 3.3-acre commercial redevelopment project located in the Central Business District (CBD) in the City of Paramount (City).

This IS has been prepared for the City of Paramount, in accordance with the California Environmental Quality Act (CEQA) of 1970 (Public Resources Code 21000–21189) and relevant provisions of the CEQA Guidelines (California Code of Regulations [CCR], Title 14, Division 6, Chapter 3, Sections 15000– 15387), as amended. Section 15063(c) of the CEQA Guidelines defines an Initial Study as the proper preliminary method of analyzing the potential environmental consequences of a project. To paraphrase from this Section, the relevant purposes of an Initial Study are:

1. To provide the Lead Agency with the necessary information to decide whether to prepare an Environmental Impact Report (EIR) or a Mitigated Negative Declaration (MND);

2. To enable the Lead Agency to modify a project, mitigating adverse impacts, thus avoiding the need to prepare an EIR; and

3. To provide sufficient technical analysis of the environmental effects of a project to permit a judgment based on the record as a whole, that the environmental effects of a project have been adequately mitigated.

The City determined, as part of this Initial Study's preparation, that a Mitigated Negative Declaration is the appropriate environmental document for the project's environmental review pursuant to CEQA. This Initial Study and the Notice of Intent to Adopt a Mitigated Negative Declaration will be forwarded to responsible agencies, trustee agencies, and the public for review and comment. A 20-day public review period will be provided to allow these agencies and other interested parties to comment on the proposed project and the findings of this Initial Study. Questions and/or comments should be submitted to:

John Carver, Director of Planning
City of Paramount Planning Department
16400 Colorado Street,
Paramount, California 90723
Phone: (562) 220-2036
Email: [email protected]
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
7 August 2024

1.2 Initial Study’s Organization
The following annotated outline summarizes the contents of this Initial Study:
• Section 1 Introduction provides the procedural context surrounding this Initial Study's preparation and insight into its composition.
• Section 2 Project Description, provides an overview of the existing environment as it relates to the affected area and describes the proposed project's physical and operational characteristics. • Section 3 Environmental Analysis, includes an analysis of potential impacts associated with the proposed project's implementation.
• Section 4 Conclusions, indicates the conclusions of the environmental analysis and the Mandatory Findings of Significance.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
8 August 2024

2. Project Description

2.1 Project Location
The City of Paramount is located in the southwestern portion of Los Angeles County, approximately 12 miles southeast of downtown Los Angeles. Paramount is bounded by South Gate and Downey on the north; Bellflower and Downey on the east; Long Beach and Bellflower to the south; and the Los Angeles River, Lynwood, Compton, and unincorporated areas of Rancho Dominguez on the west. The project site is located on the central portion of the City of Paramount.

Regional access to the project site is provided by the Long Beach Freeway (I-710), located approximately

1.5 miles to the west, the Glenn Anderson Freeway (I-105), located approximately 1 mile to the north, and the Artesia Freeway (SR-91) located 1.4 miles to the south.

The site’s legal address is 15101 Paramount Boulevard. The Assessor Parcel Numbers (APN) applicable to the site are 6270-002-023 and 6270-002-024. The project site is located on the southwest corner of Somerset Boulevard and Paramount Boulevard. The topographic coordinates of the project site are 33°53’45”N; 118°09’40”W. See Exhibits 1 through 3 for the regional location and project location.

2.2 Environmental Setting
The Project site is currently zoned as Planned Development with Performance Standards (PD-PS) and is located in the Central Business District Area Plan as defined in the General Plan. The site is located in an urban environment and surrounded on all sides by a mix of uses. Land uses and development in the vicinity of the Project site include:

North: Somerset Boulevard, light industrial, commercial retail, and public/government uses (Paramount Sheriff’s Station).

East: Paramount Boulevard, commercial retail, restaurants.

South: Single-family residential (immediately adjacent to site), Adams Street, commercial uses, singleand muti-family residential.

West: Colorado Avenue, small park, commercial building, parking lot, and a small vacant lot.

15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
12 August 2024

2.4 Project Description
The proposed Project involves the redevelopment a 3.3-acre site containing existing commercial and industrial uses. The site currently contains six single-story structures including a hardware store, a lumber supply store, and lumber storage yard structures totaling 40,315 square feet (S.F.). Existing structures will be demolished as part of the Project.

The Project proposes three commercial buildings, separated into three lots, complete with paved drive aisles, sidewalks, and landscaping. The commercial buildings include:
• Building 1 – Retail (Sprouts Market). A 23,256 S.F. retail building and 906 S.F. covered patio.

Proposed single-story with maximum building height of 36 feet 8 inches to the peak, and 26 feet 8 inches to top of parapet.
• Building 2 – Drive-Thru Restaurant (Tenant A, Panera Bread) and Fast-Food Restaurant (Tenant B, pending tenant). A 3,200 S.F. drive-thru restaurant with drive-thru service lane (Tenant A), and a 2,048 S.F. fast-food restaurant (Tenant B) for a total of 3,248 S.F. Operations include indoor and outdoor dining, drive-thru (Tenant A), carry-out, and to-go orders. The building is a singlestory structure with a maximum building height of 21 feet and 4 inches. The drive-thru lane would extend along the buildings north and west side with a vehicle capacity is 12 vehicles. The menu and speaker box would be located east of the building, facing Somerset Boulevard. • Building 3 – Drive-Thru Restaurant (Starbucks). A 2,400 S.F. drive-thru restaurant with uncovered outdoor patio space. Operations include indoor and outdoor dining, drive-thru, carryout, and to-go orders. The menu and speaker box would be located along the building’s south side. The building is a single-story structure with a maximum building height of 24 feet. The drive-thru lane would extend along the building’s west, south, and east sides with a vehicle capacity is 16 vehicles.

A total of 133 parking stalls would be provided including eight Americans with Disability Act (ADA) spaces, four electric/clean air vehicle spaces, and 24 street parking spaces (Colorado Avenue). Access to the site would be provided by four 28 to 30-foot-wide driveways including two along Colorado Avenue and two along Paramount Boulevard.

Landscaping would be provided in the site’s parking lot and along the site’s frontages along Somerset Boulevard, Paramount Boulevard, Adams Street, and Colorado Avenue, and would total approximately

0.54 acres. The landscaping will be drought tolerant and will meet the City’s Maximum Applied Water Allowance (MAWA) requirements for efficient water use.

The Project is summarized in Table 1, below. See Exhibit 4 for the Project site plan and Exhibits 5-7 for elevations.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
13 August 2024
Table 1
Project Summary Table
Site Area 3.32 acres (144,747 S.F.)
Total Building Area 30,904 S.F.

Building 1 – Retail (Sprouts) Building: 23,256 S.F.

Patio: 906 S.F. (not included in building
space)
Building 2 – Drive-Thru (Tenant A,
Panera Bread) and Fast-Food
Restaurant (no drive-thru) (Tenant B)
Building: 5,248 S.F.

Tenant A: 3,200 S.F.

Tenant B: 2,048 S.F.

Building 3 – Drive-Thru (Starbucks) Building: 2,400 S.F.

Maximum Height 37 feet
Parking Spaces 133 spaces
Drive-Thru Lane Capacity Panera Bread = 12
Starbucks = 16
Landscaping 0.54 acres (23,712 S.F.)
Discretionary Actions
This IS/MND will serve as the CEQA review document for project implementation, including required City approvals, which would include but may not be limited to of the following:
• Conditional Use Permit No. 939 – To allow drive-thru restaurants, outdoor dining seating, and the sale of alcohol (Sprouts market)
• Zone Change No. 244 – Change the PD-PS zone allowable uses on the subject property from industrial to commercial uses
• Development Review No. 23:008 – Review the Project’s consistency with the City’s Zoning Ordinance, particularly the Project’s architectural appeal, design, and functional plan. • Tentative Parcel Map No. 84335 – To subdivide the site into three parcels.

15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
20 August 2024

3. Environmental Analysis
This section of the Initial Study analyzes the potential environmental impacts that may result from the proposed Project's implementation. The issue areas evaluated in this Initial Study include the following:

I. Aesthetics
II. Agriculture & Forestry Resources
III. Air Quality
IV. Biological Resources
V. Cultural Resources
VI. Energy
VII. Geology & Soils
VIII. Greenhouse Gas Emissions
IX. Hazards & Hazardous Materials
X. Hydrology & Water Quality
XI. Land Use & Planning
XII. Mineral Resources
XIII. Noise
XIV. Population & Housing
XV. Public Services
XVI. Recreation
XVII. Transportation
XVIII. Tribal Resources
XIX. Utilities & Service Systems
XX. Wildfire
XXI. Mandatory Findings of Significance
Under each issue area, a description of the thresholds of significance is provided. These thresholds will assist in making a determination as to whether there is a potential for significant impacts on the environment. The analysis considers both the short-term (construction-related) and long-term (operational) impacts associated with the proposed Project's implementation, and where appropriate, the cumulative impacts. To each question, there are four possible responses:
• No Impact. The proposed project will not result in any adverse environmental impacts. • Less than Significant Impact. The proposed project may have the potential for affecting the environment, although these impacts will be below levels or thresholds that any responsible agencies consider to be significant.
• Less than Significant Impact with Mitigation. The proposed project may have the potential to generate a significant impact on the environment. However, the level of impact may be reduced to levels that are less than significant with the implementation of the recommended mitigation measures.
• Potentially Significant Impact. The proposed project may result in environmental impacts that are significant. This finding will require the preparation of an environmental impact report (EIR). 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
21 August 2024
I. AESTHETICS
Except as provided in Public Resources
Code Section 21099, would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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
c) In non-urbanized 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?
X
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
X
Sources: City of Paramount 2007 General Plan; Project materials; Google Earth Pro. a) No Impact. A significant impact may occur if the proposed Project introduces incompatible visual elements within a field of view containing a scenic vista or substantially blocks views of a scenic vista. Scenic vistas are generally described in two ways: panoramic views (visual access to a large geographic area, for which the field of view can be wide and extend into the distance) and focal views (visual access to a particular object, scene, or feature of interest).

The Project site is located in a highly urbanized area of the City. The Project site is currently occupied by existing structures of inconsistent quality. These structures will be demolished with Project implementation. Views from the Project site are largely limited to industrial, commercial, and residential development, including buildings, roadway infrastructure, and lighting. The Project proposes building heights ranging from 22 to 37 feet, which are consistent with building heights in the vicinity. The proposed buildings will be located in different locations than existing buildings, but will not substantially change the mass of buildings on the site. Views from public rights of way would remain similar to those currently experienced by the public.

There are no designated scenic areas near the Project site, and therefore there are no scenic views observable from the site. Thus, the Project would not have a substantial adverse effect on a scenic vista, and no impacts related to scenic vistas would occur as a result of the Project. b) No Impact. A significant impact would occur only if scenic resources would be damaged and/or removed by development of a project. The Project site is currently developed with commercial/industrial uses. No trees, rock outcroppings, or significant historic buildings are located on the Project Site, and the site is not visible from a state scenic highway. Thus, the Project would not substantially damage scenic resources, including, but not limited to, trees, rock 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
22 August 2024
outcroppings, and historic buildings, or other locally recognized desirable aesthetic natural feature within a state scenic highway. Therefore, no impacts related to scenic resources would occur as a result of the Project.
c) No Impact. A significant impact would occur if the Project conflicts with applicable zoning or other regulations governing scenic quality.

The Project Site is currently developed with commercial and industrial uses, which includes various corrugated metal and wood-paneled buildings that are outdated in appearance. The Project includes demolition and removal of the existing uses from the Project site and development of new commercial and retail structures. The Project will require a zone change to change the PD-PS zone allowable uses on the subject property from industrial to commercial uses; however, the mass and scale of the allowed and proposed structures are comparable with regard to visual impacts. The proposed buildings would reflect current architecture and design standards and would likely improve the visual character of the Project site. Additionally, the Project is required to undergo Design Review by the City to ensure that the Project complies with applicable design standards.

The Project would not conflict with applicable zoning and other regulations governing scenic quality. Therefore, no impacts related to scenic quality would occur as a result of the Project. d) Less Than Significant Impact. A significant impact may occur if the proposed Project introduces new sources of light or glare on or from the Project site which would be incompatible with the areas surrounding the site, or which pose a safety hazard to motorists utilizing adjacent streets or freeways. The Project site is currently developed with commercial/industrial uses in an urbanized area of the city that contains typical sources of light and glare, including interior/exterior building lighting, street lighting, metal, and glass currently existing on the Project site.

There are single-family residences located immediately south of where Project improvements would occur. These residences currently experience commercial levels of light and glare from the existing uses onsite, which are shielded to some extent by walls and building structures.

The proposed Project will be required to abide by the City’s building codes and lighting ordinance, which requires proper shielding of light sources and prohibits light spillage on adjacent properties.

A lighting plan will be submitted and approved prior to development, and all required Code standard measures will be applied. Thus, the Project would not create a new source of substantial light or glare which would adversely affect daytime or nighttime views in the area. Therefore, Project impacts related to light and glare would be less than significant.

Mitigation Measures: None required.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
23 August 2024
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 Dept. 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:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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 Public
Resources Code section 12220(g)),
timberland (as defined by Public Resources
Code section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))?
X
d) Result in the loss of forest land or
conversion of forest land to non-forest use? X
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
X
Sources: California Important Farmland Finder, Los Angeles 2018, California Department of Conservation. https://maps.conservation.ca.gov/dlrp/ciff/
a-e) No Impact.

Prime Farmland: According to the California Important Farmlands mapping provided by the California Department of Conservation, the Project site is designated as “Urban and Built-Up Land.” No prime or unique farmland, or farmland of statewide importance exists on the Project site or in the Project vicinity. The Project site is not located on or near any property zoned or otherwise intended for agricultural uses. As such, the Project would not convert farmland to nonagricultural use. No impact would occur.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
24 August 2024
Williamson Act: The Project site and surrounding properties are designated for urban uses in the General Plan and Zoning Ordinance. No land on or near the Project site is under a Williamson Act contract. Therefore, the Project would not conflict with any zoning for agricultural uses or a Williamson Act Contract. No impact would occur.

Forest Land: The Project site is located in an urbanized area and designated for industrial and commercial uses in the PD-PS zone. Neither the subject site nor surrounding lands contain forest land, timberland, or timberland zoned for timberland production. Therefore, the Project would not rezone forest land or timberland as defined by the Public Resources Code. It would not result in the conversion of forest land to non-forest uses or changes to the environment that could result in such a conversion. No impact would occur.

In summary, the site is currently developed and designated for industrial uses in the Planned Development with Performance Standards (PD-PS) zone. There are no existing or mapped agricultural or forestry resources within the Project site, and such uses are not proposed as part of the Project. No agricultural lands will be impacted by the Project.

Mitigation Measures: None required.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
25 August 2024
III. AIR QUALITY
Where available, the significance criteria
established by the applicable air quality
management district or air pollution control
district may be relied upon to make the
following determinations.

Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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 in 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
Sources: CalEEMod Version 2022.1.1.18; SCAQMD CEQA Air Quality Handbook (1993); SCAQMD 2022 AQMP.

The project site is located in the South Coast Air Basin (SCAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). As the local air quality management agency, the SCAQMD is required to monitor air pollutant levels to ensure that state and federal air quality standards are met, and if they are not met, to develop strategies to meet the standards. All development within the SCAB is subject to SCAQMD’s 2022 Air Quality Management Plan (2022 AQMP).

Criteria air pollutants are contaminants for which state and federal air quality standards have been established. Depending on whether or not air quality standards are met or exceeded, the Basin is classified as being in “attainment” or “nonattainment.” The part of the Basin within which the project site is located is in nonattainment for both the federal and state standards for ozone (extreme), and PM2.5 (serious). 1 Ambient air quality in the SCAB, including the project site, does not exceed state and federal standards for carbon monoxide, nitrogen dioxides, PM10, sulfur dioxide, sulfates, hydrogen sulfide, or Vinyl Chloride.

Buildout of the proposed Project will result in air quality impacts during construction and operation. The California Emissions Estimator Model (CalEEMod) Version 2022.11.20 was used to project air quality emissions that will be generated by the Project (Appendix A). a) No Impact. Under CEQA, a significant air quality impact could occur if the project is not consistent with the applicable Air Quality Management Plan (AQMP) or would obstruct the implementation of the policies or hinder reaching the goals of that plan. The project site is located within the SCAB and will be subject to SCAQMD’s 2022 AQMP which is a comprehensive plan that establishes control strategies and guidance on regional emission reductions for air pollutants.

The AQMP was jointly prepared with the California Air Resources Board (CARB) and the Southern California Association of Governments (SCAG) and is based, in part, on the land use plans of the jurisdictions in the region. The project site is currently zoned as Planned Development 1 U.S. EPA Green Book. Data current as of July 31, 2023. 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
26 August 2024
with Performance Standards (PD-PS) which is within the General Plan’s Central Business District Area Plan and allows a mix of commercial, retail, and industrial uses. The AQMP factored industrial and commercial land uses on this site into its Plan. The Project proposes suitable commercial uses and is therefore compatible with the 2022 AQMP assumptions.

The SCAQMD works directly with the Southern California Association of Governments (SCAG), county transportation commissions, and local governments, and cooperates actively with all State and federal government agencies. SCAG adopted the 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (2020 RTP/SCS) to comply with the metropolitan planning organization (MPO) requirements under the Sustainable Communities and Climate Protection Act. The Growth Management chapter of the RTP/SCS forms the basis of land use and transportation controls of the AQMP. Projects that are consistent with the projections of population forecasts are considered consistent with the AQMP. The proposed Project would be developed in accordance with all applicable rules and regulations contained in those plans in an effort to meet the applicable air quality standards, because the commercial use, including high density residential, and its associated job creation potential were included in the SCAG analysis.

In conclusion, although the proposed Project would contribute to impacts to air quality, as discussed below, it would not conflict with or obstruct the implementation of an applicable air quality plan because its commercial characteristics were included in the development of regional plans. No impact is anticipated.
b) Less Than Significant Impact. A project is considered to have significant impacts if there is a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard. As previously stated, the SCAB is currently a non-attainment area for PM2.5 and ozone. Therefore, if the Project’s construction and/or operational emissions exceed SCAQMD thresholds for PM2.5 and ozone precursors, which include carbon monoxide (CO), nitrous oxides (NOx), and volatile/reactive organic compounds/gases (VOC or ROG), then impacts would be cumulatively considerable and significant.

The California Emissions Estimator Model (CalEEMod) Version 2022.1.1.18 was used to project air quality emissions that will be generated by the proposed Project (Appendix A). Criteria air pollutants will be released during the demolition, construction, and operational phases of the Project, as shown in Tables 2 and 3. Table 2 summarizes short-term construction-related emissions, and Table 3 summarizes ongoing emissions generated during operation.

Construction Emissions
Project buildout is anticipated to take up to 1.5 years. The construction period includes all aspects of Project development, including site preparation, grading, paving, building construction, and application of architectural coatings.

As shown in Table 2, emissions generated by demolition and construction activities will not exceed SCAQMD thresholds for any criteria pollutant. The analysis assumes a net export of 300 cubic yards of dirt/soil materials per the Project’s preliminary grading plan. Applicable standard requirements and best management practices include, but are not limited to, the implementation of a dust control and management plan in conformance with SCAQMD Rule 403, phased application of architectural coatings, and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
27 August 2024
Table 2
Maximum Daily Construction-Related Emissions Summary
(pounds per day)
Construction Emissions1 CO NOx ROG SO2 PM10 PM2.5
Daily Maximum 34.2 36.00 8.78 0.05 3.81 2.16
SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No
Source: CalEEMod Version 2022.1.1.20 (output tables provided in Appendix A).

Given that criteria pollutant thresholds will not be exceeded, and standard best management practices will be applied during demolition and construction, impacts will be less than significant.

Operational Emissions
Operational emissions are ongoing emissions that will occur over the life of the Project. They include area source emissions, emissions from energy demand (electricity), and mobile source (vehicle) emissions. The site is currently occupied by a hardware store and lumber storage yard that generates operational emissions. CalEEMod was used to estimate existing operational emissions, which have been subtracted from Project emissions to provide net operational emission totals.

According to the Project traffic impact analysis (Appendix C), the Project will generate approximately 5,882 daily trips (see Section XVII, Transportation). The existing hardware store currently generates 387 trips. Therefore, the Project would generate 5,495 net daily trips. Table 3 summarizes projected net emissions during operation of the Project at build out. As shown, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants for operations. Impacts will be less than significant.

Table 3
Maximum Daily Operational-Related Emissions Summary
(pounds per day)
CO NOx ROG SO2 PM10 PM2.5
Proposed Project 84.5 9.18 18.4 0.15 12.6 3.3
Existing Operations -15.3 -1.40 -2.74 -0.03 -2.49 -0.65 Net Daily Emissions 69.20 7.78 15.66 0.12 10.11 2.65
SCAQMD Thresholds 550.00 55.00 55.00 150.00 150.00 55.00 Exceeds? No No No No No No
Source: CalEEMod Version 2022.1.1.18 (output tables provided in Appendix A).

Cumulative Contribution – Non-Attainment Criteria Pollutants:

Given the dispersing nature of pollutant emissions and aggregate impacts from neighboring jurisdictions, cumulative air quality is evaluated at a regional scale. As previously stated, the SCAB is a designated non-attainment region for PM2.5 and ozone. Any development resulting in emissions of PM2.5, ozone, or ozone precursors, will, to some extent, contribute to the region’s existing non-attainment.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
28 August 2024
The SCAQMD does not currently provide thresholds of significance for the cumulative emissions of multiple projects. A project’s potential cumulative contributions can instead be analyzed using the criteria for project-specific impacts. This method assumes that if an individual development generates less than significant construction and operational emissions, then it would not generate a cumulatively considerable increase in non-attainment criteria pollutants.

The Project is located in a non-attainment area for PM2.5 and ozone. The emission of ozone precursors, such as CO, NOx, and ROG would also contribute to the region’s ozone nonattainment. As shown in Tables 2 and 3, above, the Project’s emissions of CO, NOx, ROG, and PM2.5 are projected to be below the SCAQMD thresholds for project impacts. Standard best practices would be implemented in accordance with the SCAQMD rules, including dust control measures per Rule 403. Therefore, while the Project would contribute to incremental increases in emissions of criteria pollutants for which the region is in non-attainment, the Project’s impact on regional PM2.5 and ozone levels would not be cumulatively considerable.

Summary:

The construction and operation of the proposed Project would result in emissions below the SCAQMD thresholds for criteria pollutants. The Project is also not anticipated to make significant contributions to the region’s existing air quality violations. Therefore, the Project’s impacts would be less than significant and would not be cumulatively considerable. c) Less Than Significant Impact. Sensitive receptors include residences, schools, playgrounds, childcare centers, retirement homes, hospitals, and other land uses occupied by individuals who are potentially more sensitive to pollutants than the average. The nearest sensitive receptors to the Project site are the single-family residences located immediately adjacent to the southern boundary of the site.

To determine if a project has the potential to generate significant adverse localized air quality impacts, SCAQMD offers Localized Significance Thresholds (LST) analysis. Analysis of LSTs by a local government is voluntary and is designed for projects that are less than or equal to 5 acres. For purposes of analysis, the 2-acre Mass Rate Look-Up table is appropriate under the SCAMD’s methodology to screen for potential localized air quality impacts.2 The Mass Rate Look-Up tables for LSTs were used to determine if the proposed Project would have the potential to generate significant adverse localized air quality impacts during construction.

The LST for Source Receptor Area (SRA) 5 was used to determine LST emission thresholds. The distance from the emission source and the maximum daily site disturbance also determines the emission thresholds. Table 4 shows that LST thresholds are not expected to be exceeded for any criteria pollutant during construction or operation. Impacts to sensitive receptors will be less than significant.
2 SCAQMD “Fact Sheet for Applying CalEEMod to Localized Significance Thresholds.” 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
29 August 2024
Table 4
Localized Significance Thresholds
25 Meters, 2 Acres
(pounds per day)
CO NOx PM10 PM2.5
Construction Emissions 34.2 36.00 3.81 2.16
LST Threshold 861 114 7 4
Operational - Area Emissions 1.75 0.01 <0.005 <0.005
LST Threshold 861 114 2 1
Exceeds Threshold? No No No No
Source of Emission Data: CalEEMod version 2022.1.1.20 (output tables provided in Appendix A).

Source of LST Threshold: LST Mass Rate Look-up Table, SRA No.5, 25 meters, 2 acres, SCAQMD Health Impacts
As shown in the analysis above, construction and operation of the proposed Project will result in criteria emissions that are below the SCAQMD significance thresholds, and neither would violate any air quality standard or contribute substantially to an existing or projected air quality violation.

It is not scientifically possible to calculate the degree to which exposure to various levels of criteria pollutant emissions will impact an individual’s health. There are several factors that make predicting a Project-specific numerical impact difficult:
• Not all individuals will be affected equally due to medical history. Some may have medical predispositions, and diet and exercise levels tend to vary across a population. • Due to the dispersing nature of pollutants, it is difficult to locate and identify which group of individuals will be impacted, either directly or indirectly. • There are currently no approved methodologies or studies to base assumptions on, such as baseline health levels or emission level-to-health risk ratios.

Due to these limitations, the extent to which the Project poses a health risk is uncertain but unavoidable. However, since it is anticipated that the impacts associated with all criteria pollutants will be less than significant overall, health effects will also be less than significant. d) Less Than Significant Impact. A significant impact could occur if objectionable odors are generated that would adversely impact sensitive receptors. Odors are typically associated with industrial projects involving the use of chemicals, solvents, petroleum products, and other strongsmelling elements used in manufacturing processes, as well as in sewage treatment facilities and landfills. The Project proposes commercial and restaurant uses, and as such, no odors from industrial uses are anticipated.

During construction, odors associated with construction activities, particularly paving, will be generated. However, any such odors would be short-term and quickly dispersed below detectable levels as distance from the construction site increases. The proposed Project proposes drive-thru restaurants which would involve food preparation and could result in cooking exhaust, smoke, and related food waste. The onsite restaurants would be required by law to provide a hood system that consists of particulate filtration for smoke, gas filtration for gases/odors, and a blower to move the air into the hood, through the air cleaning equipment, and then outdoors. These standard 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
30 August 2024
requirements would limit potential objectionable odor impacts during the proposed project’s longterm operations phase. Therefore, impacts from objectionable odors are expected to be less than significant.

Mitigation Measures: None required.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
31 August 2024
IV. BIOLOGICAL

RESOURCES
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate, sensitive,
or special status species in local or regional
plans, policies, or regulations, or by the
California Department of Fish and Game 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 Game or US 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
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
a) Less Than Significant Impact. The Project site is in an urbanized area of the city and the Project site is fully developed with industrial and commercial uses. No sensitive biological resources are expected to exist at the Project Site or in the immediate vicinity of the site. There are no natural open space areas within several miles of the site, and all surrounding lands are developed in urban uses. The site and surrounding areas contain ornamental landscaping, which is likely to harbor common species for the area.

The Project site’s ornamental landscaping could support nesting birds. Should removal of vegetation for development of the Project occur during nesting season (typically February 15 through September 15), City permitting for specific development projects would require implementation of nesting bird surveys as required by the Federal Migratory Bird Treaty Act (MBTA) of 1918 (Code of Federal Regulations, Title 50, § 10.13) and Sections 3503, 3503.5, and 3513 of the California Fish and Game Code. Adherence to standard City requirements will ensure 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
32 August 2024
all potential impacts to nesting birds are avoided. Therefore, impacts related to this issue are considered less than significant.
b) No Impact. The Project site is in an urbanized area of the city and is fully developed with industrial and commercial uses. No riparian habitat or other sensitive natural community exists at the Project Site or in the immediate vicinity of the site. Thus, the Project would not 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. Therefore, no impacts related to this issue would occur as a result of the Project. c) No Impact. The Project site is in an urbanized area of the city and the Project site is fully developed with industrial and commercial uses. No wetlands exist at the Project Site or in the immediate vicinity of the site. Thus, the Project would not 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. Therefore, no impacts related to this issue would occur as a result of the Project. d) No Impact. The Project site is in an urbanized area of the city and the Project site is fully developed with industrial and commercial uses. The Project Site is no part of a migratory wildlife corridor or native wildlife nursery. Nor is the Project site adjacent to any native open space or similar nature area. Thus, the Project would 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. Therefore, no impacts related to this issue would occur as a result of the Project.
e) Less than Significant Impact. The Project site currently contains ornamental landscaping along the site boundaries within the public right-of-way that will be removed as part of proposed site improvements. The City’s Public Works Department will determine the manner in which public right-of-way trees will be removed and the Project’s proposed landscape plan will be reviewed prior to the issuance of building permits to ensure it meets the applicable City standards. The Project would not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance. Therefore, impacts related to this issue would be less than significant.
f) No Impact. The Project site is not subject to a Habitat Conservation Plan, a Natural Community Conservation Plan, or other similar plan. Therefore, the Project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. Therefore, no impacts related to this issue would occur as a result of the Project.

Mitigation Measures: None required.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
33 August 2024
V. CULTURAL

RESOURCES
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in the
significance of a historical resource pursuant to
§ 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
Sources: California Office of Historic Preservation.
a) No Impact. The Project site is currently developed with industrial and commercial uses, including a lumber yard and hardware store that will be demolished as part of the Project. A significant impact could occur if the Project would disturb historic resources that presently exist on the Project site.

Historic structures and sites are defined by local, State, and Federal criteria. A site or structure may be historically significant if it is locally protected through a local General Plan or historic preservation ordinance. The State, through the State Historic Preservation Office (SHPO), maintains an inventory of those sites and structures that are considered to be historically significant. A search through the California Office of Historic Preservation, California Historical Resources database indicated that the existing buildings located on-site are not listed in the National or California Registrar.3 Neither are the buildings cited in the General Plan or other local documentation as being locally significant. As a result, no impacts to historic structures will occur. b) Less than Significant Impact. Prior to Spanish contact, approximately 5,000 Gabrieleño people lived in villages throughout the Los Angeles Basin. The city will contact Tribal representatives as part of the AB 52 consultation process described in Section XVIII (Tribal Cultural Resources) of this Initial Study.

The Project site is located in an urbanized area of the city and is currently developed with existing industrial and commercial uses. The Project includes the demolition and removal of the existing buildings and redevelopment of the site. The Project does not include any subterranean levels, so no significant depth of excavation of the Project site beyond that needed for demolition and new footings would occur.

The Project would require minor grading, resulting in the export of approximately 1,250 cubic yards of soil. No archaeological resources are known to exist at the Project site, and the long-time development on the site would likely have excavated to similar depths, without result. Due to the disturbed nature of the site, and the lack of resources known to occur in the Project vicinity, impacts to archaeological resources are expected to be less than significant. 3 California Office of Historic Preservation, https://ohp.parks.ca.gov/listedresources/. Accessed August 2023. 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
34 August 2024
c) No Impact. No cemeteries or human remains are known to occur onsite. It is unlikely that human remains will be uncovered during Project development, given the long-existing development of the property. However, should human remains be uncovered, California law requires that all activity cease and local law enforcement and the coroner be notified to determine the nature of the remains and whether Native American consultation is needed. This requirement of law assures that there will be no impact to cemeteries or human remains.

Mitigation Measures: None required.
15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
35 August 2024
VI. ENERGY
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Result in 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
a, b) Less than Significant Impact. Primary energy sources include fossil fuels (e.g. oil, coal, and natural gas), nuclear energy, and renewable sources (e.g. wind, solar, geothermal and hydropower).

The site is served by Southern California Edison (SCE) for electricity and Southern California Gas Company (SoCalGas) for natural gas.

Energy resources would be utilized during both construction and operational activities.

Construction-related energy demand comes from the operation of demolition and construction equipment and the manufacturing of construction materials. Fuel consumed by heavy equipment, such as petroleum and diesel, would be the primary energy resource expended over the course of both demolition and construction. However, petroleum and diesel use during construction would be temporary and minimal and would not be wasteful or inefficient.

Operational energy demand primarily comes from building/site lighting, and HVAC systems.

These systems have been in use on the site for the existing buildings, although the age of these structures makes it likely that they operate at a less efficient level than those proposed for the Project. All commercial structures will be constructed in accordance with the City’s Building Code and related construction codes (Title 15 – Building and Construction of the Paramount Municipal Code), and with Part 6 and Part 11 of Title 24 of the California Code of Regulations.

Title 24 requires that new buildings reduce water consumption, increase building system efficiencies, divert construction waste from landfills, and install low pollutant-emitting finish materials. Adherence to Title 24 will ensure the most efficient construction/building technologies are used, which will benefit overall building operations, ensure energy efficiency, and reduce wasteful and unnecessary consumption of energy resources. The proposed Project will conform to all pertinent energy conservation requirements. These requirements of law assure that future buildings on the site will not waste energy.

Operation would also result in the consumption of petroleum-based fuels related to vehicular travel to and from the Project site. The Project will not interfere with increased fuel efficiency standards and will not result in wasteful, inefficient, or unnecessary consumption of transportation energy resources during operation.

SCE is committed to promoting renewable energy generation for its own operations and throughout the State and local communities. In 2019, about 48% of the power delivered to SCE customers came from carbon-free sources.4 SCE’s Pathway 2045 provides a roadmap to achieving statewide carbon neutrality that requires decarbonization of the State’s economy, including the 4 Website. Southern California Edison, https://www.scecleanenergy.com/. Accessed August 2023. 15101 Paramount Blvd Redevelopment Project
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36 August 2024
electric sector, natural gas and low-carbon fuels, transportation, and building construction and operation efficiencies.5
SoCalGas is also committed to energy and climate sustainability and investing in a diverse portfolio of technologies and applications to decarbonize, including the use of cleaner fuels like renewable natural gas. SoCalGas aspires to achieve net zero GHG emissions in both operations and delivery of energy by 2045.

The efficiency measures being implemented by both SCE and SoCalGas will assure that energy use at the site will have less than significant impacts on energy consumption.

Mitigation Measures: None required.
5 “Pathway 2045,” by Southern California Edison, November 2019. https://www.edison.com/home/ourperspective/pathway-2045.html. Accessed August 2023. 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
37 August 2024
VII. GEOLOGY AND
SOILS
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) 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
ii) Strong seismic ground shaking? X
iii) Seismic related ground failure, including
liquefaction? X
iv) 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-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 direct or indirect
risks to life or property?
X
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
X
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
X
Sources: Report of Geotechnical Investigation Proposed Buildings, 15101 Paramount Boulevard, prepared by Garcrest Engineering and Construction, INC. June 26, 2023; Paramount Commercial Low Impact Development, prepared by NA Civil, July 2023; CA Department of Conservation EQ Mapp: California Earthquake Hazards Zone Application. https://maps.conservation.ca.gov/cgs/EQZApp/app/.
a.i) No Impact. Major active faults are located to the south and west of the City. Based on current mapping available from the California Geological Survey (CGS), there are no known AlquistPriolo Earthquake Fault Zones within the City limits. The nearest fault zone is the Newport 15101 Paramount Blvd Redevelopment Project
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Inglewood Fault located approximately five miles southwest of the Project site. 6 Therefore, impacts related to rupture of a known earthquake fault would not occur, and there will be no impact.
a.ii) Less Than Significant Impact. The Project is located in a seismically active region and would experience seismic ground shaking in the event of an earthquake. As stated previously, the closest active fault to the Project site is the Newport Inglewood fault. The Project applicant would be required to design and construct the Project in conformance to the most recently adopted Building Code standards and applicable recommendations made in the Geotechnical Investigation Report prepared for the Project (please see Appendix B). Conformance with the City’s current Building Code standards would minimize the potential for structural failure, injury, and loss of life during an earthquake event and thus, not cause or accelerate geologic hazards or expose people to substantial risk of injury. Therefore, Project impacts related to groundshaking would be less than significant.
a.iii) Less than Significant with Mitigation. Seismically induced liquefaction is the loss of soil strength caused by a sudden increase in pore water pressure shortly after an earthquake.

Liquefaction is a phenomenon associated with shallow groundwater combined with the presence of loose, fine sands and/or silts within a depth of 50 feet below grade or less. Lateral spreading is a form of liquefaction-related hazard.

According to the Geotechnical Investigation Report, groundwater was encountered in on-site borings at a depth of approximately 44 to 48 feet below grade. The investigation also found some onsite soils may have susceptibility to seismically-induced liquefaction settlement. Based on the liquefaction analysis, the estimated settlements are considered high and exceed tolerable limits in their current state for conventional spread foundations and may require support from alternative foundation systems, or though ground modification techniques. Provided that grading, structural foundations, and other development plans for the Project site are designed in accordance with recommendations set forth in the Geotechnical Investigation Report (Mitigation Measure GEO-1), Project-related impacts from seismic-related ground failure will be less than significant. a.iv) No Impact. The Project site is not susceptible to landslides due to its relatively flat terrain and distance from mountainous slopes and hillsides. No impact will occur. b) Less than Significant Impact. The site is currently developed with impervious surfaces and landscaping. The entire site will be redeveloped as part of the Project, including pavement and landscaping, which would minimize soil erosion. The Project’s construction will not result in soil erosion. In compliance with Chapter 8.20 of the City’s Municipal Code, the Project applicant has prepared a Low Impact Development (LID) report. The LID report contains construction and postconstruction Best Management Practices (BMPs) that would minimize erosion during the project’s construction and operation.

Per Chapter 8.20 of the City’s Municipal Code, no person shall commence any construction activity for which a permit is required by Chapter 15.04 of the Municipal Code without implementing all stormwater and runoff pollution mitigation measures required by that permit.

Project contractors must adhere to the minimum BMPs for the construction site. These BMPs may 6 California Earthquake Hazards Zone Application. https://maps.conservation.ca.gov/cgs/EQZApp/app/. 15101 Paramount Blvd Redevelopment Project
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include the limiting of grading during rain events; planting vegetation on slopes; covering slopes susceptible to erosion; maintaining stockpiles of soil onsite; and containing runoff, spills, and equipment onsite. Adherence to the “good housekeeping practice” provisions and the construction BMPs will ensure that all potential impacts remain at a level that is less than significant. c) Less than Significant with Mitigation.

Subsidence
As discussed above, the Project site is expected to be subject to liquefaction hazards, including seismically-induced settlement and seismically-induced lateral displacement. The Project applicant would be required to design and construct the Project in conformance to the most recently adopted Building Code standards, applicable recommendations made in the Geotechnical Investigation Report, and any final updatesrecommended in conjunction with grading and building permits. Therefore, Project impacts related to geologic/soil instability would be less than significant with implementation of Mitigation Measures GEO-1.

Landslide and Rockfall
See Response VII.a.iv, above.

Liquefaction and Dry Sand Settlement
See Response VII.a.iii, above.

Hydrocollapsible Soils
Hydrocollapsible soils are subject to collapse upon the introduction of water. The volume of collapsible soils reduces when the pores in the soil become saturated, causing loss of grain-to-grain contact. Collapsible soils can cause uniform or differential damage to foundations and walls built on this soil type. Based on the results of the Geotechnical Investigation Report, the onsite soils do not exhibit a significant collapse potential, and impacts are expected to be less than significant. d) Less than Significant Impact with Mitigation. The native soils encountered at the site generally consist of medium stiff to very stiff sandy silt and medium dense to dense silty sand and sand soils.

There does not appear to be expansive clays or soils exhibiting shrink-swell characteristics onsite.

Nonetheless, adherence to the recommendations set forth in the Geotechnical Investigation Report (Mitigation Measure GEO-1) will assure all geotechnical issues are appropriately addressed, including removal and recompaction of collapsible or weak soils during the grading phase.

Compliance with recommendations in the Geotechnical Investigation Report will ensure Project impacts are less than significant.
e) No Impact. The subject property is in an urban area that is served by a community sewer system, and the proposed Project will be connected to the sewer system. The Project will not result in new septic tanks or alternative wastewater disposal systems. No impact will occur. f) No Impact. The Project site is currently developed, and onsite soils have been heavily disturbed dur to previous grading. The Project will require minor grading but does not include any subterranean levels, so no substantial excavation of the Project site would occur. Due to the extensive disturbance that has already occurred onsite, no paleontological resources or geologic features are anticipated to be encountered during the Project’s construction phase. As a result, no impacts to paleontological resources will occur.
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Mitigation Measures:

GEO-1 Development of the Project shall adhere to the recommendations set forth in the Projectspecific Geotechnical Investigation (see Appendix B of this document).

Monitoring:

GEO-A The City shall review and approve grading and building plans prior to the issuance of ground disturbing permits to ensure plans adhere to the recommendations set forth in the Project Geotechnical Investigation Report.

Responsible Parties: Project applicant, construction manager, Planning Department, City Engineer.
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VIII. GREENHOUSE GAS

EMISSIONS
Would the Project:

Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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
Certain gases in the earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role in determining the earth’s surface temperature. Prominent GHGs contributing to the greenhouse effect are carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), and fluorinated compounds. GHGs are emitted during natural and anthropogenic (human-caused) processes. Anthropogenic emissions of these GHGs in excess of natural ambient concentrations are responsible for intensifying the greenhouse effect and have led to a trend of unnatural warming of the earth’s climate, known as global climate change or global warming.

State laws, such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32), require cities to reduce greenhouse gas emissions to 1990 levels by the year 2020. SB 32 is the extension of AB 32 and requires the state to reduce greenhouse gas emissions to 40 percent below 1990 levels by 2030. The City of Paramount adopted a Climate Action Plan (2021) that is consistent with the goals of AB 32 and S-3-05, which calls for a statewide GHG emission reduction to 80% below 1990 levels by 2050. a, b) Less than Significant Impact. The proposed Project will generate GHG emissions during both construction and operation. As described in Section III (Air Quality), the California Emissions Estimator Model (CalEEMod) Version 2022.1.1.20 was used to project the Project’s air quality emissions, including greenhouse gas emissions (Appendix A). Applicable standard requirements and best management practices (BMPs) were included in the model, including the implementation of a dust control and management plan in conformance with SCAQMD Rule 403, phased application of architectural coatings, and the use of low-polluting architectural paint and coatings per SCAQMD Rule 1113. Projected short-term construction and annual operational GHG emissions associated with Project buildout are described below and shown in Table 5.

Construction Emissions
Construction activities, including operation of construction equipment, employee commute, and material hauling, will generate short-term GHG emissions. As shown in Table 6, the Project is projected to generate 646 MTCO2e of GHG emissions during the 1.5-year construction period.

There are currently no construction related GHG emission thresholds for commercial projects of this nature. To determine if construction emissions will result in a cumulatively considerable impact, buildout GHG emissions were amortized over a 30-year period and added to annual operational emissions to be compared to applicable GHG thresholds (see Table 6, below).

Operational Emissions
The Project site currently generates GHG emissions associated with the existing hardware and lumber store activities on the site. This analysis was prepared to determine the net increase associated with the replacement of the existing uses by the proposed Project. Existing GHG emissions were estimated, and are shown in Table 5.
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Table 5
Existing Use: Projected GHG Emissions Summary
(metric tons/year)
Operational Emissions Sector CO2e (MT/YR)
Area 0.82
Energy 109
Mobile 316
Waste 140
Water 9.08
Refrigerants 0.03
Total 574.93
Emission Source: CalEEMod Version 2022.1.1.20.

At buildout, there are five emission source categories that will be contributing either directly or indirectly to operational GHG emissions, including energy/electricity usage, water usage, solid waste disposal, area emissions (pavement and architectural coating off-gassing), and mobile sources. Table 6 provides a summary of the projected short-term construction and annual operational GHG generation associated with buildout of the proposed Project.

Table 6
Proposed Project: Projected GHG Emissions Summary
(metric tons/year)
Phase CO2e (MT/YR)
Construction
2024 245
2025 303
Construction Total: 548
Operational
Area 0.63
Energy 236
Mobile 2,437
Waste 68.4
Water 9.0
Refrigerants 800
Construction, 30-year amortized1 18.26
Operational Subtotal (Proposed) 3,569.29
Emissions from existing use -574.93
Project Net Emissions
(including 30-year amortized construction,
with existing emissions subtracted)
2,994.36
SCAQMD Tier 3 Threshold 3,000
Exceeds? No 1 Buildout construction GHG emissions amortized over 30 years. 548/30 = 21.53
Emission Source: CalEEMod Version 2022.1.1.20.
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On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000 MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is the lead agency (SCAQMD Resolution No.08-35). This threshold was adopted based upon an October 2008 staff report and draft interim guidance document that also recommended a threshold for all projects using a tiered approach. It was recommended by SCAQMD staff that a project’s greenhouse gas emissions would be considered significant if it could not comply with at least one of the following “tiered” tests:
• Tier 1: Is there an applicable exemption?
• Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum, consistent with the goals of AB 32?
• Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial projects; 3,000 MTCO2e/year for residential and commercial projects)? • Tier 4: Is the project below a (yet to be set) performance threshold? • Tier 5: Would the project achieve a screening level with off-site mitigation? As shown in Table 6, the proposed Project will generate net emissions that are lower than the SCAQMD threshold under Tier 3 of SCAQMD’s tiered GHG analysis recommendations. Therefore, the Project’s impacts on GHG emissions will be less than significant.

Consistency with GHG Reduction Plans
The City adopted its 2021 Climate Action Plan (CAP) in July 2021. The CAP establishes a communitywide reduction target for 2030 of 40% below baseline emissions (2010), consistent with California’s statewide goal to achieve a 40% reduction by 2030, as mandated by SB 32, and with guidance from OPR. 7 The City’s baseline (2010) emissions are 374,797 MTCO2e. To achieve the 40% emissions reduction target, the City needs to reduce emissions by 149,919 MTCO2e for an annual total of 224,878 MTCO2e by 2030. The CAP found that 112,471 MTCO2e could be reduced from state measures, 4,116 MTCO2e from regional measures, and 45,128 MTCO2e from local Measures. After applying reductions from state, regional and local reduction measures, the CAP determined the City would fall short of the 2030 target by 20,377 MTCO2e. Nevertheless, the GHG reduction measures in the CAP are imperative for keeping the City on track to meet the statewide GHG emission reduction target of 80% below 1990 levels by 2050.

In addition to measures provided in the CAP, future emissions reductions are expected to result from regulations passed since the 2021 CAP, as well as forthcoming regulatory or technological improvements.

For example, the 2022 California Building Code, including the California Energy Code and California Green Building Standards Code (CALGreen), was made effective as of January 1, 2023, and has been adopted by the City. The 2022 Building Code sets forth stringent energy efficiency requirements and standards for new development that support the goals of the Statewide GHG reduction plans. The California Energy Commission estimates that increases in energy efficiency and on-site generation in the 2022 Energy Code could result in the reduction of 10 million metric tons of CO2e over the next 30 years.8 Furthermore, the GHG emissions associated with the utilities provided to the Project would also be reduced. Under Senate Bill 350 (SB 350), the Renewable Portfolio Standard will require utilities and electric service providers to purchase 50% renewable energy resources by 2030. 7 City of Paramount Climate Action Plan (July 2021). 8 2022 Energy Code Title 24, Part 6 Fact Sheet, Ace Resources. 15101 Paramount Blvd Redevelopment Project
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The Project’s consistency with applicable reduction measures is shown in Table 7. It should be noted that the majority of reduction measures provided in the CAP are dependent on third party actions, including the City and utility companies.

Overall, the Project is considered consistent with local and state GHG reduction measures, and impacts would be less than significant, and mitigation would not be required.

Table 7
Consistency with the City’s 2021 Climate Action Plan
Reduction Measure Consistency
Measure EE2: Promote Green Building in New
Construction and Major Renovations: Increase
the number of new community and municipal
buildings in the City that exceed minimum Title 24
standards; and increase the number of community
and municipal buildings achieving LEED or
EnergyStar® certification.

Consistent: Project design will comply with all
requirements in the 2022 California Building Code,
including Title 24 Energy Efficiency Standards. The
2019 Code was enforced when the CAP was
developed, and because the 2022 Code further
increased energy efficiency requirements of the
2019 Code, the Project will therefore be required to
comply with standards that exceed the 2019 Code.

Measure RE1: Increase Local Renewable
Energy Generation: Increase local rooftop solar
PV installations by 250 to 500 residential buildings
by 2030 from a 2010 baseline; and increase local
rooftop solar PV installations by 50 commercial
buildings by 2030 from a 2010 baseline.

Consistent: The Project will comply with the 2022
California Building Code, including the Energy
Code which requires new commercial buildings be
equipped with solar.

Measure LU1: Promote Smart Growth, TransitOriented Development (TOD) and Complete Neighborhoods): By 2030, increase residential and
employment density by 15 percent as compared to
business-as-usual.

Consistent: The Project will increase the
employment density on the Project site. The
previous use was a hardware store and lumber
storage yard, which was a passive use of much of the
site. The Project would increase employment by
approximately 200 jobs.

Measure WA1: Promote Water Conservation:

By 2030, achieve a 30 percent per capita reduction
in water consumption from a 2010 baseline.

Consistent: The Project will be required to comply
with the City’s water-efficiency requirements of
Municipal Code Chapter 17.96 (Water-Efficient
Landscape Provisions) and Section 13.09.100,
Model Water Efficient Landscaping Requirements.

Source: City of Paramount Climate Action Plan. July 2021.

Mitigation Measures: None required.
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IX. HAZARDS AND

HAZARDOUS MATERIALS
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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 Section
65962.5 and, as a result, would it create a
significant hazard 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 or excessive noise 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
g) Expose people or structures, either directly
or indirectly, to a significant risk of loss, injury
or death involving wildland fires?
X
Sources: CalEPA. DTSC’s Hazardous Waste and Substances Site List – Site Cleanup (Cortese List).; CalEPA Envirostor. https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=15101+paramount a, b) Less than Significant Impact. Historical aerials of the site indicate that the existing structures were in place around 1987, and potentially earlier.9
Demolition Activities
Given the age of the existing structures, it is possible that asbestos-containing materials (ACMs) and lead-based paint (LBP) could be encountered during demolition. Therefore, the Project applicant would be required to provide a letter to the Building and Safety Division from a qualified asbestos abatement consultant indicating that no ACMs are present in the building as part of the Project permitting process, and prior to any demolition activity. 9 Historical Aerials by Netronline, https://www.historicaerials.com/viewer. Accessed August 2023. 15101 Paramount Blvd Redevelopment Project
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If asbestos-containing materials (ACMs) are found to be present, the ACMs would need to be abated in compliance with SCAQMD’s Rule 1403, as well as other applicable state and federal rules and regulations. Also, the Project applicant would be required as part of the Project permitting process to submit an LBP survey to the Building and Safety Division. Should lead-based paint (LBP) materials be identified, standard handling and disposal practices shall be implemented pursuant to Occupational Safety and Health Administration (OSHA) regulations. Adherence to the City’s standard permitting process requirements described above, SCAQMD Rule 1403 and County and State law will assure that potential impacts related to ACM and LBP would be less than significant.

Construction Activities
The construction phase of the Project would involve the use of heavy equipment and vehicles, which will use limited quantities of oil and fuels and other potentially flammable substances.

During construction, equipment could require refueling and minor maintenance on site that could lead to fuel and oil spills. The contractor will be required to identify a staging area for storing materials and will be subject to Federal and State laws regarding the handling, storage, and use of hazardous materials during construction. Any accidental spills involving petroleum during construction will require immediate clean up per State and/or Federal standards and protocols.

Petroleum-based products must be stored in proper drums pursuant to State and Federal standards.

Therefore, with implementation of Federal, State and local law and standard requirements, the project’s construction will result in less than significant impact.

Operations
Due to the nature of the Project (grocery store and fast foot restaurants), no hazardous materials will be used onsite beyond those which are used for routine cleaning and maintenance. These chemicals will be transported and stored within the Project site. These will occur in limited quantities and will not require a hazardous material handling/storage permit. The manner in which commercial chemicals are stored and handled is highly regulated by the Fire Department, County and State. These standard requirements will assure that impacts associated with commercial-use quantities of chemicals will be less than significant.
c) Less than Significant Impact. The Project site is 0.1 miles west of Lincoln Elementary School.

Due to the nature of the proposed project (grocery store and fast-food restaurants), no hazardous materials will be used onsite beyond those which are used for routine cleaning and maintenance.

The Project will not result in an increased hazard to the school, because no significant amount of hazardous materials will be stored, transported or used within the Project. As a result, the potential impacts are considered to be less than significant.
d) No Impact. The project site is not located on the California Department of Toxic Substances Control’s Hazardous Waste and Substances Site List-Site Cleanup (Cortese List). In addition, the project site is not identified on any Leaking Underground Storage Tank database (LUST). A search through the California Department of Toxic Substances Control’s Envirostor database indicated that the project site was not included on any Federal or State clean up or Superfund lists. Therefore, no impacts will occur.
e) No Impact. The Project site is located 4.35 miles west of the Compton/Woodley Airport and 4.7 miles north of the Long Beach Airport. The Project planning area is well outside the airports’ planning boundary and operational and navigational hazard areas. Therefore, the proposed Project would not result in a safety hazard or excessive noise for people residing or working at the Project site, and no impacts would occur.
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f) No Impact. The Project will not physically interfere with emergency response or evacuation plans.

At no time will Paramount Boulevard or Somerset Boulevard be completely closed to traffic. A construction access plan will be required by the City to assure the Project does not interfere with emergency access during construction. The Project will be required to comply with police and fire department regulations to assure adequate emergency access and vehicle turnaround space both during construction and for the long term. No impacts are expected. g) No Impact. The Project area is urbanized and there are no areas of native vegetation found within surrounding properties that could provide a fuel source for a wildfire. As a result, there are no impacts associated with potential wildfires from offsite locations.

Mitigation Measures: None required.
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X. HYDROLOGY AND

WATER QUALITY
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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:

X
(i) result in substantial erosion or siltation onor off-site; X (ii) substantially increase the rate or amount of
surface runoff in a manner which would result
in flooding on- or off-site;
X
(iii) create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
X
(iv) impede or redirect flood flows? X
(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
Sources: City of Paramount 2020 Urban Water Management Plan, prepared by Risk Management Professionals; Draft Hydrology and Hydraulics for Paramount Commercial, prepared by NA Civil, July 2023; FEMA National Flood Hazard Layer Viewer, website accessed August 2023.
a, e) Less Than Significant Impact. Development of the Project includes demolition of the existing structures, site preparation, construction of new buildings, new pavement areas, and infrastructure improvements. During construction activities, excavated soil would be exposed, thereby increasing the potential for soil erosion and sedimentation to occur compared to existing conditions. According to Chapter 8.20 of the City’s Municipal Code, the project Applicant is required to prepare a Low Impact Development (LID) report. The LID report will implement standards and practices for stormwater pollution prevention and provide documentation to demonstrate compliance with the City’s National Pollutant Discharge Elimination System 15101 Paramount Blvd Redevelopment Project
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(NPDES) permit on the plans and permit applications submitted to the City. The NPDES requires the preparation of a stormwater pollution prevention plan (SWPPP) in conjunction with grading permit applications, which also include construction best management practices (BMPs) that would minimize erosion during the Project’s construction and operational phases.

The use of BMPs during construction implemented as part of a stormwater pollution prevention plan (SWPPP) as required by the NPDES General Construction Permit and the City Stormwater Management Plan would ensure that Project impacts related to construction activities resulting in a degradation of water quality would be less than significant. b) Less than Significant Impact. The City of Paramount provides domestic water services to the Project site. The City’s current water system includes three wells; two imported water connections; approximately 130 miles of water transmission and distribution mains; and appurtenant valves, hydrants, and equipment. The City has three primary water sources including groundwater, imported water (surface), and recycled water. The City obtains water from groundwater wells withdrawing from the Central Subbasin, and water (both potable and recycled) imported from the Central Basin Municipal Water District (CBMWD), which receives the majority of its water from the Metropolitan Water District of Southern California (MWD), which obtains its water from the State Water Project and the Colorado River Aqueduct. The Central Subbasin is adjudicated and the amount allocated to each user will likely never increase.

The City is responsible, under the California Water Code, for analyzing its current and future water supply, and assuring that sufficient supply is available to serve land uses within its jurisdictional boundaries through the preparation of an Urban Water Management Plan (UWMP), the most recent one being the 2020 UWMP.

During construction, water demand will be limited and temporary and used for dust control purposes, including the routine spraying of ground surfaces and construction equipment. During operation, water will be used for commercial and restaurant purposes and landscape irrigation. The American Water Works Association Research Foundation (AWWARF) has developed demand factors for land use categories including commercial uses. As shown in the table below, the site is currently generating a water demand of approximately 4.33 AFY. The Project has the potential to generate a demand of 10.95 acre-feet per year, which is a net water demand of 6.62 AFY.

Table 8
Water Demand at Project Buildout
Land Use Unit Water Consumption
Factor
Water Demand
(gpy)
Total Water
Demand At
buildout (AFY)
Existing Uses
Commercial
(general/office) 40,315 35 gallons/S.F./year 1,411,025 4.33 Proposed Uses
Supermarket 23,256 S.F. 80 gallons/S.F./year 1,860,480 5.71 Restaurant 5,160 S.F. 331 gallons/S.F./year 1,707,960 5.24 Proposed Total 10.95
NET TOTAL WATER DEMAND 6.62
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The proposed Project is consistent with the land use designation assigned to it in the General Plan, on which, in part, the City based its future water demand analysis contributing to the 2020 UWMP.

According to the UWMP the City consumed 5,427 acre-feet of water in 2020 with a projected demand of 5,955 AFY in 2025.
10 The estimated increase from the proposed Project represents

0.1% of the projected 2025 demand. This increase in water usage is well within the City’s projected water availability estimates. No new wells or additional water infrastructure are proposed. The project will connect to existing water lines beneath Colorado Avenue. Therefore, project impacts associated with domestic water demand are expected to be less than significant.

The project will be required to comply with the City’s water-efficiency requirements of Municipal Code Chapter 17.96 (Water-Efficient Landscape Provisions) and Section 13.09.100, Model Water Efficient Landscaping Requirements. Buildings will be equipped with water efficient fixtures in compliance with Municipal Code requirements to reduce water consumption. Implementation of these and other applicable requirements will assure that water-related impacts remain at less than significant levels.
c i-iv) Less Than Significant Impact. The Project site consists of generally flat terrain that gently slopes to the west (2-3%) and contains no rivers or streams. The site is currently developed with industrial and commercial structures and a paved parking lot. Development of the Project includes demolition of the existing structures, site preparation, construction of new buildings, new pavement areas, and infrastructure improvements. Onsite storm flows would be comparable to existing conditions.

The proposed onsite drainage system was designed to meet or exceed the requirements of the Los Angeles County Hydrology Manual. Flow rates and volumes were calculated via the Countygenerated HydroCalc software for the 10-, 25- and 50-year rainfall events selected as the design storms. According to the Project hydrology report, onsite stormwater flows will be conveyed in a westerly direction via sheet flow concentrated in concrete v-gutters. Initial low-flow runoff will be discharged to proposed underground infiltration devices, while overflow runoff will be conveyed either offsite via parkway culverts, or into an onsite storm drain piping system to be ultimately discharged into catch basins on either Paramount Boulevard or Somerset Boulevard.

The proposed onsite underground infiltration chambers and overflow structures are adequately sized to convey the 50-year storm event.

As part of the drainage design implementation, City-required BMPs will reduce pollutants of concern that may enter nearby receiving waters and help reduce short and long-term water quality impacts caused by the construction and operation of the proposed Project. Approval of the WQMP, SWPPP, and the required BMPs will reduce impacts to surface waters by reducing erosion, siltation, and eliminating pollutants in storm flows. With the implementation of this standard requirement, the impacts to downstream water bodies associated with surface water pollution will be less than significant.
d) Less than Significant Impact. The subject property is designated Zone X, which represents areas determined to be outside the 0.2% annual chance floodplain on FEMA’s Flood Insurance Rate Maps (FIRM) (Map No.: 06037C1820F). The site is not located in a 100-year or 500-year FEMA Flood Zone. Implementation of the proposed onsite drainage retention facilities will further ensure that the Project will have a less than significant impact on impeding or redirecting flood flows. 10 Table 4.1.7 Demands for Potable and Raw Water – Projected, City of Paramount 2020 Urban Water Management Plan. 15101 Paramount Blvd Redevelopment Project
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According to the City of Paramount’s Draft 2022 Hazard Mitigation Plan (HMP), the City is located in the dam inundation zones for the Whittier Narrows Dam and the Hansen Dam.11 The HMP identifies the risk for dam failure, specifically the Whittier Narrows Dam, to be a “very high urgency” due to its age and susceptibility to erosion. In response to this urgency, the U.S. Army Corps of Engineers will begin the Whittier Narrows Dam Project in 2025 to reinforce the dam by adding hardening features.12 Completion of the Army Corps project would reduce the dam’s risk of potential failure, and as a result the impacts from flooding from dam or levee failure is anticipated to be less than significant.

The Project site is inland approximately 9.35 miles from the Pacific Ocean and not subject to tsunami hazards. A seiche in the Los Angeles River is not likely to happen due to the current level of channelization and volume of water present. In addition, the river is located 1.4 miles to the west of the Project site. Therefore, the potential impacts are considered to be less than significant.

Mitigation Measures: None required.
11 City of Paramount Draft Hazard Mitigation Plan, prepared by Risk Management Professionals, August 2022. 12 News article. KCRW, “Whittier Narrows Dam, age 65, is due for an upgrade.” By Andrea Bautista, January 3, 2023. 15101 Paramount Blvd Redevelopment Project
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XI. LAND USE AND

PLANNING
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
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
Sources: City of Paramount 2007 General Plan.
a) No Impact. The Project site is currently developed with industrial and commercial uses. The surrounding area is developed with a mix of commercial retail and residential uses. All commercial uses and residential communities operate independently and will not be divided by the Project.

The Project will not physically divide an established community, and no impact will occur. b) Less Than Significant Impact.

General Plan
The Project site is designated as Central Business District Area Plan in the General Plan. Area Plans are designed to establish more specific policies in selected areas of the City, including those areas targeted for special revitalization and redevelopment efforts. The intent and purpose of the Central Business District Area Plan is to guide major development in the town center, civic center, and lumber yard areas; guide reuse in the Paramount Boulevard/Somerset Boulevard and Alondra Boulevard (east of Downey Avenue) areas; and guide rehabilitation and smaller scale redevelopment, as appropriate, throughout the remainder of the district. The Project proposes to redevelop an existing outdated commercial site with new commercial uses, which is consistent with the intent of the Central Business District Area Plan The Project is consistent with the following General Plan Land Use Element policies:

Central Business District Area Plan Policy 1. All new development within this planning area shall be subject to the Central Business District architectural guidelines.

Central Business District Area Plan Policy 2. Land uses shall be limited to commercial or office uses, except as otherwise indicated on the General Plan Land Use Map.

Project Consistency: The Project’s goals are to ensure high-quality commercial development which is therefore consistent with the Paramount General Plan. No conflict would occur.

Zoning
The project site is zoned for Planned Development with Performance Standards (PD-PS) and currently allows industrial uses, although a mix of commercial and quasi-industrial uses occur on the site. The applicant is applying for the following permits: a Zone Change to change the allowable uses onsite from industrial uses to the proposed commercial uses, a Conditional Use 15101 Paramount Blvd Redevelopment Project
Initial Study / Mitigated Negative Declaration
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Permit to allow drive-thru restaurants, outdoor dining seating, and the sale of alcohol (Sprouts Market), and Development Review to ensure the Project meets the City’s development standards..

The proposed land uses are currently permitted or conditionally permitted in the Project area, and extension onto the Project site will not conflict with surrounding land uses; therefore, the Project is consistent with the city’s existing commercial development pattern and will not conflict with existing zoning. Further, the Project is designed to be consistent with the City’s development standards, and will implement contemporary commercial architecture. Therefore, impacts are considered less than significant.

Mitigation Measures: None required.
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54 August 2024
XII. MINERAL

RESOURCES
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
X
b) Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general plan, specific
plan or other land use plan?
X
a, b) No Impact. The Project Site is located in an urbanized part of the City and is developed with industrial and commercial uses. The site is not in area that contains aggregate resources and is not identified as a mineral resource recovery site.
13 The Project site is surrounded by existing urban
development, making it unsuitable for mineral extraction operations. The Project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state. The proposed project would result in no impacts to mineral resources.

Mitigation Measures: None required.
13 Updated Designation of Regionally Significant Aggregate Resources in the San Gabriel Valley Production-Consumption Region, Los Angeles County, State Mining and Geology Board, April 2014. 15101 Paramount Blvd Redevelopment Project
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XIII. NOISE
Would the Project result in:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) 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?
X
b) Generation of excessive groundborne
vibration or groundborne 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
Sources: Paramount 2007 General Plan.
a) Less than Significant Impact. Noise sources can be divided into two general categories, transportation sources (primarily traffic) and non-transportation or “stationary” sources.

Transportation sources are by far the largest contributor to community noise levels. Local government has little direct control over transportation noise; rather, state and federal agencies assume the responsibility over vehicle noise emission levels. Methods to reduce the impacts of noise on sensitive land uses may include vehicle trip reduction, noise barriers, and setbacks.

Table 5-3 (Noise and Land Use Compatibility Guidelines) of the General Plan Health and Safety Element shows acceptable noise levels for various land uses. Acceptable exterior noise levels for commercial development range from 65 to 75 dBA CNEL. These noise levels do not include construction-related noise levels, as construction activities generate temporary noise. General Plan standards are supplemented by Municipal Code Chapter 9.12 (Noise), which regulates noise throughout the City.

The subject property is currently developed and generating noise from operation of existing industrial and commercial uses and traffic. The main noise source in the area is vehicular traffic on Paramount Boulevard, Colorado Avenue and Somerset Boulevard. The surrounding area mainly consists of commercial development, with residential development occurring at the southwest corner of the Project, and south of Adams Street. The nearest sensitive receptors are the single-family residences immediately south of Project site at the northeast corner of Colorado Avenue and Adams Street.

Construction Noise Impacts
Noise generating construction activities would include demolition, site preparation, excavation, grading, and the construction and finishing of the proposed buildings. Noise levels surrounding the Project site could be elevated for short periods of time during the demolition, site preparation, and grading periods, as heavy equipment moves through the site. These noise levels would be 15101 Paramount Blvd Redevelopment Project
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56 August 2024
limited to the less sensitive daytime hours, would move across the site rather than being stationary, and would cease once building construction began. Construction activities, which use less heavy equipment, would also produce noise, but at lower levels than the heavy equipment used in demolition and grading. Construction activities will comply with the City’s Municipal Code Chapter 9.12, which exempts construction noise from 7am to 8pm. Adherence to these restrictions will ensure that construction-related impacts are compatible with the Municipal Code and less than significant.

Operational Noise
At buildout, principal Project-related noise sources will include vehicular traffic accessing the site, rooftop air conditioning units, drive-thru speakerphones, trash enclosure activity, parking lot vehicle movements, and landscaping equipment. However, the Project will be required to comply with the noise level limits of Municipal Code Chapter 9.12, which allows a daily maximum of 82 decibels and a night maximum of 77 decibels for commercial zones. The Project is not expected to permanently increase ambient noise levels such that they exceed the City’s standard of 75 dBA CNEL for commercial uses.

While Exhibit 5-2 (Noise Exposure-Noise Sensitive Land Uses) of the General Plan Health and Safety Element shows there are no noise sensitive land uses adjacent to the site, there are four single-family residences located immediately south and adjoining the site. A concrete wall is proposed on the south side of the Project site, adjacent to these homes, which will attenuate noise from the Project’s loading area at the Sprouts market. On the east side of the homes, the Starbucks drive-thru will result in cars idling across the alley from the eastern-most home, which has limited window openings on its eastern side. Further, the ordering station is located on the south side of the building, 40 to 50 feet to the east. The distance from the ordering station will assure that its noise levels, which will be periodic, will be reduced. These site design features will reduce noise levels to the four homes located south and east of the Project site to less than significant levels. b) Less Than Significant Impact. Groundborne vibration would produce groundborne noise, which is a rumbling sound. During construction of the proposed Project, groundborne vibration and/or groundborne noise would be generated, which could be felt by adjacent land uses. Demolition and construction activity can result in varying degrees of ground vibration, depending on the equipment and methods used, distance to the affected structures, and soil type.

It is expected that groundborne vibration from project construction activities would cause only intermittent, localized intrusion due to heavy construction equipment and trucks. The Municipal Code exempts construction activities from short-term, short-duration noise standards when they are conducted during permitted time frames. The City will require that construction activity comply with Chapter 9.12 of the Municipal Code, which limits construction activity to hours discussed in response a), above. These requirements will reduce impacts to less sensitive daytime hours and assure that short-term groundborne impacts will be less than significant. The Project does not propose industrial or manufacturing uses that would have operational sources of groundborne vibrations. Impacts will be less than significant. c) No Impact. The Project site is located 4.35 miles west of the Compton/Woodley Airport and 4.7 miles north of the Long Beach Airport. The Project planning area is well outside of existing and modeled future airport noise contours. Therefore, no impacts would occur.

Mitigation Measures: None required.
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XIV. POPULATION AND

HOUSING
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) 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)?
X
b) Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing
elsewhere?
X
a) Less Than Significant Impact. The site is currently developed with industrial and commercial uses that will be demolished as part of the Project. The Project will result in the redevelopment of the site to include commercial and restaurant uses that would be served by existing roadways and utility infrastructure. The Project does not propose new homes that would directly induce population growth. The types of jobs that would be made available by the Project could be filled by people already living in the Project area and surrounding communities. As a result, the impacts are less than significant.
b) No Impact. No housing currently exists within the project boundary and the proposed Project will not displace existing housing or require the construction of replacement housing elsewhere.

Mitigation Measures: None required.
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XV. PUBLIC SERVICES
Would the Project result in substantial
adverse physical impacts associated with the
provision of new or physically altered
governmental facilities, need for new or
physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times or
other performance objectives for any of the
public services:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Fire protection? X
Police protection? X
Schools? X
Parks? X
Other public facilities? X
Sources: City of Paramount Public Safety Department, website. Accessed August 2023. https://www.paramountcity.com/residents/public-safety.

Fire Protection:

Less Than Significant Impact. The Los Angeles County Fire Department (LACFD) provides fire protection service for the City of Paramount. The nearest fire station, Station 31, is located 0.4 miles west at 7521 East Somerset Boulevard, and has two fire engines and one paramedic squad.

Project development will be required to conform to all fire protection and prevention requirements, including, but not limited to, building setbacks, emergency access, and fire flow. The proposed Project would only place a marginal increased demand on fire services since the project will be constructed with strict adherence to all pertinent building and fire codes, and is already served by the Department because of existing uses. In addition, the Project will not affect response times or department capacity. Therefore, Project impacts will be less than significant.

Police Protection:

Less Than Significant Impact. The Los Angeles County Sheriff’s Department provides law enforcement services throughout the City. Currently, the City is staffed with 30 Sheriff's personnel including patrol deputies, a detective team, a special assignment team, and supervisors. In addition, the City contracts with the County of Los Angeles for a dedicated probation officer and a dedicated district attorney.

The City is served by the Lakewood Station at 5130 Clark Avenue in Lakewood and by a substation located near the intersection of Paramount and Somerset Boulevards, immediately north of the Project site. Emergency response times are approximately three minutes throughout the City.

The site’s existing uses are currently served by the Department, and the Project will only marginally increase demand. To ensure the proposed project elements adhere to the City’s security requirements, the Los Angeles County Sheriff’s Department will review the site plan and other plans for the proposed Project to ensure that the development adheres to Department requirements.

Therefore, the potential impacts will be less than significant. 15101 Paramount Blvd Redevelopment Project
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59 August 2024
Schools:

Less Than Significant Impact. The City is served by the Paramount Unified School District (PUSD), which serves kindergarten through twelfth grades and consists of nine elementary schools, two intermediate schools, one high school, a continuation school, and an adult education school. The Project consists of commercial development and will not directly increase the student population. Nevertheless, the Project applicant would be required to pay any pertinent development fees to the local school districts. As a result, the proposed project’s impacts on school facilities are considered to be less than significant.

Parks/ Other Public Facilities:

No Impact. The Project does not include residential uses that would increase the need for parks and recreational facilities. As such, the Project would not create the need for new parks and recreational facilities. Therefore, no impacts related to parks and recreational facilities would occur as a result of the Project.

Mitigation Measures: None required.
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XVI. RECREATION
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Would the Project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
X
b) Does the Project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on the
environment?
X
Sources: City of Paramount Community Services Department website, accessed August 2023. https://www.paramountcity.com/government/departments/recreation. a, b) No Impact. The City of Paramount Community Services Department operates ten parks and offers a variety of recreational activities such as sports, senior programs, classes, and events. It is expected that the proposed Project will be staffed by existing and future residents occurring as a result of annual growth. The Project does not propose residential uses, which would directly increase the city’s population and demand for recreational resources. The proposed Project is not expected to require the construction or expansion of recreational facilities, nor will it result in a noticeable increase of use, if any. No adverse impacts to recreational facilities are expected.

Mitigation Measures: None required.
15101 Paramount Blvd Redevelopment Project
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61 August 2024
XVII. TRANSPORTATION
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Conflict with a program, plan, ordinance or
policy addressing the circulation system,
including transit, roadway, bicycle and
pedestrian facilities?
X
b) Would the project conflict or be
inconsistent with CEQA Guidelines section
15064.3, subdivision (b)?
X
c) Substantially increase hazards due to a
geometric design feature (e.g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
X
d) Result in inadequate emergency access? X
Sources: Local Transportation Assessment, 15101 Paramount Project, prepared by Linscott, Law & Greenspan, Engineers, September 13, 2023; 15101 Paramount Boulevard Project – Vehicle Miles Traveled Assessment Memorandum, prepared by Linscott, Law & Greenspan, Engineers, July 11, 2023; 15101 Paramount Boulevard Project – Supplemental Transportation Assessment, prepared by Linscott, Law & Greenspan, Engineers, March 6, 2024. a) Less than Significant Impact. The City maintains, in its General Plan, standards and requirements for acceptable Levels of Service (LOS) for City roadways of LOS D. In order to determine whether the Project would generate traffic which would cause any of the studied intersections to exceed these General Plan standards, a Local Transportation Assessment was prepared for the Project, and is provided in Appendix C, and a supplemental Transportation Assessment was prepared to address site plan modifications, and is provided in Appendix E. The Assessments analyzed the Project site plan, and assumed that access would occur at two right-in-right-out drives on Colorado Avenue, two right-in-right-out drives on Paramount Boulevard, and one alley on Adams Street.

The Assessments calculated the trips generated by the existing uses on the site, and determined that these total 387 trips per day (ADT). The Assessment then considered the gross trip generation of the Project (5,882 ADT), and deducted the existing trips, for a resulting net trip generation of 5,495 ADT, of which 468 ADT will occur during the morning peak hour, and 425 ADT will occur during the evening peak hour. The Assessment considered the Project’s impacts on four Project area intersections:
• Colorado Avenue/Somerset Boulevard (unsignalized)
• Paramount Boulevard/Somerset Boulevard (signalized)
• Paramount Boulevard/Jefferson Street (signalized)
• Paramount Boulevard/Project driveway (future, unsignalized) The analysis found that under existing (2023) conditions, all 3 existing intersections operate at LOS D or better, which meets the City’s General Plan standard. The analysis further found that in Year 2025, and including ambient growth and cumulative projects, with or without the Project, the intersection of Colorado/Somerset would operate an unacceptable LOS during the peak hour. The Assessment found that at the approach to the intersection, northbound Colorado, if restriped for 15101 Paramount Blvd Redevelopment Project
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one shared left turn/through lane and a dedicated right turn lane (which can be incorporated into the existing half-width of Colorado), as well as the implementation of Transportation Demand Management measures, such as employee alternative transportation information, including transit.

These measures will be incorporated into the Project’s conditions of approval to maintain consistency with City General Plan standards and requirements.

Transit, Bike and Pedestrian Access
There are existing sidewalks on all four sides of the proposed Project on Paramount Boulevard, Colorado Avenue, Somerset Boulevard, and Adams Street which will be maintained under the proposed Project. Pedestrian access will also be provided within the Project via ADA-compliant walkways that will connect the interior of the Project to City sidewalks.

There are no bike lanes existing or planned immediately adjacent to the proposed Project, but existing and planned bike lanes occur within less than a mile of the Project, on Jefferson Street, east and west of Paramount Boulevard14. These facilities will be available for Project customers during operation of the Project.

Both the Los Angeles Metropolitan Transportation Authority and Long Beach Transit provide bus service adjacent to the Project site. Two Los Angeles routes (#127 and #265) provide service, and two Long Beach routes (#21 and #23) are available immediately adjacent to the site.

The Project is located in the center of the City’s commercial core, and will be accessible by pedestrians, bicyclists and transit riders on existing facilities. No change to alternative transportation will result from the Project, and no impact to these facilities will occur. b) Less than Significant Impact. SB 743 requires amendments to the CEQA Guidelines (pre-2019) to provide an alternative to LOS for evaluating transportation impacts. CEQA Guidelines were amended to require all lead agencies to adopt vehicle miles traveled (VMT) as a replacement for automobile delay-based level of service (LOS) for identifying transportation impacts. This statewide mandate went into effect July 1, 2020.

The CEQA Guidelines have since been updated to allow for lead agency discretion in establishing methodologies and thresholds consistent with the intent of the legislation. The City utilizes the methodology set forth in the Los Angeles County Public Works Transportation Impact Guidelines (dated July 23, 2020) for VMT assessments. The County guidelines offer the following four (4) types of screening criteria which may be applied to screen proposed projects out of detailed VMT analysis
• Non-Retail Project Trip Generation Screening Criteria • Retail Project Site Plan Screening Criteria
• Proximity to Transit Screening Criteria
• Residential Land Use Screening Criteria
A Project-specific VMT analysis was prepared by Linscott, Law & Greenspan Engineers in July 2023 (Appendix D). Based on a detailed review of the County’s VMT screening criteria, the VMT assessment determined that the Project satiS.F.ies the retail project site plan criteria. Section

3.1.2.2 of the County Guidelines states:
14 Bellflower-Paramount Active Transportation Plan. June 2019. 15101 Paramount Blvd Redevelopment Project
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“A project that contains a local serving retail use is assumed to have less than significant VMT impacts for the retail portion of the project. If the answer to the following question is no, a less than significant determination can be made for the portion of the project that contains retail uses: Does the project contain retail uses that exceed 50,000 square feet of gross floor area?”
The Project proposes a combined retail square footage of 30,904 S.F., which is below the 50,000 S.F. threshold. Therefore, the project meets the condition to presume less than significant transportation impacts stated in CEQA Guidelines Section 15064.3 and therefore screens out of further VMT analysis.
c) Less than Significant Impact. The subject property is located in an urban area and accessed via existing streets and intersections. The mix of vehicles associated with the Project is expected to generally include construction vehicles, passenger vehicles, and delivery trucks, which is compatible with vehicles currently in the area; no conflicts are anticipated.

Queuing Analysis
The Project includes two drive-thru restaurants (Panera Bread and Starbucks) which will generate demand for queuing within the Project site. Statistically, Starbucks generates a higher demand for queuing. In order to determine whether these two facilities had sufficient stacking at their drivethru aisles to assure that there would be no significant impacts to interior or exterior traffic flow, the Local Transportation Assessment considered each drive-thru’s stacking space. To accomplish this analysis, the existing conditions at four Starbucks facilities were analyzed during their peak service periods, representing the highest queuing demand.

For the four existing Starbucks facilities, stacking counts were undertaken during their morning peak service period. The analysis found that the maximum number of vehicles in the queue was 12, and the 95th percentile was 11 vehicles. The Project proposes stacking for 16 vehicles, which exceeds both the 95th percentile and maximum queue lengths observed at existing facilities in the region. It can therefore be expected that the Starbucks drive-thru, and the Panera drive-thru will have a less than significant impact on drive aisles and streets in the Project area.

The proposed Project is not expected to substantially increase any type of transportation hazard and impacts are expected to be less than significant.
b) No Impact. Currently, the Project site can be accessed via Paramount Boulevard, Somerset Boulevard, Colorado Avenue and Adams Street. Regional access to the site will be provided via the freeways (91, 105, 710 freeways), major arterials, secondary arterials and a variety of local roads. Prior to construction, both the Fire Department and Police Department (Los Angeles County Sheriff’s Department) will review the site plan to ensure safety measures are addressed, including emergency access and geometric design. Therefore, the proposed Project will not result in inadequate emergency access or increase hazards due to a geometric design feature. There will be no impact.

Mitigation Measures: None required.
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XVIII. TRIBAL

CULTURAL RESOURCES
a) Would the Project cause a substantial
adverse change in the significance of a tribal
cultural resource, defined in Public Resources
Code section 21074 as either a site, feature,
place, cultural landscape that is
geographically defined in terms of the size
and scope of the landscape, sacred place, or
object with cultural value to a California
Native American tribe, and that is:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
X
ii) A resource determined by the lead agency,
in its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code Section 5024.1. In applying
the criteria set forth in subdivision (c) of
Public Resources Code Section 5024.1, the
lead agency shall consider the significance of
the resource to a California Native American
tribe.

X
a. i), ii) Less than Significant Impact. Assembly Bill 52 (AB 52) requires a lead agency to consult with tribes in the Project area during the CEQA process to allow tribes to be involved in the project development process and to address their concerns about potential impacts to tribal cultural resources. The consultation process requires the lead agency to provide written notification about a proposed project, as defined by CEQA, to tribes within the project’s geographic area. If a tribe chooses to engage in consultation, it must respond to the lead agency within 30 days of receipt of the formal notification, and the lead agency must begin the consultation process within 30 days of receiving the request for consultation. Consultation concludes when the parties agree to measures to mitigate or avoid a significant effect (if a significant effect exists) on the tribal cultural resources, or when a party, acting in good faith and after reasonable effort, concludes that mutual agreement cannot be reached (Public Resources Code section 21080.3.2 (b)(1) and (2)).

The city has initiated the tribal consultation process in conformance with AB 52 requirements. It has distributed consultation letters to the tribes who have requested consultation under AB 52.

Each representative was contacted in writing regarding the proposed Project. The Gabrieleño-Kizh Nation and Gabrielino Tongva Indians of California requested consultation with the city, who requested Native American monitoring as outlined in Mitigation Measures TCR-1 through TCR3, below. Adherence to these Mitigation Measures will ensure potential impacts to tribal cultural resources will be less than significant.
15101 Paramount Blvd Redevelopment Project
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Mitigation Measures:

The following Mitigation Measures were requested by the Gabrieleño-Kizh Nation and Gabrielino Tongva Indians of California:

TCR-1 Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities
A. The project applicant/lead agency shall retain a Native American Monitor(s) from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation and Gabrielino Tongva Indians of California. The monitor(s) shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both onsite and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement(s) shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

C. The monitor(s) will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe(s). Monitor logs will identify and describe any discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe(s).

D. On-site tribal monitoring shall conclude upon completion of the following (1) written confirmation to the Kizh and Gabrielino Tongva from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh and Gabrielino Tongva to the project applicant/lead agency that no future, planned construction activity and/or development/construction impact Kizh and Gabrielino TongvaTCRs.

TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/NonCeremonial) A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh and Gabrielino Tongva monitor and/or Kizh and Gabrielino Tongva archaeologist.

B. If there is a discovery, the Kizh and Gabrielino Tongva will report within five (5) business days as to whether the discovery constitutes a TCR.

C. Should a TCR be present, the Kizh, Gabrielino Tongva and the City will consult regarding the culturally appropriate steps to take.
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D. The Kizh and Gabrielino Tongva will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

E. Any removed sacred or ceremonial items will be temporarily stored on-site at an agreedon location that is secure and accessed only by a limited number of on-site supervisors, specified Tribal Monitors, and the qualified Project archaeologist.

F. In the event significant sacred or ceremonial items are identified and will not be considered a TCR, the City will discuss with consulting Tribes the proper treatment, whether it be a reburied and/or a repatriated.

TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects.

A. If human remains and/or associated funerary items are identified, the Project archaeologist will notify the Los Angeles County Coroner. The Los Angeles Coroner will have 24 hours to notify the NAHC if the remains are determined to be Native American. The NAHC will then designate an MLD (Most Likely Descendant)
B. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.

C. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. The discovery shall be protected and treated in a culturally appropriate manner according to the recommendations of the MLD.

D. Human remains and grave/burial goods shall be treated alike per California Public Resources Code Section 5097.98(d)(1) and (2).

E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.

F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

G. No drawings may be made unless all parties agree that it is acceptable.

H. No destructive or non-destructive analysis beyond sexing and ageing will be conducted on the human remains or associated funerary objects.

TCR-A Prior to the issuance of a grading permit for the site, the applicant shall provide a fully executed monitoring agreement(s) to the City.

Responsible parties: Project applicant, Planning Division, City Engineer.

TCR-B Within 30 days of the completion of ground disturbing activities on the Project site, a report of findings shall be filed with the City. The report will summarize the methods and results of the monitoring program, including an itemized inventory and a detailed analysis of recovered artifacts, upon completion of the field and laboratory work. The report should include an interpretation of the cultural activities represented by the artifacts and a discussion of the significance of all archaeological finds.

Responsible parties: Project applicant, Tribal monitor, Planning Division, City Engineer. 15101 Paramount Blvd Redevelopment Project
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XIX. UTILITIES AND

SERVICE SYSTEMS
Would the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
X
b) Have sufficient water supplies available to
serve the project and reasonably foreseeable
future development during normal, dry and
multiple dry years?
X
c) Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to
serve the project’s projected demand in
addition to the provider’s existing
commitments?
X
d) Generate solid waste in excess of State or
local standards, or in excess of the capacity of
local infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
X
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
X
Sources: Paramount 2020 Urban Water Management Plan; City of Los Angeles Bureau of Sanitation; CalRecyle. a - c) Less Than Significant Impact.

Water
The City will provide domestic water for the Project. As discussed under Hydrology and Water Quality, the total net water demand for the project site would be 6.62 acre-feet per year. The City has three primary water sources including groundwater, imported water (surface), and recycled water.

The proposed Project is consistent with the land use designation assigned to it in the General Plan, on which, in part, the City based its future water demand analysis when contributing to the 2020 UWMP. According to the UWMP, the City consumed 5,427 acre-feet of water in 2020 with a projected demand of 5,955 AFY in 2025.15 The estimated increase from the proposed Project represents 0.1% of the projected 2025 demand. This increase in water usage is well within the City’s projected water availability estimates. No new wells or additional water infrastructure are proposed. The project will connect to existing water lines beneath Colorado Avenue. Therefore, project impacts associated with domestic water demand are expected to be less than significant. 15 Table 4.1.7 Demands for Potable and Raw Water – Projected, City of Paramount 2020 Urban Water Management Plan. 15101 Paramount Blvd Redevelopment Project
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The project will be required to comply with the City’s water-efficiency requirements of Municipal Code Chapter 17.96 (Water-Efficient Landscape Provisions) and Section 13.09.100 Model Water Efficient Landscaping Requirements. Buildings will be equipped with water-efficient fixtures in compliance with Municipal Code requirements to reduce water consumption. Implementation of these and other applicable requirements will assure that water-related impacts remain at less than significant levels.

Wastewater
The City of Paramount is located within the service area of the Sanitation District 2 of Los Angeles County. Local sewer lines are maintained by the City of Paramount, while the District owns, operates, and maintains the large trunk sewers of the regional wastewater conveyance system. The wastewater generated within the project area is conveyed to the Joint Water Pollution Control Plant (JWPCP) in the City of Carson.16 The JWPCP currently treats approximately 260 million gallons of wastewater per day (mgd), with a total capacity of 400 mgd.17 As shown in Table 9, the Project would result in a net increase of 707.05 gallons of wastewater per day when compared to existing uses. The total increase in wastewater generation per day of 707.05 gallons would be 0.05 percent of the unused daily treatment capacity (140 mgd) of the JWPCP. Therefore, there would be adequate treatment capacity for the project and impacts to capacity would be less than significant.

Table 9
Estimated Wastewater at the Project Buildout
Land Use Size Wastewater Generation Rate Total gpd
Existing Uses
Industrial/Commercial 40,315 S.F. 50 gpd/1,000 S.F. 2,015.75 Proposed Uses
Market 23,256 S.F. 50 gpd/1,000 S.F. 1,162.80
Fast Food Restaurant 52 Seats 30 gpd/ seat 1,560.00
Project Total 2,722.80
Net Site Total: Increase 707.05
Source: City of Los Angeles Bureau of Sanitation. Sewer Generation Rates Factors, April 6, 2012.

Stormwater
As discussed in response to Section X(c)(iii) (Hydrology and Water Quality), Project impacts related to storm drainage facilities would be less than significant.

Other Utilities
The proposed Project will require construction of onsite electric power, natural gas, and telecommunications infrastructure to connect to the existing infrastructure located around the Project site. The Project would not result in the construction of new electric power, natural gas, or telecommunications facilities offsite that could cause significant environmental effects. 16 L.A. County Sanitation Districts, Facilities map, accessed August 2023. 17 L.A. County Sanitation Districts, Joint Water Pollution Control Plant information page, accessed August 2023. https://www.lacsd.org/services/wastewater-sewage/facilities/joint-water-pollution-control-plant/wastewater-treatmentprocess-at-jwpcp 15101 Paramount Blvd Redevelopment Project
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d, e) Less Than Significant Impact. Construction and operations-related solid waste from the Project will be collected and disposed by Athens Services, a regional commercial vendor that serves the City by hauling solid waste to tranS.F.er and recycling centers and landfills. Solid waste generated by the project is subject to certain State requirements for waste diversion and separation. California assembly bills AB 341, AB 1826, and AB 876 require solid waste facilities to separate recyclables and organic waste, such as food waste, compostable paper, and landscape waste, so that they will be diverted from landfills and directed to recycling or composting facilities. This is to meet the State requirement to divert 50 percent of solid waste away from landfills.

Waste generated from the Project could potentially be directed to the Southeast Resource Recovery Facility (SERRF) for incineration in Long Beach, the Sunshine Canyon landfill in Sylmar, or possibly the Olinda Alpha landfill in Brea. According to CalRecycle 18 the SERRF has a daily permitted capacity of 2,240 tons. Sunshine Canyon has the capacity of 12,100 tons a day and is projected to remain operational until 2037. Olinda Alpha landfill is permitted to receive 8,000 tons per day and is projected to remain operational until 2036.

Table 10
Estimated Solid Waste Disposal at the Project Buildout
Land Use CIWMB Disposal
Rates Size
Solid Waste
Disposal (pounds
per day)
Solid Waste
Disposal (tons
per year)
Existing Uses
General Retail 2.5 lbs./1000
S.F./day 40,315 S.F. 100.78 18.39
Proposed Uses
General Retail
and Restaurants

2.5 lbs./1000
S.F./day 30,904 S.F. 77.26 14.10
Project Total 14.10
Net Site Total: Reduction -4.29
*Estimated Solid Waste Generation Rates by CalRecycle,
https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, Accessed August 2023.

The project will generate 14.10 tons of solid waste per year, which is 4.29 tons less than previous uses, not accounting for the required 50% waste diversion. Because the Project would have a net reduction in solid waste, regional landfills can continue accommodating waste generated at the site.

Athens Services is responsible for maintaining standards that assure that all waste is handled in a manner that meets local, state and federal standards. These requirements will assure that impacts associated with solid waste disposal remain less than significant.

Mitigation Measures: None required.
18 CalRecyle, SWIS Facility/Site Activity Details. https://www2.calrecycle.ca.gov/SolidWaste/Site/Search. Accessed August 2023.
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XX. WILDFIRE
If located in or near state responsibility
areas or lands classified as very high fire
hazard severity zones, would the project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Substantially impair an adopted emergency
response plan or emergency evacuation plan? X
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and thereby
expose project occupants to, pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
X
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines
or other utilities) that may exacerbate fire risk
or that may result in temporary or ongoing
impacts to the environment?
X
d) Expose people or structures to significant
risks, including downslope or downstream
flooding or landslides, as a result of runoff,
post-fire slope instability, or drainage changes?
X
Source: State Responsibility Area Viewer, CAL Fire. Accessed August 2023. https://calfireforestry.maps.arcgis.com/apps/webappviewer/index.html?id=468717e399fa4238ad86861638765ce1 a-d) No Impact. Checklist Questions XX(a) through XX(d) do not apply to the Project, because the Project Site is not located near or within a state responsibility area or lands classified as very high fire severity zones. No impacts related to this issue would occur as a result of the Project.

Mitigation Measures: None required.
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XXI. MANDATORY

FINDINGS OF

SIGNIFICANCE
Does the Project:

Potentially
Significant
Impact
Less Than
Significant with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat
of a fish or wildlife species, cause a fish or
wildlife population to drop below selfsustaining levels, threaten to eliminate a plant or animal community, substantially reduce
the number or restrict the range of a rare or
endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
X
b) Does the Project have impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a Project
are considerable when viewed in connection
with the effects of past Projects, the effects of
other current Projects, and the effects of
probable future Projects)?
X
c) Does the Project have environmental
effects, which will cause substantial adverse
effects on human beings, either directly or
indirectly?
X
a) Less Than Significant with Mitigation Incorporated:

Biological Resources: The Project site is not located within a conservation area and does not contain any wildlife corridors or biological linkage areas. The proposed Project will not significantly reduce fish or wildlife habitat or otherwise adversely impact a fish or wildlife species.

The construction of the Project has the potential to impact nesting birds, but adherence to standard City protocols will reduce those impacts to less than significant levels.

Cultural Resources: No cultural resources are known to exist within or adjacent to the project site.

Since the project will require minor grading, there is little potential for unknown resources to be uncovered. Impacts will be less than significant.

The City consulted with the Gabrieleño Band of Mission Indians – Kizh Nation who requested Mitigation Measures (TCR-1 through TCR-3) for Tribal Monitoring, which has been included in this Initial Study.

Overall, there will be no significant environmental impacts which cannot be mitigated. Project related impacts, including cumulative impacts, are considered less than significant. 15101 Paramount Blvd Redevelopment Project
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b) Less Than Significant Impact. A significant impact could occur if the proposed Project, in conjunction with related projects, would result in impacts that would be less than significant when viewed separately, but would be significant when viewed together. Here, however, the impacts of the proposed Project are individually limited and not cumulatively considerable. The proposed Project is consistent with the development envisioned for the Central Business District Area Plan of the City in the City’s General Plan. All environmental impacts that could occur as a result of the proposed Project would be less than significant with the implementation of mitigation measures included herein, and when viewed in conjunction with other closely related past, present or reasonably foreseeable future projects, would not be significant. c) Less Than Significant Impact. The proposed Project will not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly, with the implementation of the City’s Municipal Code, other standard requirements and requirements of law, and the mitigation measures included in this document. 15101 Paramount Blvd Redevelopment Project
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4. Conclusions

4.1 Findings
The Initial Study determined that the proposed Project is not expected to have significant adverse environmental impacts. The following findings can be made regarding the Mandatory Findings of Significance set forth in Section 15065 of the CEQA Guidelines based on the results of this Initial Study:
• The proposed Project will not have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of an endangered, rare or threatened species or eliminate important examples of the major periods of California history or prehistory. • The proposed Project will not have impacts that are individually limited, but cumulatively considerable.
• The proposed Project will not have environmental effects which will cause substantially adverse effects on human beings, either directly or indirectly.

In accordance with the requirements of Section 21081(a) and 21081.6 of the Public Resources Code, the City of Paramount can make the following additional findings:
• A mitigation monitoring and reporting program will be required; and, • An accountable enforcement agency or monitoring agency will be required.

Mitigation measures have been recommended as a means to reduce or eliminate potential adverse environmental impacts to insignificant levels.

4.2 Mitigation Measures
GEO-1 Development of the Project shall adhere to the recommendations set forth in the Projectspecific Geotechnical Investigation (see Appendix B of this document).

TCR-1 Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities A. The project applicant/lead agency shall retain a Native American Monitor(s) from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation and Gabrielino Tongva Indians of California. The monitor(s) shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both onsite and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement(s) shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity. 15101 Paramount Blvd Redevelopment Project
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C. The monitor(s) will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe(s). Monitor logs will identify and describe any discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe(s).

D. On-site tribal monitoring shall conclude upon completion of the following (1) written confirmation to the Tribes from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Tribes to the project applicant/lead agency that no future, planned construction activity and/or development/construction impact tribal TCRs.

TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/NonCeremonial) A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Tribal monitor and/or Tribal archaeologist.

B. If there is a discovery, the Tribes will report within five (5) business days as to whether the discovery constitutes a TCR.

C. Should a TCR be present, the Tribes and the City will consult regarding the culturally appropriate steps to take.

D. The Tribe(s) will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

E. Any removed sacred or ceremonial items will be temporarily stored on-site at an agreedon location that is secure and accessed only by a limited number of on-site supervisors, specified Tribal Monitors, and the qualified Project archaeologist.

F. In the event significant sacred or ceremonial items are identified and will not be considered a TCR, the City will discuss with consulting Tribes the proper treatment, whether it be a reburied and/or a repatriated.

TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects.

A. If human remains and/or associated funerary items are identified, the Project archaeologist will notify the Los Angeles County Coroner. The Los Angeles Coroner will have 24 hours to notify the NAHC if the remains are determined to be Native American. The NAHC will then designate an MLD (Most Likely Descendant)
B. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, 15101 Paramount Blvd Redevelopment Project
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called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.

C. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. The discovery shall be protected and treated in a culturally appropriate manner according to the recommendations of the MLD.

D. Human remains and grave/burial goods shall be treated alike per California Public Resources Code Section 5097.98(d)(1) and (2).

E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.

F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

G. No drawings may be made unless all parties agree that it is acceptable.

H. No destructive or non-destructive analysis beyond sexing and ageing will be conducted on the human remains or associated funerary objects.

4.2 Mitigation Monitoring
The monitoring and reporting on the implementation of these measures, including the period for implementation, monitoring agency, and the monitoring action, are identified below. 15101 Paramount Blvd Redevelopment Project
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CITY OF PARAMOUNT

MONITORING PROGRAM FOR CEQA COMPLIANCE
DATE: June 14, 2024 ASSESSORS PARCEL NO.: 6270-002-023 and -024

PROJECT TITLE/
CASE NO.:
15101 Paramount Boulevard Redevelopment
Project
CUP No. 939; ZC No. 244; DRA No. 23:008;
TPM No. 84335
PROJECT LOCATION: 15101 Paramount Boulevard
APPLICANT: Paramount Gateway, LLC
APPROVAL DATE: In progress
THE FOLLOWING REPRESENTS THE CITY’S MITIGATION MONITORING PROGRAM IN CONNECTION WITH THE MITIGATED

NEGATIVE DECLARATION FOR THE ABOVE CASE NUMBER

SUMMARY MITIGATION MEASURES RESPONSIBLE FOR

MONITORING TIMING CRITERIA COMPLIANCE CHECKED BY DATE
GEO-1 Development of the Project shall adhere to the
recommendations set forth in the Project-specific Geotechnical Investigation
Project engineer, Project
geotechnical consultant,
Project applicant.

Prior to
issuance of
grading
permits
The City shall review
and approve grading
and building plans
prior to the issuance
of ground disturbing
permits to ensure
plans adhere to the
recommendations set
forth in the Project
Geotechnical
Investigation Report.

TCR-1 Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing Activities
A. The project applicant/lead agency shall retain a Native American Monitor(s) from or approved by the Gabrieleño
Band of Mission Indians – Kizh Nation and Gabrielino
Tongva Indians of California. The monitor(s) shall be
retained prior to the commencement of any “grounddisturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or
required in connection with the project, such as public improvement work). “Ground disturbing activity” shall
Project applicant,
Planning Division, City
Engineer.

Prior to
issuance of
grading
permits
The applicant shall
provide a fully
executed monitoring
agreement to the City.

Within 30 days of the
completion of ground
disturbing activities
on the Project site, a
report of findings
shall be filed with the
City. The report will
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include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement(s) shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the
issuance of any permit necessary to commence a grounddisturbing activity.

C. The monitor(s) will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing
activities, the type of construction activities performed, locations of ground-disturbing activities, soil types,
cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe(s).

Monitor logs will identify and describe any discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native
American (ancestral) human remains and burial goods.

Copies of monitor logs will be provided to the project
applicant/lead agency upon written request to the Tribe(s).

D. On-site tribal monitoring shall conclude upon completion of the following (1) written confirmation to the Kizh and
Gabrielino Tongva from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh and Gabrielino Tongva to the project
applicant/lead agency that no future, planned construction activity and/or development/construction impact Kizh and Gabrielino Tongva TCRs.
summarize the
methods and results
of the monitoring
program, including an
itemized inventory
and a detailed
analysis of recovered
artifacts, upon
completion of the
field and laboratory
work. The report
should include an
interpretation of the
cultural activities
represented by the
artifacts and a
discussion of the
significance of all
archaeological finds.

TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/Non-Ceremonial)
A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh and Gabrielino Tongva monitor and/or Kizh and Gabrielino
Tongva archaeologist.

Tribal monitor, Project
applicant, Project
contractor
Upon
discovery of
any TCRs
All construction
activities shall be
stopped until the
Tribe deems it
appropriate to resume.
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B. If there is a discovery, the Kizh and Gabrielino Tongva will report within five (5) business days as to whether the
discovery constitutes a TCR.

C. Should a TCR be present, the Kizh and Gabrielino Tongva and the City will consult regarding the culturally appropriate steps to take.

D. The Kizh and Gabrielino Tongva will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for
educational, cultural and/or historic purposes.

E. Any removed sacred or ceremonial items will be temporarily stored on-site at an agreed-on location that is secure and accessed only by a limited number of on-site supervisors, specified Tribal Monitors, and the qualified Project
archaeologist.

F. In the event significant sacred or ceremonial items are identified and will not be considered a TCR, the City will discuss with consulting Tribes the proper treatment, whether it be a reburied and/or a repatriated.

TCR-3: Unanticipated Discovery of Human Remains and
associated Funerary or Ceremonial Objects.

A. If human remains and/or associated funerary items are identified, the Project archaeologist will notify the Los Angeles County Coroner. The Los Angeles Coroner will
have 24 hours to notify the NAHC if the remains are
determined to be Native American. The NAHC will then
designate an MLD (Most Likely Descendant)
B. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code
Section 5097.98, are also to be treated according to this statute.

C. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code
Section 7050.5 shall be followed. The discovery shall be protected and treated in a culturally appropriate manner according to the recommendations of the MLD.

Tribal monitor, Project
applicant, Project
contractor
Upon
discovery of
human
remains.

See Public Resource
Code 5097.9 and
Health and Safety
Code Section 7050.5
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D. Human remains and grave/burial goods shall be treated alike per California Public Resources Code Section 5097.98(d)(1) and (2).

E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.

F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

G. No drawings may be made unless all parties agree that it is acceptable.

H. No destructive or non-destructive analysis beyond sexing and ageing will be conducted on the human remains or associated funerary objects.
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Appendix A
Air Quality CalEEMod Outputs
(Available at City for review)
15101 Paramount Blvd Redevelopment Project
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B August 2024
Appendix B
Geotechnical Investigation Report
(Available at City for review)
15101 Paramount Blvd Redevelopment Project
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C August 2024
Appendix C
Traffic Report
(Available at City for review)
15101 Paramount Blvd Redevelopment Project
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D August 2024
Appendix D
VMT Analysis
(Available at City for review)
15101 Paramount Blvd Redevelopment Project
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E August 2024
Appendix E
Supplemental Transportation Assessment
(Available at City for review)
To: Honorable City Council
From: John Moreno, City Manager
By: John King, AICP, Interim Planning Director
Date: September 10, 2024
SUBJECT: ELIGIBILITY CRITERIA FOR THE HOMEBUYER OPPORTUNITY

PROGRAM FUNDED BY PERMANENT LOCAL HOUSING

ALLOCATION (PLHA) FUNDS

BACKGROUND
The City Council adopted Resolution No. 22:049 on November 8, 2022, authorizing the application for the Permanent Local Housing Allocation (PLHA) program with the California Department of Housing and Community Development (HCD). PLHA is a State grant program intended to increase and preserve the affordable housing stock. The City is eligible for this housing-related grant in the amount of approximately $2,626,182 over a five-year period. The State awarded Paramount allocations for the first three annual program cycles: $438,197 for the 2019 program year, $681,094 for the 2020 program year, and $749,523 for the 2021 program year, totaling $1,868,814. The agreement was executed on June 22, 2023.

On April 23, 2024, the City Council adopted Resolution No. 24:009, which amended the 2020, 2021, 2022, and 2023 program years of the PLHA plan. The 2020 and 2021 program years allocated 95% of PLHA funds to “Activity 9: Homeownership opportunities, homebuyer assistance.”
Planning Department Staff has since developed a first-time homebuyer/down payment assistance program to be marketed as the Homebuyer Opportunity Program. This item is an introduction to a request to approve the Homebuyer Opportunity Program Policies and Procedures Manual (Eligibility Criteria).

DISCUSSION
For some time now, it has become increasingly difficult for new homebuyers to enter the housing market. With the average 30-year fixed mortgage rate slightly below 7%, coupled with an inventory shortage of homes entering the market, home prices continue to be out of reach for many. As of June 2024, the typical home value in California was $810,327 compared to $555,508 five years ago.

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HOMEBUYER OPPORTUNITY PROGRAM GUIDELINES Page 2
The objective of the Homebuyer Opportunity Program is to provide affordable homeownership opportunities for low- to moderate-income families. If approved, the City’s Homebuyer Opportunity Program aims to close the gap by making home prices affordable for first-time homebuyers that purchase a home in Paramount.

Proposed Program Guidelines
The Homebuyer Opportunity Program will be available to qualified buyers who have not owned a home in the last three years. These buyers would also have an annual household income that does not exceed 150% of the area median income (otherwise known as the “missing middle”) as published annually by HCD.

The program will provide down payment, closing cost, and mortgage loan principal reduction assistance to eligible homebuyers in the form of a 0% interest second mortgage. Eligible homebuyers can receive program loans for an amount up to 30% of the purchase price of a qualifying home, while funds are available. The City’s second mortgage will have an affordability term of 30 years and will be forgivable at the rate of 1/30th of the principle amount each year during the term of the loan if the Program requirements are met. Loans will be made as second mortgages in conjunction with primary mortgages provided by Lenders. The Program Loan may be repaid at any time without penalty.

Repayment Clause
The City understands that unforeseen circumstances can occur that may cause a qualified homeowner to sell their home before the required 30-year term. Therefore, a repayment clause has been included in the program guidelines. If the home is sold during the 30-year term, the City will be entitled to a share (“equity share”) of the appreciation in the home’s value. The equity share percentage will be equal to the percentage of the outstanding program loan to the original purchase price. For example:

Purchase
Price
Outstanding
Program
Loan
Balance
Sale
Price
Percentage
(Outstanding
program loan
divided by original
purchase price)
Repayment
(Remaining Loan
Balance + Equity
Share)
$600,000 $120,000 $800,000 20% $160,000
Equity Share Example using figures shown above:
$120,000 / $600,000 = 20%
$200,000 x 20% = $40,000
Total Amount Due = $160,000 ($120,000 outstanding Program Loan balance + $40,000 equity share.) Proposed Underwriting Standards
Below are the details of the proposed underwriting standards:

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HOMEBUYER OPPORTUNITY PROGRAM GUIDELINES Page 3
• Front-end ratio set at 33% of gross household income. • Debt-to-income ratio not to exceed 36% of the borrower’s stable monthly income or up to 45% for borrowers that meet the credit score, and reserve requirements included in the Fannie Mae Eligibility Matrix.
• Sufficient cash reserves (including savings, checking, money market, or other nonretirement accounts) to make the minimum required buyer down payment contribution of 1% of the purchase price and to meet the reserve requirements included in the Fannie Mae Eligibility Matrix.

Eligibility Criteria
The following criteria determine the applicant’s eligibility in the Homebuyer Opportunity Program:
• First-time homebuyer.
• 150% AMI as determined by HCD.
• Principle residence requirement.
• Housing counseling requirement.
• Written agreement.
• Lender credit and underwriting criteria.
• Co-owners, other than owner occupants, are not permitted. • Conflict of interest – no person who is an employee, agent, consultant officer, elected official, or appointed official of the City who exercise or have exercised any functions or responsibilities with respect to this Program or who in a position to participate in a decision making process or gain inside information with regard to these activities, including immediate family ties.

Properties that are purchased with Program funds must meet the City’s property standards and will require an onsite visual inspection performed by Program staff to ensure that the home complies with all City codes, ordinances, and zoning requirements and meets the City’s property standards at the time of purchase.

Property eligible for acquisition using the Homebuyer Opportunity Program includes real property located within the Paramount city limits and the property must meet the criteria below.
• Single-family home, including a manufactured home that is on a permanent foundation, connected to permanent utility hook-ups.
• A condominium (as defined by subdivision (c) of the California Business and Professions Code, Section 11004.5.
• A dwelling unit in a stock cooperative, as defined by the California Business and Professions Code, Section 11003.2.
• A dwelling unit in a community apartment project, as defined by the California Business and Professions Code, Section 11004.

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HOMEBUYER OPPORTUNITY PROGRAM GUIDELINES Page 4
Homes that are rental units at the time they are listed for sale are not eligible except under the following circumstances:
• The current tenant is the purchaser; or
• The current tenant is moving out of the rental property because they are purchasing their own home; or
• The unit has been vacant for at least 90 days prior to the offer to purchase. If a vacant unit is to be purchased, the owners/seller must certify in writing that the unit has been vacant for 90 days preceding the date of the purchase agreement/offer.

Next Steps
If approved, City staff will prepare marketing materials to promote the Homebuyer Opportunity Program on social media, the city website, and flyers for distribution at City facilities. The official launch will begin within two weeks of City Council approving the program guidelines, and applicants will be able to apply to the program soon afterwards.

Summary
With the current housing market being increasingly unattainable for most, and the lack of financial assistant available to new buyers, this Program will help first-time homeowners by providing down payment assistance and give an opportunity to the “missing middle” i.e., hard-working middle-class families, which can include police officers, teachers, retail managers, etc., to purchase a home in Paramount. Although the exact dollar amount available to a qualifying applicant will vary, the Program aims to assist an average of six families with PLHA funds.

FISCAL IMPACT
None.

VISION, MISSION, VALUES, AND STRATEGIC OUTCOMES
The City’s Vision, Mission, and Values set the standard for the organization, establish priorities, uniformity, and guidelines; and provide the framework for policy decision making. The Strategic Outcomes were implemented to provide a pathway to achieving the City’s Vision. This item aligns with Strategic Outcome No. 1: Safe Community - Provide a safe place to live, work, and visit.

RECOMMENDED ACTION
Approve the Homebuyer Opportunity Program guidelines.

CITY OF PARAMOUNT
Homebuyer Opportunity Program
Policies and Procedures
August 2024
City of Paramount Homebuyer Opportunity Program
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APPROVAL
Name Title Signature Date
Approved:

CHANGE HISTORY
Version Approval Date Motive for Change Requires Training 01 02
03 City of Paramount Homebuyer Opportunity Program
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TABLE OF CONTENTS
TABLE OF CONTENTS...............................................................................................................................II

1. INTRODUCTION TO THE HOMEBUYER OPPORTUNITY PROGRAM ............................................1

1.1 PURPOSE OF THIS POLICIES AND PROCEDURES MANUAL .................................................................1

1.2 PROGRAM SUMMARY .....................................................................................................................1

1.3 ROLES AND RESPONSIBILITIES........................................................................................................1

1.4 DEFINITIONS..................................................................................................................................2

2. PROGRAM GUIDELINES ...................................................................................................................4

2.1 OVERVIEW ....................................................................................................................................4

2.2 PROGRAM ASSISTANCE STRUCTURE...............................................................................................4

2.3 ELIGIBLE APPLICANTS ....................................................................................................................8

2.4 ELIGIBLE PROPERTIES .................................................................................................................12

2.5 RESPONSIBLE LENDING/LENDER REQUIREMENTS ..........................................................................14

2.6 MONITORING ...............................................................................................................................15

2.7 RECORD RETENTION....................................................................................................................15

2.8 NONDISCRIMINATION....................................................................................................................15

2.9 CHANGES AND MODIFICATIONS TO THESE POLICIES AND PROCEDURES ..........................................16

3. PROGRAM ADMINISTRATION AND PROCEDURES.....................................................................17

3.1 PROGRAM ADMINISTRATION .........................................................................................................17

3.2 PROGRAM PROCEDURES..............................................................................................................17

3.3 ADDITIONAL CONSIDERATIONS......................................................................................................27

HOMEBUYER OPPORTUNITY PROGRAM FORMS
HOP-1 Initial Reservation Request Form
HOP-2 Application Affidavit
HOP-3 Buyer Closing Affidavit
HOP-4 Lender's Closing Certificate

HOMEBUYER OPPORTUNITY PROGRAM EXHIBITS
EXH-1 Homebuyer File Checklist
EXH-2a Program Application Cover Letter
EXH-2b Program Application
EXH-3 IRS Form 4506-C
EXH-4 Applicant Status Checklist
EXH-5 Income Determination Worksheet
EXH-6 Loan Review Committee Applicant Eligibility Summary EXH-7 LRC Loan Approval Schedule
EXH-8 Pre-Approval Letter
EXH-9 Arm’s Length Disclosure Notice
EXH-10 LBP Hazard Disclosure Form
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EXH-11a EPA Lead Paint Pamphlet - English
EXH-11b EPA Lead Paint Pamphlet – Spanish
EXH-12 LBP Pamphlet Confirmation Form
EXH-13 Property Inspection Form
EXH-14 Property Inspection Corrections Letter
EXH-15a Applicant Final Analysis Worksheet
EXH-15b Loan Reduction Worksheet
EXH-16 Final Approval Letter
EXH-17 Homebuyer Written Agreement
EXH-18 Promissory Note
EXH-19 Deed of Trust
EXH-20 Affordable Housing Restriction
EXH-21 Truth-in-Lending Statement
EXH-22 Fair Lending Notice
EXH-23 Notice of Default
EXH-24 Subordination Request Procedure
EXH-25 Primary Loan Refinancing and Subordination Policy Acknowledgement EXH-26 Request for Refinancing and Subordination form
EXH-27 Homebuyer Written Agreement Checklist

ADDENDA
Addendum 01 Los Angeles County Department of Regional Planning Income Limits Addendum 02 Housing Quality Standards
Addendum 03 Program Implementation Flowchart
Addendum 04 Technical Guide for Determining Income and Allowances for the HOME Program City of Paramount Homebuyer Opportunity Program
© 2024 MDG Associates, Inc.
1 1. INTRODUCTION TO THE HOMEBUYER OPPORTUNITY PROGRAM

1.1 Purpose of this Policies and Procedures Manual
The purpose of this Homebuyer Opportunity Program (the “Program”) Policies and Procedures manual is to describe the Program and set forth the roles of the City of Paramount (the "City"), Participating Lenders, and Program Applicants. This manual contains a description of the Program requirements and processing procedures. Processing forms are included as exhibits to this document. The City may revise these policies and procedures from time to time, and notice will be given by the City only for significant program changes.

Participating Lenders are expected to be well informed about all local and state requirements as set forth in this manual. All staff involved in the Program must be knowledgeable regarding these requirements before a Program application is accepted. A Lender shall disqualify those applicants where the submitted information indicates that the applicant or the proposed residential acquisition does not qualify for the program.

1.2 Program Summary
The objective of the City of Paramount’s Homebuyer Opportunity Program is to provide affordable homeownership opportunities for low- and moderate-income families in the city. The Program will be available to anyone who has not owned a home in the last three years (or otherwise qualifies as a FirstTime Homebuyer as defined in this manual) and has an annual household income that does not exceed 150% of the area median income as published annually by the California Department of Housing and Community Development (HCD).

The Program will provide down-payment, closing cost, and mortgage loan principal reduction assistance to eligible homebuyers in the form of a 0% interest second mortgage (the “Program Loan”). Eligible homebuyers can receive Program Loans for an amount up to 30% of the purchase price of a qualifying home, while funds are available. The exact amount of assistance will be determined based on the specific financial circumstances of each homebuyer and transaction, and will be no more than is necessary to make the home affordable according to the guidelines established by the City in this manual.

The City’s second mortgage will have a term of 30 years and will be forgivable at the rate of 1/30th of the principal amount each year during the term of the loan so as long as the Program requirements are met.

As an example, if a home is purchased for $600,000 and the homebuyer receives the maximum amount of assistance (30% of the purchase price), the Program Loan is $180,000 and is forgiven at a rate of 1/30 every year, which equals $6,000 of the Loan amount forgiven each year.

The Program is presently funded through the Permanent Local Housing Allocation (PLHA) program, which is a State of California grant program intended to increase and preserve affordable housing stock. Funds are allocated by formula or through a competitive application process to participating cities and local governments. The City of Paramount is a designated participating jurisdiction under the PLHA program and, as such, receives an annual formula allocation of PLHA funds.

1.3 Roles and Responsibilities
City of Paramount: The City of Paramount is the entity responsible for operating and administering the Program. Staff in the Planning Division of the Planning Department are responsible for the day-to-day operations of the Program.

City of Paramount Homebuyer Opportunity Program
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2 Participating Lenders: Program Loans must be made in conjunction with a primary mortgage from a Participating Lender. Any direct lender that provides home mortgages can be a Participating Lender in the Program, as long as they meet and follow all program requirements as described in this manual.

1.4 Definitions
As used in this manual and all Program documents, unless the context requires otherwise, the following words and terms shall have the meanings set forth below:

ACQUISITION COST: Acquisition Cost is used interchangeably with Purchase Price.

AFFIDAVIT: Means a statement filed in connection with the Program made under oath and subject to penalties of perjury.

AFFORDABLE HOUSING RESTRICTION: The recordable agreement which contains the covenants, conditions, and restrictions imposed as a result of the provision of Program Loan assistance to a Participant, which must be observed and adhered to during the Participant’s ownership of the Program-assisted Property.

APPLICANT: Any person or persons who apply for a loan under the Program.

CAPITAL IMPROVEMENT: Means those improvements legally made by a Homeowner to a Property, with a minimum cost of Two Thousand Five Hundred Dollars ($2,500) per item, and a useful remaining economic life of not less than five (5) years.

CITY: The City of Paramount, California.

DATE OF PARTICIPATION APPROVAL: The date the Initial Reservation Request is signed by the City.

ELIGIBLE APPLICANT: Any person meeting the criteria for an eligible borrower as set forth in this Manual who is in the process of securing financing for the purchase of a Principal Residence.

ELIGIBLE DWELLING: Real property located in the City of Paramount including: (1) a New Home (not previously occupied), or (2) an Existing Home (which has been previously occupied); designed as a residential unit for one household, and which meets the criteria set forth in this Manual (see section on Eligible Properties). An Eligible Dwelling must be acquired by the Participant for owner-occupancy and upon acquisition be used as the principal residence of the Applicant.

EXISTING HOME: Means a dwelling unit that has been previously occupied prior to City loan commitment.

HEAD OF HOUSEHOLD: Means the adult member of the family who is designated as the head of the household for purposes of determining income eligibility and rent.

INCOME: The gross income of a mortgagor (or mortgagors) is the mortgagor's annualized gross income over the next 12 months. Annualized gross income is gross monthly income multiplied by 12. Income shall be considered in accordance with the requirements of 24 CFR Part 5. The income to be taken into account in determining gross income includes the income of all household members inclusive of dependent children over 18 years of age.

NEW HOME: Means a dwelling unit that has never been previously occupied prior to City loan commitment.

NEW MORTGAGE LOAN: A new mortgage originated in conjunction with a Program Loan; a mortgage that has not been transferred or assumed.

OWNERSHIP INTEREST: Any of the following interests in residential real property:

City of Paramount Homebuyer Opportunity Program
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3 a. Fee simple interest;
b. Joint tenancy;
c. Tenancy in common;
d. Life estate;
e. Interest held in trust for the Applicant that would constitute a present ownership interest if held by the Applicant. Ownership does not include a remainder interest, a lease with or without an option to purchase, an expectancy to inherit an interest in a Principal Residence, or any interest acquired on the execution of the purchase contract.

LENDER: Any direct funding financial institution which is licensed to do business in the State.

PARTICIPANT: An approved Applicant that is funded with a Program Loan.

PRIMARY LOAN: A purchase money loan used to acquire a residential property for which the Program Loan is provided. The loan is provided to an Eligible Applicant to finance the purchase of an Eligible Dwelling, which meets the City requirements set forth in this Manual.

PRINCIPAL RESIDENCE: This is the home where the Participant will principally live. A temporary absence due to special circumstances, such as illness, education, business, military service, or vacation will not change the principal residence status, provided that any temporary absence in excess of 21 days must be approved in writing by the City. The Applicant must occupy the Principal Residence as their permanent residence.

PROGRAM LOAN: Loan provided to a Program Participant by the City to support the acquisition of an eligible dwelling as a principal residence.

PROGRAM STAFF: The City of Paramount staff or any successor or designee appointed by the City.

PURCHASE PRICE: The cost of acquiring the residence, excluding usual and reasonable settlement or financing costs, and excluding the value of services performed by mortgagor in completing the acquisition of the residence.

RELATED PERSON: A "related person," as that term is defined under the Internal Revenue Code and applicable regulations: siblings, spouses, ancestors and lineal descendants or entities that are more than 50% owned by the Applicant or any other Related Persons.

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4 2. PROGRAM GUIDELINES

2.1 Overview
The objective of the City of Paramount’s Homebuyer Opportunity Program is to provide affordable homeownership opportunities for low- and moderate-income families in the city. This section of the manual describes the structure and terms of the Program Assistance, the eligibility criteria for applicants and properties, the primary loan and lender requirements, and other Program requirements.

2.2 Program Assistance Structure
Form of Assistance and Eligible Costs
The Program will provide 0% non-interest-bearing loans (the “Program Loan”) to low- and moderate-income homebuyers to pay for down-payment, closing costs, and mortgage loan principal reduction associated with purchasing a home to use as their principal residence. Loans will be made as second mortgages in conjunction with primary mortgages provided by Lenders.

Assistance Term and Repayment
The City’s second mortgage has a term of 30 years. Each year during the term, if all program requirements are being met, the City shall forgive 1/30th of the original Program Loan amount so that by the end of the 30-year term, 100% of the Program Loan will be forgiven.

During the 30-year term, repayment of the Program Loan, less the amount forgiven to date, will be required upon sale, transfer, lease, or encumbrance of all or any interest in the Property without the City’s prior written consent, upon a declaration of default of the Affordable Housing Restriction, or the triggering of an acceleration clause, whichever occurs first.

Additionally, if the home is sold during the 30-year term, the City will be entitled to a share (“Equity Share”) of the appreciation in the home’s value. The Equity Share will be calculated as a percentage of the difference in the original purchase price and the sale price. The Equity Share percentage will be equal to the percentage of the outstanding Program Loan to the original purchase price. For an example of a transaction, please see the Affordability Restriction section below.

The Program Loan may be repaid at any time without penalty.

Amount of Assistance
Program funds are committed on a first come, first served basis, and funding is subject to availability. The Program will provide eligible homebuyers with assistance equaling up to 30% of the purchase price of a qualifying home. The exact amount of assistance provided to a homebuyer will be based on the specific financial circumstances of each household and will be no more than is necessary to make the home affordable according to the guidelines established by the City and described below.

Homebuyer Underwriting and Determination of Amount of Assistance The City will determine the appropriate amount of assistance to provide to each homebuyer based on individual financial circumstances. Proper underwriting of the homebuyer will ensure the City makes an informed decision about the amount of assistance needed to make the unit affordable to each specific homebuyer while ensuring that the homebuyer is not being over subsidized. As part of the underwriting process, the City will examine housing and overall debt; monthly income; and assets or cash reserves for the homebuyer. Based on that information, the City will determine the amount of the Program Loan to provide for each homebuyer in order to make the home affordable.

City of Paramount Homebuyer Opportunity Program
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5 As required in the 2019 PLHA Final Guidelines published by the California Department of Housing and Community Development (HCD), the City’s underwriting standards must conform to the criteria published in the Fannie Mae Selling Guide, Part B, Debt to Income Ratios, as updated annually and found online at the following link:
https://www.fanniemae.com/content/guide/selling/b3/6/02.html#DTI.20Ratios Program Staff will review the Fannie Mae Selling Guide each year and update the underwriting standards as needed to align with any changes made to the acceptable Debt-to-Income Ratios.  TASKS Review Fannie Mae Selling Guide and update underwriting standards

1. Review Fannie Mae Selling Guide, Part B, Debt to Income Ratios, found online at the following link: https://www.fanniemae.com/content/guide/selling/b3/6/02.html#DTI.20Ratios

2. Update underwriting standards, as needed, to align with any changes made to acceptable Debt to Income Ratios in Fannie Mae Selling Guide.

Preparer: Program Staff
Timeframe: Annually
Approval: N/A
Documents: Fannie Mae Selling Guide
Records Retained: N/A
Retention Period: N/A
Retention Location: N/A
The City’s underwriting standards are the following:
• A front-end ratio set at 33% of gross household income. This ratio represents the total monthly housing cost (principal, interest, mortgage insurance, taxes, insurance, HOA fees) as a percentage of monthly gross income.
• Debt-to-income (DTI) ratio not to exceed 36% of the borrower’s stable monthly income, or up to 45% for borrowers that meet the credit score and reserve requirements included in the Fannie Mae Eligibility Matrix, which is incorporated by reference into the Fannie Mae Selling Guide and can be accessed via the link to the Selling Guide included above.

This ratio represents the total of all monthly debt expense (installment loans, credit card debt, student loans, other obligations reportable on credit reports) inclusive of housing cost, as a percentage of monthly gross income.
• Sufficient cash reserves (including savings, checking, money market, or other nonretirement accounts) to make the minimum required buyer down payment contribution amount of 1% of the purchase price and to meet the reserve requirements included in the Fannie Mae Eligibility Matrix, referenced above. Buyers will be required to allocate the largest amount possible from cash assets toward the home purchase, while observing these underwriting requirements.

The amount of Program Assistance to be provided will be calculated on an applicant-to-applicant basis. The assistance will be based on the amount necessary to qualify for the primary loan and make the monthly payment affordable after consideration of the primary loan amount, buyer contribution, and total transaction cost, in accordance with these underwriting requirements.

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6 Affordability Restrictions
Properties assisted with PLHA funds from the City are required to remain affordable and comply with all other Program requirements for a minimum designated length of time. The City has designated the affordability period for all properties receiving Program Assistance as thirty (30) years.

During the thirty (30) year affordability period, if there is a property sale, transfer, or program default of the conditions of the promissory note or the Affordable Housing Restriction, the City will provide for the recapture of Program funds in accordance with the following:

1. Upon the occurrence of a sale, transfer, or program default of the conditions of the promissory note or the Affordable Housing Restriction, the outstanding principal balance of the Program Assistance provided by the City will be due to the City (this is the original principal amount less the amount that has been forgiven to date). For example, a. If a buyer receives a $180,000 Program Loan, $6,000 will be forgiven each year during the loan term (this equals 1/30th of the $180,000 loan amount). After 10 years, if the home is sold, $60,000 will have been forgiven and therefore $120,000 will be due to the City to repay the remaining balance of the Program Loan.

2. Additionally, upon the occurrence of a sale, the City will be entitled to an Equity Share, meaning a portion of the appreciation in the home’s value. The appreciation in the home’s value will be calculated as the difference between the original purchase price and the sale price. The Equity Share will be calculated as a percentage of this difference. The Equity Share percentage will be equal to the percentage of the outstanding Program Loan to the original purchase price. For example, based on the scenario above:
a. $120,000 of the Program Loan is still owed to the City. The Equity Share percentage would be equal to $120,000 divided by the original purchase price, $600,000, or 20%. The dollar value of the City’s Equity Share would be 20% of the price appreciation. If the home sells for $700,000, the price appreciation is equal to $100,000 ($700,000 minus the original purchase price of $600,000), and the Equity Share is worth 20% of $100,000, or $20,000. Therefore, in this scenario, the homeowner who is selling after 10 years would owe the City a total of $140,000 ($120,000 for the remaining principle amount of the Program Loan and $20,000 for the Equity Share).

3. Notwithstanding the preceding, in the event that the Net Proceeds resulting from a sale are not sufficient to provide for the full return of the borrower’s investment inclusive of the original down payment and capital improvements performed on the acquired property (subject to City verification and approval), then the borrower shall be entitled to recover their original down payment amount and City-approved capital improvement amounts before the City recapture of the Program investment amount (the Program Loan). For the purposes of this calculation, net proceeds shall mean the sales price minus the repayment of the Primary Loan undertaken to acquire the Property (other than Program Loan funds) and any closing costs. Capital improvements means those improvements legally made by Homeowner to the Property after the closing of Homeowner’s purchase of the Property, with a minimum cost of Two Thousand Five Hundred Dollars ($2,500) per item, and a useful remaining economic life of not less than five (5) years, as approved by the City and documented by invoices and receipts which the Homeowner certifies to be true and correct.

The affordability period will be evidenced by a promissory note, secured by a deed of trust or mortgage, which provides the affordability period and details the formula under which the Program Assistance funds will be recaptured by the City.

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7 Other Terms and Conditions of the Program Assistance
Refinancing and Subordination
Refinancing of the Program Loan shall be allowed when the proposed loan refinance amount does not exceed the then outstanding balance (plus refinancing and closing costs) of the existing Primary Loan and results in a lower monthly payment for the homeowner. An appraisal must be conducted to establish the market value of the property to ensure that the total outstanding loan obligations do not exceed 95% of the property value.

In the event the homeowner refinances the Primary Loan, and the refinancing returns money to the homeowner, the homeowner must use the loan proceeds to pay down the Program Loan, thereby reducing the principal loan balance owed on the Program Loan.

Requests for subordination shall be considered on a case-by-case basis. After subordination, the sum of all outstanding loans may not exceed 95% of the property’s appraised market value.

Subordination Requests shall be performed in conformance with the procedures detailed in Exhibit 24 (Subordination Request Procedure), Primary Loan Refinancing and Subordination Policy Acknowledgement (Exhibit 25), and Request for Refinancing and Subordination form (Exhibit 26).

Maintaining Current Payments
The borrower shall maintain current payments on all obligations secured by the property, including, but not limited to, the first deed of trust, property taxes, and hazard insurance.

Acceleration Clause
An acceleration clause shall be in effect when the property is no longer the borrower's principal residence; upon transfer; upon failure to report changes, including but not limited to additions, fire, and vandalism; borrower failure to maintain current payments on the primary loan or other obligations secured by the property; borrower failure to maintain current payments on property taxes; borrower failure to maintain and submit verification of hazard insurance; or upon discovery of willful misrepresentations in connection with the program.

Promissory Note and Deed of Trust
A Promissory Note shall evidence the Program Assistance and a Deed of Trust on the property shall secure the Program Assistance.

Program Loan is Not Transferable or Assumable
The Program Loan is not transferable or assumable. When assumption of a mortgage associated with a Program Loan occurs, the Program Loan may not be assumed by the new owner/buyer except in the following limited circumstances:
a. The transfer of the Property to the surviving joint tenant by devise, descent or operation of the law, on the death of a joint tenant.
b. A transfer of the Property where the spouse becomes an owner of the property; c. A transfer of the Property resulting from a decree of dissolution of marriage, legal separation or from an incidental property settlement agreement by which the spouse becomes an owner of the Property.
d. A transfer to an inter vivos trust in which the Borrower is and remains the beneficiary and occupant of the property.

Program Loan Revocations
The following conditions shall be cause for revocation of the City approval for a Program Loan:

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8 a. Unless waived in writing by the City, whenever the borrower is not in compliance with the qualification requirements for a Program Loan.
b. Upon discovery by the City, Program Staff, or a Participating Lender of any material misstatement, whether negligent or fraudulent.
c. Upon City receipt of lender notification of any circumstance which would disqualify a Program Loan recipient from eligibility under the Program.

2.3 Eligible Applicants
Applicant means any person or persons who is in the process of securing financing for the purchase of a Principal Residence and is applying for Program Assistance from the City under the Program. To be eligible for Program Assistance under the Program, Applicants must be first-time homebuyers, be low- or moderateincome, plan to occupy the property as their principal residence, and complete an approved homebuyer education course.

First-Time Homebuyer
Applicants must be “first-time homebuyers” as defined in this section. Applicants cannot have had an ownership interest in a Principal Residence at any time during the three-year period ending on the date the Program Loan is executed. This requirement qualifies the borrower as a "first-time homebuyer". The Applicant must sign an affidavit to the effect that they have had no ownership interest in a Principal Residence at any time during the three-year period prior to the date on which the mortgage relating to Program Loan is executed. This must be verified by examination of the Applicant's federal tax returns for the preceding three years, to determine whether they have claimed a deduction for mortgage interest or taxes on a Principal Residence.

To demonstrate compliance with this three-year requirement, Applicant(s) must complete and sign the Program affidavits and provide copies of their last three (3) years of signed state and federal tax returns (or alternative exhibits acceptable to the City, as described below). a. The Applicant(s) must submit with the application to the City, signed 1040A, 1040EZ, or 1040 federal income tax returns for the three preceding years with all schedules and attachments which reflect no deductions for mortgage interest or real estate taxes for a Principal Residence.
b. If the Applicant(s) has filed the returns for the last three (3) years, completes and signs the required affidavits, but is unable to produce the signed returns, the City will accept IRS transcripts provided directly to the City.
c. In the event the Applicant(s) was not obligated to file federal income tax returns for any of the preceding three (3) years, it will be necessary for the Lender to obtain from the Applicant(s) a completed and signed Income Tax Affidavit which is required in place of (a) or (b) above, along with the other Program Affidavits. This document is to be forwarded to the City with the Application Affidavit and the Lender Initial Certification. The Income Tax Affidavit must be accompanied by documented proof of the reason for not filing tax returns.

For example, if the Applicant was in school, he/she would have to submit a copy of transcripts to support the status of the Applicant for that period of time. Affidavit must also be accompanied by documented proof that the Applicant was a renter during the specified period (i.e. notarized letter from the landlord or manager, canceled checks, or rent receipts).

The City shall also obtain an IRS verification of non-filing for any household members who did not file returns.

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9 d. When a Program application is submitted during the period between January 1 and April 15 and the Applicant has not yet filed their Federal income tax return for the preceding year with the IRS, the City may, with respect to such year, rely on an affidavit of the Applicant that the Applicant is not entitled to claim deductions for taxes or interest on indebtedness with respect to property constituting their Principal Residence for the preceding calendar year. The affidavit must be forwarded to the City with the Application Package. e. If the tax returns indicate the Applicant took a deduction for mortgage interest or real estate taxes on property claimed not to be the Principal Residence, documentation will be required to show proof of rental (i.e., rent receipts, canceled checks). The Lender is cautioned that in the above noted situations involving issuance of a conditional Program Loan Commitment, the Lender may be closing the loan without the benefit of the City review of the certified tax returns prior to closing. In the event the certified tax returns do show a deduction for interest or taxes on a Principal Residence, or in the event the certified tax returns are not obtained; the City will not issue the Program Loan. The Lender, at its option, may forward federal tax return exhibits to the City for review prior to loan closing. f. Notwithstanding the above, at the discretion of the City, this requirement may be modified or waived in order to allow households meeting all other eligibility criteria to participate in the Program. Special circumstances shall be documented, and consideration given to households that have sold or transferred an ownership interest because of death or illness of spouse or dissolution of marriage, job-related relocation, or other significant reasons.

The following individual or individuals may not be excluded from consideration as a first-time homebuyer under this definition:
a. A “Displaced Homemaker” who, while a homemaker, owned a home with his or her spouse or resided in a home owned by the spouse. A displaced homemaker is an adult who has not, within the preceding two years, worked on a full-time basis as a member of the labor force for a consecutive twelve-month period and who has:
a. withdrawn from the labor market (i.e. not sought employment), been unemployed or underemployed, or experienced difficulty in obtaining or upgrading employment; and b. worked primarily without remuneration to care for his or her home and family. b. A Single Parent who, while married, owned a home with his or her spouse or resided in a home owned by the spouse. A single parent is an individual who is unmarried or legally separated from a spouse and has one or more minor children for whom the individual has custody or joint custody or is pregnant; and
c. An individual or individuals who owns or owned, as a principal residence during the threeyear period before the purchase of a home with Program Assistance, a dwelling unit whose structure is:
a. Not permanently affixed to a permanent foundation in accordance with the local and state regulations, or
b. Not in compliance with state and local building codes and cannot be brought into compliance with such codes for less than the cost of constructing a permanent structure.

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10 Income Eligibility
To qualify for a Program Loan, Applicants must have an annual gross household income which does not exceed the limits for moderate-income households, defined by the California Department of Housing and Community Development (HCD) as 150% of Area Median Income (AMI) for highcost areas. Los Angeles County has been designated as a high-cost area in the FY2020 PLHA NOFA (published October 23, 2020), pursuant to the Federal Housing Finance Agency’s Maximum Loan Limits for Mortgages Acquired in Calendar Year 2020.

HCD publishes Official State Income Limits each year, which can be found on the HCD website at https://www.hcd.ca.gov/grants-and-funding/income-limits/state-and-federal-income-rent-and-loanvalue-limits. The HCD publication includes limits up to 120% AMI for Los Angeles County. The Los Angeles County Department of Regional Planning publishes the 150% AMI income limits for the County each year. These income limits can be found on the LA County Department of Regional Planning website at https://planning.lacounty.gov/applications-and-forms/.

Program Staff will obtain the applicable income limits each year and make them available to Participating Lenders and Program Applicants. The current year income limits are attached to this manual as an addendum.
 TASKS Obtain and disseminate HCD income limits

1. Download 150% AMI income limits from LA County Regional Planning website and make them available to Participating Lenders and Program Applicants
Preparer: Program Staff
Timeframe: Annually
Approval: N/A
Documents: LA County Planning Affordable Housing Income and Rent Limits Records Retained: LA County Planning Affordable Housing Income and Rent Limits Retention Period: N/A
Retention Location: N/A
Income determinations must be based on a review of at least two (2) months of supporting source documentation in conformance with the requirements of this Policies and Procedures manual.

Income determinations must be completed no earlier than six (6) months prior to committing Program funds to the potential homebuyer (the commitment date is the date the Program Agreement is signed by the potential homebuyer). If an income determination or the supporting documentation used to make the determination is greater than six (6) months old at the time of committing funds to the potential homebuyer, then a re-examination of the income shall be performed prior to loan funding.

Income cannot exceed the listed income limit maximums prior to funding the Program Assistance.

If a higher income amount is utilized for consideration of the first mortgage prior to closing, the City must be notified accordingly, and a reconciliation of the income variances performed.

Annual gross income shall be calculated in conformance with the requirements set forth under 24 CFR Part 5.609. Annual income is based on a projection of anticipated income for the next twelve (12) months. Annual income calculations must include the income of all household members. This includes:
a. income received by each member who is 18 years of age or older; City of Paramount Homebuyer Opportunity Program
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11 b. income received by the head of household or spouse of the head of household; and c. unearned income by or on behalf of each dependent who is under 18 years of age.

Annual income calculations should exclude the items contained in 24 CFR 5.609(b). The US Department of Housing and Urban Development (HUD) “Technical Guide for Determining Income and Allowances for the HOME Program” includes guidance and resources for determining annual income according to 24 CFR Part 5. The Guide is included as an addendum to this manual.

Self-Employed or Seasonal Employees: In specific instances, such as self-employed or seasonal persons, the Applicant's monthly gross income information can be derived and projected based on the available loan documents executed during the six-month period preceding the date of the closing of the mortgage provided that any income not included in the loan documents must be included for the Program. Thus, for example, if the mortgagor does not include alimony on the loan documents with the Lender, the Lender must determine the amount of alimony and add that amount shown on the loan documents when determining gross monthly income. Under these circumstances, the formula that the Lender uses in determining the gross monthly income of selfemployed persons and/or seasonal workers is acceptable as long as the Lender includes any other income sources that are required to be added.

Principal Residence Requirement
The Applicant must occupy the housing being purchased with the Program Assistance as a Principal Residence. The Lender must obtain from the Applicant, using the Program affidavits; a statement of the borrower's intent to use the residence as their Principal Residence within a reasonable time (60 days) after the Program Assistance is issued. The affidavit further provides that the Program Assistance recipient will notify the Lender and the City if the residence ceases to be the Applicant’s Principal Residence. Owner occupancy is subject to monitoring.

Homebuyers may request a temporary waiver of the principal residence requirement in situations involving extreme hardship, such as deployment for members of the armed forces. The granting of such waiver is exceptionally limited and shall be at the sole discretion of the City. Rental of the property shall be prohibited without the express written consent of the City.

Housing Counseling Requirement
All homebuyers that receive Program Assistance must receive housing counseling. Participants in the City’s Program are required to complete eight (8) hours of HUD-approved in-person or virtual home buyer education prior to receiving Program Assistance. This requirement is to ensure that homebuyers are educated regarding the responsibilities and obligations of homeownership. This housing counseling must be provided by a HUD-certified housing counselor. To be eligible for Program Assistance, Program Participants must submit verification of completion of this requirement in the form of a completion certificate, prior to final Program Assistance commitment.

Written Agreement
Prior to awarding Program funds to an eligible homebuyer, the City will enter into a Written Agreement with the homebuyer. At minimum, the written agreement must include the purchase price, the amount and form of Program Assistance, that the housing will be the principal residence of an income qualified homebuyer for the duration of the period of affordability, the recapture provisions applicable to the property, the date by which housing must be acquired, the address or legal description of the property, the period of affordability applicable to the property, remedies or actions the City will take if the principal residence requirement is not met for the duration of the period of affordability, and the City’s refinancing guidelines should the homeowner decide to refinance the superior loan. A comprehensive list of the specific required elements of written agreements are included in Exhibit 27: Homebuyer Written Agreement Checklist.

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12 Other Requirements
Lender credit and underwriting criteria
The Applicant must meet credit and underwriting criteria established by the Participating Lender providing the primary mortgage loan, taking into account the value of the Program Assistance.

The Applicant household shall have sufficient income and credit worthiness to qualify for a 30- year fixed rate mortgage as defined by their selected lender.

Co-owners
Co-owners, other than owner occupants, are not permitted. This rule is included to prohibit investors from utilizing qualified persons to purchase property for their own investment purposes.

Conflict of interest
No person who is an employee, agent, consultant, officer, or elected official or appointed official of the City who exercise or have exercised any functions or responsibilities with respect to this Program or who are in a position to participate in a decision-making process or gain inside information with regard to these activities may obtain a financial interest or financial benefit from a Program-assisted activity, or have a financial interest in any contract, subcontract, or agreement with respect to the Program-assisted activity, or the proceeds from such activity, either for themselves or those with whom they have business or immediate family ties, during their tenure or for one year thereafter. Immediate family ties include (whether by blood, marriage or adoption) the spouse, parent (including a stepparent), child (including a stepchild), brother, sister (including a stepbrother or stepsister), grandparent, grandchild, and in-laws of a covered person.

2.4 Eligible Properties
Property eligible for acquisition using Program Assistance includes real property located within the corporate city limits of the City of Paramount that meet the criteria below.

Type of Housing
Program Assistance may be used to acquire a new or resale (i.e., previously occupied) home that fits into one of the following categories:
a. Single-family home, including a manufactured home that is on a permanent foundation, connected to permanent utility hook-ups, and located on land that is owned by the manufactured housing owner, owned as a cooperative, or is subject to a leasehold interest with a term equal to at least the term of the mortgage financing on the unit or the period of affordability (whichever is greater).
b. A condominium (as defined by subdivision (c) of the California Business and Professions Code Section 11004.5.
a. A dwelling unit in a stock cooperative, as defined by the California Business and Professions Code, Section 11003.2.
b. A dwelling unit in a community apartment project, as defined by the California Business and Professions Code Section 11004.

Purchasing Rental Units
Homes that are rental units at the time they are listed for sale are not eligible except under the following circumstances:

1. The current tenant is the purchaser;
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13 2. The current tenant is moving out of the rental property because they are purchasing their own home; or

3. The unit has been vacant for at least 90 days prior to the offer to purchase. If a vacant unit is to be purchased, the owner/seller must certify in writing that the unit has been vacant for 90 days preceding the date of the purchase agreement/offer.

Property Standards
Properties that are purchased with Program funds must meet the City’s property standards. The City’s property standards require that housing is decent, safe, sanitary, and in good repair, and that it meets all applicable state and local housing quality standards and code requirements.

The property selected by the Applicant will be inspected by Program Staff, or their designees, prior to final Program Assistance approval. This onsite visual inspection will be performed to ensure that the home is in compliance with all City codes, ordinances, and zoning requirements and meets the City’s property standards at the time of the purchase. The inspection must take place no earlier than 90 days prior to the final commitment of Program funds.

If the housing does not meet these standards upon inspection, the housing must be rehabilitated to meet the standards prior to the commitment of Program funds. Program Staff shall ensure that all repairs needed to meet the property standards requirements are met prior to the approval of any Program funding for the proposed acquisition. If the housing does not meet the City’s established property standards, it cannot be acquired with Program funds.

Lead-Based Paint
Program Staff shall ensure that the following requirements are met for housing units built prior to 1978 for which Program Assistance is anticipated:

1. Prior to the homebuyer entering into an obligation to purchase a pre-1978 housing unit (i.e., at the time the purchase offer is initiated), the LBP Hazard Disclosure Form (see Exhibit 10) must be provided to the seller. Both the seller and the homebuyer must complete and sign the notice.

2. Prior to homebuyer's obligation to purchase a pre-1978 home (i.e., the date of closing), the homebuyer will be given the most recent copy of the EPA pamphlet "Protect Your family From Lead in Your Home" (EPA 747- K-12-001) and will be asked to read it. The homebuyer must sign LBP Pamphlet Confirmation Form (see Exhibit 12) acknowledging they have received the pamphlet.

Flood Insurance
Properties to be acquired using Program funds and that are located in areas identified by the Federal Emergency Management Agency (FEMA) as having special flood hazards are required to obtain flood insurance protection prior to the approval of Program Assistance and throughout the duration of the Program Assistance (i.e., the affordability period). There are presently no areas in the city limits of the City of Paramount identified by FEMA as having special flood hazards.

Acquisition Notice
An “Acquisition Notice” containing the items listed below must be provided to the seller prior to, or at the same time the purchase offer is presented by the buyer’s agent (see Exhibit 9, Arm’s Length Disclosure Notice):

City of Paramount Homebuyer Opportunity Program
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14 1. Buyer does not have the power of eminent domain and, therefore, will not acquire the property if negotiations fail to result in an amicable agreement.

2. Buyer or buyer’s agent’s estimate of the fair market value. (An appraisal is not required; however, the grantee’s files must include an explanation, with reasonable evidence, of the basis for the estimate-like comparable.)

3. The buyer shall provide this information to the seller before making the purchase offer.

4. If the buyer’s agent does not provide the seller with an acquisition notice prior to the purchase offer, a provision in the contract should empower the seller to withdraw from the agreement after this information is provided.

Program Staff shall ensure compliance with these requirements by a timely transmittal, receipt, and review of the Arm’s Length Disclosure Notice (see Exhibit 9).

2.5 Responsible Lending/Lender Requirements
The City has adopted the following requirements regarding primary loans and lenders participating in the Program:

1. Primary Loan Requirement: Program Assistance may only be issued in conjunction with a New Mortgage Loan. The Lender must obtain from the Applicant, using the Program affidavits, a statement to the effect that the mortgage being acquired in connection with the Program Assistance will not be used to acquire or replace an existing mortgage or land sales contract.

2. Primary Loan Terms: The primary loan must be a fixed rate, 30-year fully amortized loan, with terms, loan conditions, and costs consistent and competitive with current market conditions.

Prepayment penalties are not permitted.

3. Primary Lender Loan Charges and Fees: The Primary Lender may charge a potential borrower applying for a Program Assistance Loan only those reasonable and customary fees as would be charged to a potential borrower applying for mortgages not provided in connection with a Program Assistance Loan. The imposition of excessive processing charges, fees, or interest rates which are not consistent with market conditions will be cause for denial of the City loan approval.

4. Transferability: The Program Assistance is not transferable.

5. Secondary Market: The Lender must determine whether a subsidized financing program meets Fannie Mae requirements. To sell primary mortgage loans to Fannie Mae where such assistance is provided, the lender must execute and submit a specific warranty for the particular subsidized financing program. The lender will also be responsible for determining if the Program Assistance meets Freddie Mac, FHA, and VA requirements.

6. Eligible Lenders: Any direct lender can be a Program Assistance Lender, as long as they meet and follow all program requirements. If developed by the City, a list of previous participating lenders shall be made available to buyers upon request.

7. Minimum Borrower Contribution: The Homebuyer Opportunity Program requires homebuyers to make a minimum down payment contribution equal to 1% of the purchase price. Homebuyers may be required to make a larger out-of-pocket contribution toward down payment or closing costs in order to comply with any applicable federal or state requirements, or to satisfy the requirements of the first mortgage.

8. The City’s Program Assistance in conjunction with the Primary Loan and the Applicant downpayment amounts must provide sufficient resources to address all property acquisition costs. In the City of Paramount Homebuyer Opportunity Program
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15 event that the total resources available are insufficient to close escrow, the City Program Assistance will not be approved.

9. The Primary Lender must provide to the Applicant the maximum loan amount available at a market competitive fully amortized fixed rate, based on its underwriting and review of their capacity. The Applicant must accept the maximum loan amount offered by the Primary Lender.

2.6 Monitoring
The City is responsible for ensuring that PLHA-funded programs and projects comply with all relevant regulations and requirements governing the administrative, programmatic, and financial management of PLHA funds. Monitoring, which is a review of program or project performance and compliance, is the primary tool that the City uses to ensure that PLHA-funded programs and projects are being carried out in accordance with these requirements. There are several types of monitoring, including:
• Administrative and Financial monitoring, which ensures that the City and its subrecipients, as applicable, are administering the program properly (i.e., using funds from authorized sources, tracking funds, using proper methods of recordkeeping, and managing finances appropriately). • Program monitoring, which reviews the operations and management of the City and its subrecipients, as applicable, for efficiency, effectiveness, compliance, etc. This kind of monitoring focuses on overall program performance.
• Project monitoring, which ensures that projects are in compliance with all standards required by the source of funds. This kind of monitoring focuses on the compliance of an individual project, which in this case refers to each home purchase transaction.

Monitoring will be carried out in accordance with the City’s established policies and procedures.

Owner-Occupancy and Insurance Recertifications
In addition to other monitoring activities, on an annual basis Owner-Occupancy must be verified and, on an ongoing basis, insurance coverage must be maintained by homeowners. To ensure these requirements are met, the following steps will be taken by Program Staff:

1. An annual owner-occupancy certification shall be performed by Program Staff for all properties that have received Program Assistance.

2. The City shall be named as a beneficiary on hazard insurance policies and shall be notified of modifications or cancellations of insurance coverage. Program Staff shall ensure that annual certificates of insurance are received, provide sufficient coverage, and name the City as an added insured.

2.7 Record Retention
Records for all transactions, funded and unfunded shall be retained for five years after the project completion date, except for documents imposing recapture restrictions which must be retained for five years after the affordability period terminates, or until the acquired property is transferred and the City loan is fully paid, whichever is longer.

2.8 Nondiscrimination
The Program will be implemented in a manner consistent with the City’s commitment to nondiscrimination.

No person shall be excluded from participation in, denied the benefit of, or be subject to discrimination under any program or activity funded in whole or in part with State or Federal funds on the basis of his or City of Paramount Homebuyer Opportunity Program
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16 her religion or religious affiliation, age, race, color, creed, gender, sexual orientation, marital status, familial status (children), physical or mental disability, national origin, or ancestry, or other arbitrary cause.

2.9 Changes and Modifications to these Policies and Procedures Minor changes to these Policies and Procedures involving administrative procedures or accommodations to adapt to regulatory changes may be performed with the approval of the Planning Director. State regulatory requirements may not be amended.

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17 3. PROGRAM ADMINISTRATION AND PROCEDURES

3.1 Program Administration
The City of Paramount is the entity responsible for operating and administering the Program. Staff in the Planning Division of the Planning Department are responsible for the day-to-day operations of the Program.

3.2 Program Procedures
This section sets forth the sequence of events and the procedural tasks for the Homebuyer Opportunity Program. The section is organized into six (6) major phases and each phase is divided into major steps, each of which is directly associated with an Applicant, Administrator/City, and/or Lender activity. The flowchart attached as an addendum to this manual shows the overall process for the Program.

Application Phase
During the Application Phase, Program Staff respond to potential Applicant inquiries to ensure the best chance of preliminary approval and provide the Program Application Cover Letter (Exhibit 2a) and Program Application (Exhibit 2b) to prospective Applicants with instructions. Applicants complete the application and submit it to the City with all required documentation (listed below). An application will not be considered complete until all required documents are submitted, including:

1. Completed Program Application (Exhibit 2b)

2. Photo IDs for all adult household members

3. Signed copies of last three years federal tax returns

4. Copies of three consecutive months current pay stubs

5. Last three consecutive months of bank statements and asset statements

6. Documentation in the form of a bank statement or other acceptable asset statements, of seasoned cash funds (90 days) available for borrowers down payment and closing costs

7. Signed IRS Form 4506-C (Exhibit 3)

8. Signed Fair Lending-ECOA Notice (included in Program Application)

9. Applicant signed Income Verification Form and signed Employment Verification Form (included in Program Application)
Upon receipt of a complete application, Program Staff will record the date and time of receipt on the Applicant Status Checklist (Exhibit 4), review submitted application materials to determine Program participation eligibility and complete the Income Determination Worksheet (Exhibit 5), prepare the Loan Review Committee Applicant Eligibility Summary form (Exhibit 6) and Loan Approval Schedule (Exhibit 7), package all eligible applications and underwriting materials for Loan Review Committee (LRC) approval, schedule and conduct the LRC meeting during which the LRC will determine whether to provide preliminary approval of the application, and notify Applicant in writing of the LRC determination.

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18 All Program Applications will be processed by Program Staff in the order they are received, until all available funding has been allocated. The date of receipt is the date a completed application is submitted.

The Loan Review Committee shall be composed of the following persons: Planning Director, Assistant Planning Director, Program Manager (i.e. Management Analyst).

If the Applicant receives a preliminary approval by the LRC, a Pre-Approval Letter (Exhibit 8) and an Initial Reservation Request Form (Form HOP-1) are issued to the Applicant along with instructions for the next steps in the approval process. The Applicant is also advised of the 90-day period during which the next steps must be completed.
 TASKS
Application Submission, Applicant Eligibility and Underwriting Review, and LRC Preliminary Determination

1. Receive application packet from Applicant, review for completeness, and follow up with Applicant for additional documents as needed.

2. Date and time of submission is recorded for complete applications on Applicant Status Checklist (Exhibit 4).

3. Review complete Program Application. Determine Applicant eligibility and conduct income determination using the Income Determination Worksheet (Exhibit 5). If Applicant deemed eligible, proceed to next step.

If Applicant deemed ineligible, inform Applicant in writing of the City’s determination and their right to appeal, and stop process.

4. Schedule Loan Review Committee meeting.

5. Draft Loan Review Committee Applicant Eligibility Summary form (Exhibit 6) and send to LRC along with application materials prior to meeting.

6. Hold LRC meeting to obtain LRC determination. Record LRC decision on Loan Approval Schedule (Exhibit 7). If LRC does not provide preliminary approval of Program Assistance, inform Applicant and stop process.

If LRC provides preliminary approval of Program Assistance, proceed to next step.

7. Draft a Pre-Approval Letter (Exhibit 8) and Initial Reservation Request Form (Form HOP-1) and issue them to the Applicant along with these lending procedures and notice of 90-day completion period.

Preparer: Program Staff
Timeframe: As applications are received
Approval: Loan Review Committee approves Program Assistance Documents: Program Application (Exhibits 2a and 2b); Applicant Status Checklist (Exhibit 4); Income Determination Worksheet (Exhibit 5); Loan Review Committee Applicant Eligibility Summary form (Exhibit 6); Loan Approval Schedule (Exhibit 7); PreApproval Letter (Exhibit 8); Initial Reservation Request Form (Form HOP-1) Records Retained: Program Application (Exhibits 2a and 2b); Applicant Status Checklist (Exhibit 4); Income Determination Worksheet (Exhibit 5); Loan Review Committee Applicant Eligibility Summary form (Exhibit 6); Loan Approval Schedule (Exhibit 7); Preapproval letter (Exhibit 8); Initial Reservation Request Form (Form HOP-1) Retention Period: Five years after the project completion date City of Paramount Homebuyer Opportunity Program
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19  TASKS
Application Submission, Applicant Eligibility and Underwriting Review, and LRC Preliminary Determination
Retention Location: Planning Department and City Clerk’s office Primary Lender Commitment Phase
During the Primary Lender Commitment Phase, the Applicant takes the Reservation Request Form to a lender to obtain pre-qualification and apply for a primary loan. The Lender verifies that the Applicant has the City pre-approval letter, provides information on their mortgage program to Applicant, and determines if Applicant is eligible under City Program requirements (income limits, purchase price limits, etc.).

The Lender estimates the amount of the Program Assistance subsidy in order to establish the home purchase price the Applicant can afford. The estimated Program Assistance amount is calculated by the Lender in accordance with the guidelines established in the section of this manual titled, “Homebuyer Underwriting and Determination of Amount of Assistance.” The Lender uses this information to complete the Initial Reservation Request Form (Form HOP-1), which it then transmits to the City along with a pre-qualification letter.  TASKS Primary Lender Commitment

1. Applicant takes the Initial Reservation Request Form and Pre-Approval Letter (Exhibit 8) to a lender, or lenders, to obtain pre-qualification and apply for a primary loan.

2. Lender verifies that Applicant has the City Pre-Approval Letter (Exhibit 8), provides information on their mortgage program to Applicant, determines if Applicant is eligible under City Program requirements (income limits, first-time homebuyer, etc.), estimates the amount of the Program Assistance subsidy, and explains Program Assistance so that Applicant understands Program requirements.

3. Lender completes the Initial Reservation Request Form (Form HOP-1) and transmits to the City.

Preparer: Step 1: Applicant
Steps 2-3: Lender
Timeframe: After preliminary approval by LRC and issuance of City pre-approval letter.

Approval: N/A
Documents: Pre-Approval Letter (Exhibit 8); Initial Reservation Request Form (Form HOP-1) Records Retained: Initial Reservation Request Form (Form HOP-1) Retention Period: Five years after the project completion date Retention Location: Planning Department and City Clerk’s office City of Paramount Homebuyer Opportunity Program
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20 Property Selection Phase
Upon receipt of the Initial Reservation Request Form (Form HOP-1) and a pre-qualification loan commitment from the Lender, the City prepares realtor documentation to be delivered by the Applicant to their selected realtor, including the Arm’s Length Disclosure Notice (Exhibit 9), and LBP Hazard Disclosure Form (Exhibit 10). The City also sends the EPA Lead Paint Pamphlet (Exhibits 11a and 11b) and LBP Pamphlet Confirmation Form (Exhibit 12) to Applicant for them to sign and return. Applicant reviews the EPA Lead Paint Pamphlet (Exhibits 11a and 11b), signs the LBP Pamphlet Confirmation Form (Exhibit 12), and returns the signed form to the City.

The Applicant selects a realtor and provides the realtor with documentation provided by the City.

The Applicant finds a home that meets the Program’s Eligible Property criteria and enters into a purchase contract with contingency language based on City approval of loan funding and loan amount, and inspection of property. The Applicant submits the signed purchase contract to the City.

The purchase contract must be signed within 90 days from the date of the City’s pre-approval letter.

Note: At this point the Applicant should also have enrolled in an approved Homebuyer Education Course in order to ensure they meet the housing counseling requirement.  TASKS Property Selection and Purchase Agreement

1. City provides realtor documentation to Applicant—Arm’s Length Disclosure Notice (Exhibit 9) and LBP Hazard Disclosure Form (Exhibit 10)—along with EPA Lead Paint Pamphlet (Exhibits 11a and 11b) and LBP Pamphlet Confirmation Form (Exhibit 12) to Applicant for them to sign and return.

2. Applicant reviews the EPA Lead Paint Pamphlet (Exhibits 11a and 11b), signs the LBP Pamphlet Confirmation Form (Exhibit 12), and returns the signed form to the City.

3. Applicant selects a realtor and provides them with realtor documentation (Exhibits 9, 10,11a, 11b, and 12) from City.

4. Applicant finds a home and enters into a purchase contract with contingency language based on City approval of loan funding and loan amount and inspection of property.

5. Applicant informs City of property address and forwards a copy of the contingent purchase agreement with required LBP Hazard Disclosure Form and Arm’s Length Disclosure Notice.

Preparer: Steps 2-5: Applicant
Steps 1 and 4: Program Staff
Timeframe: Within 90 days of issuance of City pre-approval letter and Initial Reservation Request Form
Approval: N/A
Documents: Arm’s Length Disclosure Notice (Exhibit 9); LBP Hazard Disclosure Form (Exhibit 10); EPA Lead Paint Pamphlet (Exhibits 11a and 11b); LBP Pamphlet Confirmation Form (Exhibit 12); Purchase Agreement with LBP Hazard Disclosure Form and Arm’s Length Disclosure Notice
Records Retained: Purchase Agreement with LBP Hazard Disclosure Form and Arm’s Length Disclosure Notice; LBP Pamphlet Confirmation Form (Exhibit 12)
Retention Period: Five years after the project completion date Retention Location: Planning Department and City Clerk’s office City of Paramount Homebuyer Opportunity Program
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21 Property Review and Inspection Phase
Once the Applicant provides the signed purchase agreement to the City, Program Staff review the purchase contract to ensure the property meets Program requirements.

During this phase, Program Staff will obtain building records for the property and schedule onsite inspections of the property for conformance with property standards requirements.

If the property does not meet property standards requirements, Program Staff will issue correspondence addressing corrective measures that must be undertaken to provide compliance, and that provides timeframes for completion of the indicated corrective measures. Upon completion of the corrections, Program Staff shall re-inspect the property for compliance.  TASKS Property Review, Inspection, and Testing

1. Upon receipt of purchase contract from Applicant, review purchase contract to ensure conformance with Program requirements.

2. Obtain building records for the property and schedule inspections for property standards requirements.

3. Perform property inspection and complete the Property Inspection Form (Exhibit 13). If the property inspection identifies deficiencies, issue a Corrections Letter (Exhibit 14), and perform follow-up reviews until all required items have been addressed.

4. If corrections to address property standards deficiencies are not performed, inform Lender/Applicant that Program Assistance cannot be provided for the property.

Preparer: Program Staff
Timeframe: Immediately upon receipt of purchase contract; Inspections must be completed no earlier than 90 days prior to commitment of Program Assistance.

Approval: N/A
Documents: Property Inspection Form (Exhibit 13); Corrections Letter (Exhibit 14) Records Retained: Property Inspection Form (Exhibit 13); Corrections Letter (Exhibit 14) Retention Period: Five years after the project completion date Retention Location: Planning Department and City Clerk’s office Final Program Loan Approval Phase
The Applicant completes and signs the Application Affidavit (Form HOP-2), which the Lender submits to the City. Form HOP-2 contains all certification and affidavits required by the Program.

These requirements are:
a. Certification that residence will be used as Principal Residence and that the City certificate holder must notify the City and the Lender when the home ceases being the Principal Residence of the certificate holder.
b. Certification that borrower has not had an ownership interest in a Principal Residence during preceding 3-year period.

City of Paramount Homebuyer Opportunity Program
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22 c. Certification that the Mortgage Loan does not relate to the acquisition or replacement of an existing mortgage.
d. Certification that loan applied for does not constitute a Prohibited Mortgage. e. Certification that borrower's income does not exceed permitted income limits. f. Certification that no interest with respect to the mortgage loan is being paid to a Related Person.
g. Certification that Program Assistance cannot be transferred without the prior written approval of the City in accordance with Program requirements. h. Certification that Program Applicant has completed an approved Homebuyer Education course.
i. Acknowledgment that any material misstatement or fraud is made under penalty of perjury.

Within the 90-day period following the City’s pre-approval letter, the Lender must perform the following standard underwriting and verification procedures:
a. Lender performs standard mortgage loan underwriting procedures but takes into consideration the effect of the Program Assistance when determining the net amount of the monthly payment. Lender determines acceptability of loan in accordance with applicable FNMA, FHLMC, FHA, VA, and/or private mortgage insurance standards and/or underwriting guidelines.
b. Lender performs standard verification for loan underwriting. In conjunction with Lender's regular verification process and under the written agreement with the City, the Lender performs a reasonable investigation to verify that all Homebuyer Opportunity Program requirements have been satisfied. Lender may verify these facts in any reasonable, efficient manner, according to standard industry practices for processing mortgage loan applications.
c. Lender verifies that the borrower, the home, and the mortgage transaction comply with Homebuyer Opportunity Program restrictions on Income, Property Type, Affordability, and all other Program terms and requirements.
d. Lender completes all other standard underwriting and verification procedures. During this Phase, the Lender must notify the City in writing of cancellations of Reservations.

Once underwriting is complete, the Lender submits a complete copy of the lender loan package, inclusive of lender loan application, appraisal, good faith estimate, loan approval letter detailing amount and terms of the loan to be provided, sample promissory note, and purchase contract.

Upon receipt of the Application Affidavit (Form HOP-2) and Loan File from the Lender, Program Staff completes the following:
a. Confirm that the Program Assistance Reservation is still active and has not expired. If expired, a 30-day written extension may be issued.
b. Review the Program Assistance Submission package for completeness and determine whether all necessary certifications and affidavits are included and properly executed.

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23 c. Determine consistency of the Primary Lender’s loan file with the documentation received from the Applicant by the City.
d. Complete final homebuyer underwriting and determination of amount of Program Assistance.

If the City determines the Program Assistance Submission Package is completed properly and that the Applicant(s) and the transaction are in compliance with Program provisions, Program Staff will issue correspondence to the Lender with copy to the Applicant advising of the Program Assistance amount and stating that the application is approved and the City is prepared to issue the Program Assistance upon confirmation of the mortgage closing, so long as there are no material changes from the time of the initial review. The City retains a complete copy of the Submission Package and Loan File.
 TASKS Final Program Loan Review and Approval

1. Applicant completes and signs the Application Affidavit (Form HOP-2) and submits it to the Lender.

2. Lender reviews Application Affidavit (Form HOP-2) for completeness and submits it to the City.

3. Lender underwrites mortgage loan and verifies eligibility for Homebuyer Opportunity Program.

4. Lender submits a complete copy of the loan file to the City.

5. Upon receipt of the Application Affidavit (Form HOP-2) and Loan File from the Lender, confirm that the Program Assistance Reservation is still active and has not expired. If expired, a 30-day written extension may be issued.

6. Review the Program Assistance Submission package for completeness and determine whether all necessary certifications and affidavits are included and properly executed.

7. Determine consistency of the Primary Lender’s loan file with the documentation received from the Applicant by the City, and for compliance with all Program requirements.

8. Conduct final homebuyer underwriting using the Applicant Final Analysis Worksheet (Exhibit 15a) and Loan Reduction Worksheet (Exhibit 15b).

9. If Program Assistance Submission Package is completed properly and the Applicant(s) and transaction are in compliance with Program provisions, issue Final Approval Letter (Exhibit 16) to Lender with copy to the Applicant advising of the Program Assistance amount and stating that the application is approved and the City is prepared to issue the Program Assistance upon confirmation of the mortgage closing, so long as there are no material changes from the time of the initial review.

10. File complete copy of the Submission Package and Loan File.

Preparer: Step 1: Applicant
Steps 2-4: Lender
Steps 5-10: Program Staff
Timeframe: Form HOP-2 and Loan File submitted to City within 90 days of issuance of City preapproval letter and Initial Reservation Request Form Approval: N/A
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24  TASKS Final Program Loan Review and Approval
Documents: Application Affidavit (Form HOP-2); Loan File; Applicant Final Analysis Worksheet (Exhibit 15a); Loan Reduction Worksheet (Exhibit 15b); Final Approval Letter (Exhibit 16)
Records Retained: Application Affidavit (Form HOP-2); Loan File; Applicant Final Analysis Worksheet (Exhibit 15a); Loan Reduction Worksheet (Exhibit 15b); Final Approval Letter (Exhibit 16)
Retention Period: Five years after the project completion date Retention Location: Planning Department and City Clerk’s office Loan Closing Phase
The submission of the Final Approval Letter (Exhibit 16) to the Lender constitutes Program Staff requesting approval of the mortgage loan. The Lender approves the mortgage loan with the applicant pursuant to normal procedures. Lender notifies the City of approval of loan application and forwards all loan and Program Assistance materials to selected Escrow Officer with instructions to open escrow.

At this time, the City executes the Homebuyer Written Agreement (Exhibit 17) with the Homebuyer.

Program Staff prepares City Program Assistance Loan documents and Escrow Instructions and obtains required City signatures. Completed documents are submitted to escrow.

Documents required for closing include:
a. Promissory Note to evidence the Program Assistance (Exhibit 18) b. Deed of Trust on the property to secure the Program Assistance, including the Recapture Covenant (Exhibit 19)
c. Affordable Housing Restriction (Exhibit 20)
d. Truth in Lending Statement (Exhibit 21)
e. Fair Lending Notice (Exhibit 22)
f. Buyer Closing Affidavit (Form HOP-3) signed by Applicant at closing. g. Lender's Closing Certificate (Form HOP-4) certifying that there has been no material change that would disqualify Applicant from program.

Program Staff arranges for the transfer of Program Assistance Loan funds by wire transfer or check to Escrow. The Program Assistance Loan documents will be transmitted for recording at the same time as the first mortgage deed of trust.

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25  TASKS Mortgage Loan Approval and Closing

1. Lender approves mortgage loan with Applicant and notifies City of approval of loan application.

2. Lender forwards loan and Program Assistance materials to selected Escrow Officer with instructions to open escrow.

3. Draft Homebuyer Written Agreement (Exhibit 17) and send to Homebuyer for signature/date. Upon return, sign and date the Homebuyer Written Agreement.

4. Fully executed Homebuyer Written Agreement is sent to the Homebuyer and City Clerk.

5. Prepare Program Assistance loan documents and Escrow Instructions, and obtain required signatures.

6. Transmit signed documents to Escrow.

7. Arrange for the transfer of Program Assistance Loan funds by wire transfer or check to Escrow.

8. At closing, Lender funds Primary Loan.

Preparer: Steps 1-2 and 9: Lender
Steps 3-8: Program Staff
Timeframe: Commences after City submits Final Approval Letter (Exhibit 16) to Lender Approval: Step 3: Homebuyer Written Agreement must be signed by XX Documents: Homebuyer Written Agreement (Exhibit 17); Program Assistance Loan documents and Escrow Instructions
Records Retained: Homebuyer Written Agreement (Exhibit 17); Program Assistance Loan documents and Escrow Instructions
Retention Period: Five years after the affordability period terminates, or until the acquired property is transferred and the City loan is fully paid, whichever is longer Retention Location: Planning Department and City Clerk’s office Post-Loan Closing Phase
After closing, Program Staff will ensure compliance with post-escrow requirements, including recordation of the city’s deed of trust and affordable housing restriction, obtaining of a lender’s title policy and review for placement of the City lien, obtaining a tax service account for the term and amount of the City Loan, and review of the closing statement to ensure conformance with previously indicated transaction terms. Program Staff will also complete and record a Notice of Default (Exhibit 23). Documents will be transmitted to the City Clerk for storage. Program Staff will also ensure all required documents are included in the Homebuyer’s file, using the Homebuyer File Checklist (Exhibit 1).
 TASKS Post-Loan Closing Processes

1. After closing, ensure compliance with post-escrow requirements, including: recordation of the city’s deed of trust and affordable housing restriction, obtaining of a lender’s title policy and review for placement of the City lien, obtaining a tax service account for the term and amount of the City Loan, review of the closing statement to ensure conformance with previously indicated transaction terms, and completion and recordation of a Notice of Default (Exhibit 23).

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26  TASKS Post-Loan Closing Processes

2. Transmit original signed promissory note to City Clerk for loan booking and storage.

3. Ensure receipt of the recorded deed of trust, affordable housing restriction, and notice of default and transmit to City Clerk for storage.

4. Review homebuyer file to ensure all required documents are saved and will be retained for the duration of the applicable record retention period.

Preparer: Program Staff
Timeframe: After closing
Approval:

Documents: Recorded Deed of Trust; Lender’s title policy; closing statement; signed promissory note; Recorded Notice of Default (Exhibit 23); Homebuyer file checklist (Exhibit 1) Records Retained: Recorded Deed of Trust; Lender’s title policy; closing statement; signed promissory note; Recorded Notice of Default (Exhibit 23); Homebuyer file checklist Retention Period: Five years after the affordability period terminates, or until the acquired property is transferred and the City loan is fully paid, whichever is longer Retention Location: Planning Department and City Clerk’s office Monitoring and Affordability Phase
Each year, Owner-Occupancy must be verified. On an ongoing basis, insurance coverage must be maintained by homeowners. To ensure these requirements are met, an annual owner-occupancy certification shall be performed by Program Staff for all Program Assistance and Program Staff shall ensure that annual certificates of insurance are received, provide sufficient coverage, and name the City as an added insured.

During the thirty (30) year affordability period, if there is a property sale, transfer, or program default of the conditions of the promissory note or the Affordable Housing Restriction, the City will provide for the recapture of Program funds in accordance with the written agreement with the homebuyer.  TASKS Annual Monitoring and Affordability Restrictions

1. Certify that homebuyers assisted with Program funds continue to meet the principal residency requirements of the Program.

2. Request, receive, and review certificates of insurance to ensure they provide sufficient coverage and name the City as an added insured

3. As necessary, upon property sale, transfer, or program default of the conditions of the promissory note or the Affordable Housing Restriction, recapture Program funds in accordance with the written agreement with the homebuyer.

Preparer: Program Staff
Timeframe: Steps 1-2: Annually through the duration of the Program Assistance City of Paramount Homebuyer Opportunity Program
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27  TASKS Annual Monitoring and Affordability Restrictions Step 3: As necessary
Approval: N/A
Documents: Annual owner-occupancy certification form; Certificate of Insurance Records Retained: Annual owner-occupancy certification form; Certificate of Insurance Retention Period: Five years after the affordability period terminates, or until the acquired property is transferred and the City loan is fully paid, whichever is longer Retention Location: Planning Department and City Clerk’s office

3.3 Additional Considerations
Transfer of Program Loan Application to Another Lender
If an Applicant has a pending Program Loan application and decides to change from one Participating Lender to another, the City will honor the original expiration date of the Reservation as long as the buyer and the Property’s status has not changed and the new Lender verifies the commitment documents.

If the change occurs following the Confirmation of Reservation, the new Lender should notify the City in writing that the change has occurred. The City will adjust its records and the Program Loan Number to reflect the new Lender.

Assignment of Program Loan Commitment for Funding
If a Primary Lender packages a loan with a Program Loan and assigns the loan to another Lender for funding, prior to the close of escrow, the original Lender should forward to Program Staff the Program Loan Assignment Letter indicating the loan has been assigned to the new funding Primary Lender, and identifying the new lender and lender contact information. Program Staff will adjust its records to reflect the new Primary Lender. The Program Loan will be issued in the funding Primary Lender's name. The funding Primary Lender will also be responsible for the reporting on that particular loan.

Changing Properties During the Program Application Process If an Applicant has a pending application and changes the property they are purchasing, the realtor must perform the required pre-agreement notifications and contingency inclusions into the new purchase agreement, and in conjunction with the Lender submit a new signed Purchase Agreement and indicate by transmittal whether the mortgage amount has changed. If the Applicant has already been issued a commitment, the following documents should be revised and resubmitted to reflect the new property address and any change in mortgage amounts.

1. Application Affidavit (Form HOP-2)

2. The Commitment is re-issued with the original expiration date.

The revised property must also undergo inspection for conformance with the City‘s property standards requirements.

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28 Changes Prior to Closing
The eligibility of Applicant for a Program Loan is based upon the Applicant's projected income. The Program will issue a commitment based on facts as they are verified as of the date the commitment is issued. The income verified for commitment is valid as long as the loan closes within four months after the financial information was originally submitted and there are no additional sources of income that were not previously reported.

Any changes in income whether already reported or not (e.g., unscheduled raises, new employer, etc.) affects the validity of a Program Loan commitment and must be taken into consideration. If the Applicant experiences a change in marital status after issuance of the commitment and prior to closing, the spouse must satisfy the prior homeownership requirements contained in the Application Affidavit and the Closing Affidavit, and the Lender must notify the Program. Any income added to the household income previously declared because of the new spouse should be considered and may affect the validity of the commitment.

Furthermore, any added or reduced source of income received after the issuance of the commitment, but prior to closing, should be disclosed and included in the income eligibility redetermination and potentially to the City funding amount determination.

Resubmission of Program Applications after Return or Rejection If a Program Application has been returned or denied by Program Staff based on the Applicant submitted Program forms and documentation, any resubmission must include all information which Program Staff has determined necessary for reconsideration. A Program Application that is being submitted a second time will be reviewed in depth, and a final disposition made by Program Staff.

Restrictions on Reapplying to the Program for Applicants Deemed Ineligible If an Applicant has been deemed ineligible for Program Assistance after the City has reviewed the complete Program Application, the Applicant must wait 12 months from the date they submitted their application before reapplying to the Program.

Appeals Process
Any person may file a written appeal with the City in any case in which the person believes that the City has failed to properly consider the person's application for Program Assistance, including, but not limited to, the person's eligibility for Program Assistance. The City will accept and consider written appeals regardless of form. Appeals should be submitted to the Planning Department.

Written appeals should be delivered to the City within 60 days after the person receives written notification of the City’s determination on the person's Program Application. Subject to applicable laws, the City will permit a person to inspect and copy all materials pertinent to their appeal, except materials which are classified as confidential by the City.

In deciding an appeal, the City will consider all pertinent justification and other material submitted by the person, as well as all other available information that is needed to ensure a fair and full review of the appeal.

Promptly after receipt of all information submitted by a person in support of an appeal, the City will make a written determination on the appeal, including an explanation of the basis on which the decision was made, and furnish the person a copy. If the full relief requested is not granted, the City will advise the person of his or her right to seek judicial review of the City’s decision.

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29 The City official conducting the review of the appeal will be the Planning Director, except in the event that they were directly involved in the action appealed. In that case, they will designate another official to review the appeal.

To: Honorable City Council
From: John Moreno, City Manager
By: Margarita Matson, Public Safety Director
Steven Coumparoules, Community
Preservation Manager
Date: September 10, 2024
SUBJECT: USE OF KAISER PERMANENTE GRANT FUNDING FOR FISCAL YEAR (FY) 2024-2025

BACKGROUND
During the Fiscal Year (FY) 2023-2024 funding period, Kaiser Permanente awarded the City of Paramount $50,000 through its Community Health grantmaking program. This program is dedicated to increasing access to care for low income and at-risk populations by funding homelessness and housing, food security, mental health, and other similarly supportive services. The funds that the City received were utilized to contract housing navigation services through Kingdom Causes Bellflower to help serve our unhoused population. For FY 2024-2025, the City applied for and was awarded $70,000 by Kaiser Permanente under this same grantmaking program.

DISCUSSION
The Housing Navigator position secured through the Community Health grant has proven to be an effective addition to our overall homeless outreach program. This dedicated professional has guided individuals who have accepted shelter placement and families serviced by Family Promise of the South Bay through the housing resource process, advocating on their behalf to ensure that they have short- and long-term access to stable and secure housing. Since October of 2023, our Housing Navigator has assessed 39 households, which includes 28 that were enrolled into our Permanent Local Housing Allocation (PLHA) Program and provided with long-term housing.

Under the increased grant allocation amount for FY 2024-2025, staff is requesting the continuation of these vital housing navigator services with additional case management services provided by Kingdom Causes Bellflower. The addition of a dedicated Case Manager would allow us to enhance our existing housing access resources by engaging with recipients who have been permanently housed to assist them in becoming financially self-sufficient by the end of their rental assistance period. Since the overarching goal of our homeless outreach program is to provide pathways for our unhoused neighbors to become independent and better their lives and long-term circumstances, this added service would help us accomplish that goal. The one-year agreement with Kingdom Causes Bellflower to provide housing navigation and case management services in an amount not to exceed $70,000 is included in this report as Attachment B.

Agenda Report September 10, 2024
KAISER PERMANENTE GRANT FUNDING FY 2024-2025 Page 2

FISCAL IMPACT
In FY 2024-2025, the Kaiser Permanente Grant of $70,000 would be placed under the Community Preservation Division. This grant does not require a local match. The grant agreement is included as Attachment A.

VISION, MISSION, VALUES, AND STRATEGIC OUTCOMES
The City’s Vision, Mission, and Values set the standard for the organization, establish priorities, uniformity and guidelines; and provide the framework for policy decision making. The Strategic Outcomes were implemented to provide a pathway to achieving the City’s Vision. This item aligns with Strategic Outcome No 1: Safe Community - Provide a safe place to live, work, and visit.

RECOMMENDED ACTION
A. Approve and authorize the Mayor or City Manager to execute the Kaiser Permanente Grant Agreement for the awarded $70,000 grant.

B. Approve a one-year agreement with Kingdom Causes Bellflower to provide housing navigation and case management services in an amount not to exceed $70,000 and authorize the Mayor or her designee to execute the agreement. 1 | P a g e

UNCONDITIONAL GRANT AGREEMENT
Kaiser Foundation Hospitals (Grantor) makes this grant to City of Paramount (Grantee) for the purpose and with the terms outlined below.

The following terms listed below, and all exhibits, appendices, and other attachments hereto form “the Agreement.”
Grant Title: Housing Navigator and Case Management Services Grant
Number: 168100
Grant
Purpose:

The City of Paramount is requesting $70,000 to maintain a contract for Housing Navigator services for individuals and families experiencing homelessness by serving as a housing advocate. In addition, we would like to add Case Management services during this funding cycle to assist individuals and families in becoming financial independent while receiving rental assistance.

Grant
Objectives:

Grantee agrees to make reasonable progress towards achieving the objective(s) as stated in the grant application. Reasonable progress will be determined in exercise of Grantor’s sole discretion Grant
Period:

Start Date: 10/1/2024
End Date: 9/30/2025
Term: 12 months
Grant
Amount: $70,000.00
Project
Contact
Person:

Steven Coumparoules, Community Preservation Manager
[email protected]
562-220-2182
Grantee
Mailing
Address:
16400 Colorado Avenue
Paramount, California 90723
Kaiser
Permanente
Grant Lead:

Sheri Bathurst
[email protected]
Special
Conditions
This is an unconditional Grant subject to the terms below.

Payment
Schedule
Payment dates are approximate. Initial payment is based on execution of the grant agreement; any subsequent payment dates are estimated. If multiple payments are indicated, the payments will be dispersed after receipt and review of the corresponding reports.

Payment Amount:

$70,000.00

Due upon execution of the grant
agreement

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Reporting
Schedule

Final Narrative and Expenditure Report Due:

10/31/2025
I. GRANT TERMS
A. Use of Grant Funds. Grantee will use the grant funds for the intended purpose. Grant funds may not be expended, loaned, pledged, or transferred for reasons other than carrying out the Project without Grantor’s prior written approval. Grantee may not expend any grant funds for any purpose that is not charitable, for any political or impermissible lobbying activity, or for any purpose other than one specified in Section 170(c)(2)(b) of the Internal Revenue Code.

B. Grant Expenditures. Grantee agrees that the grant fund expenditures will be allocated as specifically itemized in the budget submitted in your grant application.

Grantee will seek prior written approval from Grantor for any budget re-allocations exceeding 10% of the total grant amount.

Reporting Guidelines. The results of the grant are important and will help shape the future of Kaiser Permanente’s grantmaking. The Grantee is responsible for submitting required reporting using Kaiser Permanente’s online grants management system and if applicable Kaiser Permanente's identified collection tool for data metrics, in accordance with the reporting schedule above. An email notification will be sent to the submitter identified on the grant application 30 days prior to the report due date. To ensure the submitter’s contact information is up to date, please notify the Kaiser Permanente Grant Lead with any changes. Any questions or concerns regarding specific reporting requirements should be discussed and resolved in consultation with the Kaiser Permanente Grant Lead. Please note, if the grant requires working with an external evaluator or if the grantee is requested to participate in interviews or focus groups, the grantee will be notified of their requested participation in any evaluation activities in advance of the activity. If multiple payments are indicated, the payments will be dispersed upon receipt and approval of the corresponding reports.

C. Public Access. If requested, Grantee will provide Grantor copies of any results, reports, publications, data, and other materials created or developed through the Project, unless such information is propriety or contains information deemed sensitive by the Grantee. If any third-party reports, articles, or other publications regarding the Project funded by this grant are available to the public, Grantee will assist Grantor in obtaining copies if needed.

D. Non-discrimination. Grantee agrees that, in carrying out the objectives supported by this grant, it will not unlawfully discriminate in its employment practices, volunteer opportunities, or the delivery of programs or services, based on race, color, religion, Docusign Envelope ID: ACDCF86E-A697-44EF-9078-FAD263ECEE5E 3 | P a g e
gender, gender identity/expression, national origin, ancestry, age, medical condition, disability, veteran status, marital status, sexual orientation, or any other characteristic protected by law.

E. Nonprofit Status. Grantee affirms that it is currently in good standing, and shall remain during the period funded, a nonprofit public benefit corporation exempt from federal income taxes under section 501(c)(3) of the Internal Revenue Code or a local, state, or federal government agency eligible to receive charitable contributions as described in the grant proposal submitted. Grantee will notify Grantor immediately of any changes in its tax status during the grant term.

F. Change in Grantee Operations. Grantee will advise Grantor within thirty (30) business days of the occurrence, or actual knowledge of the imminent occurrence, of any of the following changes in Grantee's status. In the event of any of these occurrences the agreement will be terminated:

1. Grantee no longer retains the services of personnel adequate to enable Grantee to continue to perform its obligations under this Agreement.

2. Grantee's inability to expend grant funds in accordance with the terms of the grant Agreement, or;

3. Any development that significantly and adversely affects the operation of the Project or Grantee, including, without limitation, changes to Project scope of grant or timeline.

4. Any changes to Grantee’s financial status that adversely affects the operation of the Project or Grantee.

G. Conflict of Interest. Grantee shall, in connection with the grant application submission, have disclosed to Grantor a comprehensive list of Grantee’s Directors, Officers, and individuals on its governing body and an assessment of their affiliations, if any, to Kaiser Permanente or any of the Permanente Medical Groups and their subsidiaries, for the purpose of identifying and eliminating any possible conflicts of interest. Grantee will disclose any changes to the list of Directors, Officers, or individuals on its governing body and their affiliations that may generate a potential conflict of interest during the term of this Agreement to ensure compliance with policy.

H. Future Funding. Grantee acknowledges that Grantor and its representatives have made no actual or implied promise of future funding except for the amounts specified by this Agreement.

II. PUBLICITY/PROMOTION
A. Grantee Communications with Media/Use of Logo. Grantor requires review and comment on all press releases that are directly related to the grant, as applicable.

Grantor requests prior approval before the use of its logo in any communications. If Grantee plans to issue a press release related to this Grant, Grantee will contact Grantor at least 15 days before the desired announcement date. Grantor must be addressed as “Kaiser Permanente” in all communications. Grantor acknowledges that Docusign Envelope ID: ACDCF86E-A697-44EF-9078-FAD263ECEE5E 4 | P a g e
Grantee, if a 501(c)(3) organization is subject to certain limitations regarding public acknowledgment and agrees that any such decisions regarding visibility and donor recognition will be subject to any such limitations.

B. Communications with Media and Published Materials. Grantor may periodically publicize Project progress and/or results through public communications (including press releases), reports, websites, and other materials. Grantee agrees that Grantor may use the logo of the organization in such publications.

III. GRANT TERMINATION: RIGHT TO MODIFY
A. Grantor may terminate this grant for convenience upon 30 days’ written notice. Grantor or Grantee may terminate this grant immediately for the reasons specified in this Agreement or in willful misconduct or negligence.

IV. INDEMNIFICATION
A. To the extent consistent with applicable law, each Party agrees to defend, indemnify, and hold the other Party and its officers, employees, directors, owners, and authorized agents harmless from and against all third-party claims, suits, damages and liabilities, costs and expenses incurred therewith, including reasonable attorneys' fees, to the extent caused by the negligent or willful act or omission of the indemnifying Party, its officers, employees, directors, owners, or authorized agents.

V. COMPLIANCE
A. Grantee agrees to comply with all applicable laws in the use of the grant funds and Grantee’s development and operation of the Project. Grantee shall (i) maintain, in full force and effect, all required governmental or professional licenses and credentials for itself, its facilities and its employees and all other persons engaged in work in conjunction with this grant, and (ii) perform its duties and obligations under this Agreement according to industry standards and in compliance with all applicable laws.

As an organization with numerous contracts with the federal government, Kaiser Permanente and its affiliates are subject to various federal laws, executive orders, and regulations regarding equal opportunity and affirmative action. This Section constitutes notice that Grantee may be required to comply with the following Federal Acquisition Regulations (each a “FAR”) at 48 CFR Part 52, which are incorporated herein by reference: (a) Equal Opportunity (April 2002) at FAR 52.222-26; (b) Equal Opportunity for Special Disabled Veterans, Veterans of the Vietnam Era, and Other Eligible Veterans (Sept. 2006) at FAR 52.222-35; (c) Affirmative Action for Workers with Disabilities (June 1998) at FAR 52.222-36, and (d) Utilization of Small Business Concerns (May 2004) at FAR 52.219¬8. To the extent any of the foregoing federal statutes become applicable to Grantee, Kaiser Permanente will advise Grantee. In addition, Executive Order 13495 concerning the obligations of federal contractors and subcontractors to provide notice to employees about their rights under Federal labor laws, or its successor, shall be incorporated herein by reference.

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VI. MISCELLANEOUS
A. In the event that any suit or action is instituted concerning the Agreement, the substantially prevailing Party shall recover all costs, including, without limitation, the court costs and reasonable attorney's fees incurred in each such action, suit, or proceeding, including all appeals or petitions therefrom. Grantee may not assign any right, duty, or obligation under this Agreement without prior written approval from Kaiser Permanente. Any change of ownership or control of Grantee shall be deemed an assignment. This Agreement shall be binding upon and inure to the benefit of the Parties and their respective, permitted successors and assigns. This Agreement, including any exhibits and attachments (all of which are incorporated into this Agreement by this reference), is the entire Agreement of the Parties with respect to the subject matter herein, and supersedes all other agreements, promises, negotiations, or representations, whether oral or written. This Agreement, including exhibits and attachments, may not be amended except in a writing signed by each Party.

Regarding administration of this grant, the parties understand and agree that each is always acting and performing as an independent contractor. Except as expressly set forth in this Agreement, neither Party, nor any of its employees, shall be construed to be the agent, employee, or representative of the other for any purpose, or liable for any acts or omissions of the other.

Docusign Envelope ID: ACDCF86E-A697-44EF-9078-FAD263ECEE5E 6 | P a g e
SIGNATURE PAGE, Grant #168100

1. Grantee Signature. By signing this Agreement, the Grantee signatory acknowledges that they have read and understood the Agreement, they have the authority to sign this Agreement and bind the Grantee thereto, and that the Grantee hereby accepts and agrees to perform all the terms of this Agreement.

2. Kaiser Permanente Signature. By signing this Agreement, KP signatory acknowledges that they have read and understood the Agreement, they have the authority to sign this Agreement and bind KP thereto, and that KP hereby accepts and agrees to perform all the terms of this Agreement.

Grantee Organization Signatory
Name: Steven Coumparoules
Title: Community Preservation Manager
Organization: City of Paramount
Signature: /\dsa2/
Date Signed: /\dda2/
Kaiser Foundation Hospital/Health Plan Signatory
Name: Mitchell Winnik
Title: SVP, Area Manager
Organization: Kaiser Foundation Hospitals
Signature: /\dsa1/
Date Signed: /\dda1/
Docusign Envelope ID: ACDCF86E-A697-44EF-9078-FAD263ECEE5E 8/30/2024
1 AGREEMENT FOR HOUSING NAVIGATOR AND CASE MANAGEMENT SERVICES THIS AGREEMENT is made and effective as of September 10, 2024, between City of Paramount, a municipal corporation ("City") and, Kingdom Causes Bellflower ("Vendor").

In consideration of the mutual covenants and conditions set forth herein, the parties agree as follows:

1. TERM
This Agreement shall be effective September 10, 2024 and shall terminate on August 31, 2025.

2. SERVICES
Subject to the terms of this Agreement, Vendor shall perform the scope of work identified in Exhibit “A” attached hereto and incorporated herein by this reference.

This includes but is not limited to providing all services necessary for City. If there is any conflict between Exhibit “A” and this Agreement, the provisions of this Agreement shall prevail.

3. PERFORMANCE
Vendor shall employ, at a minimum, generally accepted standards and practices utilized by persons engaged in providing similar services as are required of Vendor hereunder in meeting its obligations under this Agreement.

4. MANAGEMENT
The City’s City Manager or designee shall represent City in all matters pertaining to the administration of this Agreement and shall review and approve all services submitted by Vendor. The Public Safety Director is authorized to execute all necessary documents.

5. PAYMENT
(a) The City agrees to pay Vendor, in accordance with the payment rates and terms and the schedule of payment as set forth in Vendor’s proposal, Exhibit “A”, attached hereto and incorporated herein by reference as if fully set forth herein.
(b) Vendor shall not be compensated for any services rendered in connection with its performance of this Agreement, which are in addition to those set forth herein, unless such additional services are authorized in advance and in writing by the Public Safety Director; provided, however, the Public Safety Director may approve additional work not to exceed ten percent (10%) of the amount of the Agreement but not to exceed ten-thousand dollars ($10,000). Vendor shall not be compensated for any additional services in the amounts greater than 2 that authorized herein by the Public Safety Director unless agreed to by the City Council.
(c) Vendor will submit invoices for services based on the schedule of payment as set forth in Exhibit “A”. Invoices shall be submitted on a monthly basis for services provided. If the City disputes any of Vendor's fees it shall give written notice to Vendor within two (2) weeks of receipt of an invoice of any disputed fees set forth on the invoice.

6. SUSPENSION OR TERMINATION OF AGREEMENT WITHOUT CAUSE (a) The City may at any time, for any reason, with or without cause, suspend or terminate this Agreement, or any portion hereof, by serving upon the Vendor at least thirty (30) days prior written notices. Upon receipt of said notice, the Vendor shall immediately cease all work under this Agreement, unless the notice provides otherwise. If the City suspends or terminates a portion of this Agreement such suspension or termination shall not make void or invalidate the remainder of this Agreement.
(b) In the event this Agreement is terminated pursuant to this Section, the City shall pay the Vendor for services up to the date of termination based on the schedule of payment as set forth in Exhibit “A”. Upon termination of the Agreement pursuant to this Section, the Vendor will submit an invoice to the City pursuant to Section 5.

7. DEFAULT OF VENDOR
(a) The Vendor's failure to comply with the provisions of this Agreement shall constitute a default. In the event that Vendor is in default for cause under the terms of this Agreement, City shall have no obligation or duty to continue compensating Vendor for any work performed after the date of default and can terminate this Agreement immediately by written notice to the Vendor. If such failure by the Vendor to make progress in the performance of work hereunder arises out of causes beyond the Vendor's control, and without fault or negligence of the Vendor, it shall not be considered a default. (b) If the City determines that the Vendor is in default in the performance of any of the terms or conditions of this Agreement, City shall cause to be served upon the Vendor a written notice of the default. The Vendor shall have ten (10) days after service upon it of said notice in which to cure the default by rendering a satisfactory performance. In the event that the Vendor fails to cure its default within such period of time, the City shall have the right, notwithstanding any other provision of this Agreement, to terminate this Agreement without further notice and without prejudice to any other remedy to which it may be entitled at law, in equity or under this Agreement.
3 8. INDEMNIFICATION
Vendor shall indemnify, defend, and hold harmless the City, and its officers, employees and agents, from and against any and all causes of action, claims, liabilities, obligations, judgments, or damages, including reasonable legal counsels’ fees and costs of litigation (“claims”), arising out of the Vendor’s performance of its obligations under this Agreement or out of the operations conducted by Vendor, except for such loss or damage arising from the sole negligence or willful misconduct of the City. In the event the City indemnitees are made a party to any action, lawsuit, or other adversarial proceeding arising from Vendor’s performance of this Agreement, the Vendor shall provide a defense to the City indemnitees or at the City’s option, reimburse the City indemnities their costs of defense, including reasonable legal fees, incurred in defense of such claims.

Payment by City is not a condition precedent to enforcement of this indemnity. In the event of any dispute between Vendor and City, as to whether liability arises from the sole negligence of the City or its officers, employees, or agents, Vendor will be obligated to pay for City’s defense until such time as a final judgment has been entered adjudicating the City as solely negligent. Vendor will not be entitled in the absence of such a determination to any reimbursement of defense costs including but not limited to attorney’s fees, expert fees and costs of litigation.

9. NON-LIABILITY OF CITY OFFICERS AND EMPLOYEES
No officer or employee of City will be personally liable to Vendor, in the event of any default or breach by the City or for any amount that may become due to Vendor.

10. INSURANCE
Without limiting Vendor’s indemnification of City, and prior to commencement of Work, Vendor shall obtain, provide and maintain at its own expense during the term of this Agreement, policies of insurance of the type and amounts described below and in a form that is satisfactory to City.

General liability insurance. Vendor shall maintain commercial general liability insurance with coverage at least as broad as Insurance Services Office form CG 00 01, in an amount not less than $1,000,000 per occurrence, $2,000,000 general aggregate, for bodily injury, personal injury, and property damage. The policy must include contractual liability that has not been amended. Any endorsement restricting standard ISO “insured contract” language will not be accepted.

Automobile liability insurance. Vendor shall maintain automobile insurance at least as broad as Insurance Services Office form CA 00 01 covering bodily injury and property damage for all activities of the Vendor arising out of or in connection with Work to be performed under this Agreement, including coverage for any owned, hired, non-owned or rented vehicles, in an amount not less than $1,000,000 combined single limit for each accident.
4 Workers’ compensation insurance. Vendor shall maintain Workers’ Compensation Insurance (Statutory Limits) and Employer’s Liability Insurance (with limits of at least $1,000,000).

Vendor shall submit to City, along with the certificate of insurance, a Waiver of Subrogation endorsement in favor of City, its officers, agents, employees and volunteers.

Other provisions or requirements
Proof of insurance. Vendor shall provide certificates of insurance to City as evidence of the insurance coverage required herein, along with a waiver of subrogation endorsement for workers’ compensation. Insurance certificates and endorsements must be approved by City’s Risk Manager prior to commencement of performance. Current certification of insurance shall be kept on file with City at all times during the term of this contract. City reserves the right to require complete, certified copies of all required insurance policies, at any time.

Duration of coverage. Vendor shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property, which may arise from or in connection with the performance of the Work hereunder by Vendor, his agents, representatives, employees or sub-vendors.

Primary/noncontributing. Coverage provided by Vendor shall be primary and any insurance or self-insurance procured or maintained by City shall not be required to contribute with it. The limits of insurance required herein may be satisfied by a combination of primary and umbrella or excess insurance. Any umbrella or excess insurance shall contain or be endorsed to contain a provision that such coverage shall also apply on a primary and non-contributory basis for the benefit of City before the City’s own insurance or self-insurance shall be called upon to protect it as a named insured.

City’s rights of enforcement. In the event any policy of insurance required under this Agreement does not comply with these specifications or is canceled and not replaced, City has the right but not the duty to obtain the insurance it deems necessary and any premium paid by City will be promptly reimbursed by Vendor or City will withhold amounts sufficient to pay premium from Vendor payments. In the alternative, City may cancel this Agreement.

Acceptable insurers. All insurance policies shall be issued by an insurance company currently authorized by the Insurance Commissioner to transact business of insurance or is on the List of Approved Surplus Line Insurers in the State of California, with an assigned policyholders’ Rating of A- (or higher) and Financial Size Category Class VII (or larger) in accordance with the latest edition of Best’s Key Rating Guide, unless otherwise approved by the City’s Risk Manager.
5 Waiver of subrogation. All insurance coverage maintained or procured pursuant to this Agreement shall be endorsed to waive subrogation against City, its elected or appointed officers, agents, officials, employees and volunteers or shall specifically allow Vendor or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. Vendor hereby waives its own right of recovery against City and shall require similar written express waivers and insurance clauses from each of its sub-vendors.

Enforcement of contract provisions (non estoppel). Vendor acknowledges and agrees that any actual or alleged failure on the part of the City to inform Vendor of non-compliance with any requirement imposes no additional obligations on the City nor does it waive any rights hereunder.

Requirements not limiting. Requirements of specific coverage features or limits contained in this Section are not intended as a limitation on coverage, limits or other requirements, or a waiver of any coverage normally provided by any insurance. Specific reference to a given coverage feature is for purposes of clarification only as it pertains to a given issue and is not intended by any party or insured to be all inclusive, or to the exclusion of other coverage, or a waiver of any type. If the Vendor maintains higher limits than the minimums shown above, the City requires and shall be entitled to coverage for the higher limits maintained by the Vendor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City.

Notice of cancellation. Vendor agrees to oblige its insurance agent or broker and insurers to provide to City with a thirty (30) day notice of cancellation (except for nonpayment for which a ten (10) day notice is required) or nonrenewal of coverage for each required coverage.

Additional insured status. General liability policies shall provide or be endorsed to provide that City and its officers, officials, employees, and agents shall be additional insureds under such policies. This provision shall also apply to any excess/umbrella liability policies.

Prohibition of undisclosed coverage limitations. None of the coverages required herein will be in compliance with these requirements if they include any limiting endorsement of any kind that has not been first submitted to City and approved of in writing.

Separation of insureds. A severability of interests provision must apply for all additional insureds ensuring that Vendor’s insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the insurer’s limits of liability. The policy(ies) shall not contain any cross-liability exclusions.

Pass through clause. Vendor agrees to ensure that its sub-vendors, subcontractors, and any other party involved with the project who is brought onto or involved in the project by Vendor, provide the same minimum insurance coverage 6 and endorsements required of Vendor. Vendor agrees to monitor and review all such coverage and assumes all responsibility for ensuring that such coverage is provided in conformity with the requirements of this section. Vendor agrees that upon request, all Agreements with Vendors, sub-vendors, and others engaged in the project will be submitted to City for review.

Self-insured retentions. Any self-insured retentions must be declared to and approved by City. City reserves the right to require that self-insured retentions be eliminated, lowered, or replaced by a deductible. Self-insurance will not be considered to comply with these specifications unless approved by City.

Timely notice of claims. Vendor shall give City prompt and timely notice of claims made or suits instituted that arise out of or result from Vendor’s performance under this Agreement, and that involve or may involve coverage under any of the required liability policies.

Additional insurance. Vendor shall also procure and maintain, at its own cost and expense, any additional kinds of insurance, which in its own judgment may be necessary for its proper protection and prosecution of the Work.

11. NOTICES
Any notices which either party may desire to give to the other party under this Agreement must be in writing and may be given either by (i) personal service, (ii) delivery by a reputable document delivery service, such as but not limited to, Federal Express, which provides a receipt showing date and time of delivery, or (iii) mailing in the United States Mail, certified mail, postage prepaid, return receipt requested, addressed to the address of the party as set forth below or at any other address as that party may later designate by notice:

To City: City of Paramount
Attention: Margarita Matson
15001 Paramount Blvd.

Paramount, CA 90723
To Vendor Name Kingdom Causes Bellflower
Attention: Andrew San Nicolas
16429 Bellflower Blvd.

Bellflower, CA 90706

12. ASSIGNMENT
The Vendor shall not assign the performance of this Agreement, nor any part thereof, nor any monies due hereunder, to any sub-vendor without prior written consent of the City. Such written consent shall not be unreasonably withheld. 7 13. LICENSES
At all times during the term of this Agreement, Vendor shall have in full force and effect, all licenses required of it by law for the performance of the services described in this Agreement.

14. CITY BUSINESS LICENSE
In addition to any other permits or licenses, Vendor shall obtain, maintain and comply with the requirements for a current City business license during the term of this Agreement.

15. GOVERNING LAW
The City and Vendor understand and agree that the laws of the State of California shall govern the rights, obligations, duties, and liabilities of the parties to this Agreement and also govern the interpretation of this Agreement. Any litigation concerning this Agreement shall take place in the municipal, superior, or federal district court with jurisdiction over the City of Paramount.

16. ENTIRE AGREEMENT
This Agreement contains the entire understanding between the parties relating to the obligations of the parties described in this Agreement. All prior or contemporaneous agreements, understandings, representations, and statements, oral or written, are merged into this Agreement and shall be of no further force or effect. Each party is entering into this Agreement based solely upon the representations set forth herein and upon each party's own independent investigation of any and all facts such party deems material.

17. SEVERABILITY
The invalidity in whole or in part of any provision of this Agreement shall not void or affect the validity of the other provisions of this Agreement.

18. CONTENTS OF PROPOSAL
Vendor is bound by the contents of the proposal submitted by the Vendor, Exhibit “A” hereto.

19. ATTORNEY’S FEES
If any action at law or suit in equity, including an action for declaratory relief, is brought by either party with respect to this Agreement, the prevailing party shall be entitled to reasonable attorney’s fees, in addition to any other relief to which it may be entitled, and such amount may be added to, and made a part of, such judgment. 8 20. AUTHORITY TO EXECUTE THIS AGREEMENT
The person or persons executing this Agreement on behalf of Vendor warrants and represents that he/she has the authority to execute this Agreement on behalf of the Vendor and has the authority to bind Vendor to the performance of its obligations hereunder.

21. WAIVER
The waiver by either party of a breach by the other of any provision of this agreement shall not constitute a continuing waiver or a waiver of any subsequent breach of either the same or a different provision of this agreement.

22. AMENDMENTS
This Agreement may be modified or amended only by a written document executed by both Vendor and the City and approved as to form by the City Attorney. Such document shall expressly state that it is intended by the parties to amend the terms and conditions of this Agreement.
- SIGNATURES ON FOLLOWING PAGE –
9 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed on the date first written above.

CITY OF PARAMOUNT VENDOR NAME
By: _______________________ By: _______________________________ John Moreno, City Manager Andrew San Nicolas, Executive Director ATTEST:

By: _____________________
Heidi Luce, City Clerk
APPROVED AS TO FORM:

By: ________________________________
Elizabeth L. Martyn, Interim City Attorney
PROPOSAL: Housing Navigation - PHLA Program
(Paramount Homeless Prevention & Retention)
TITLE:

Housing Navigator for Paramount PHLA Program
SUMMARY:

Kingdom Causes Bellflower (KCB) would like to provide a Housing Navigator (HN) for the implementation of Paramount’s PHLA program specifically focusing on working with the Bell Shelter and Family Promise of the South Bay. We believe having this HN will ensure the full implementation of the program, providing housing stability for 8-10 low-income Paramount neighbors by providing long term rental assistance, utility assistance and case management to ensure high retention rates.

ABOUT OUR ORGANIZATION:

Kingdom Causes Bellflower’s mission is to mobilize the community & provide transformative services so that all neighbors have a place to live, work, and belong. KCB helps people get off the street, provides support services to those at risk of homelessness, creates pathways to sustainable work through social enterprise, and offers ongoing training and education to the community. We strongly believe that all of us are better than any of us. We value people over programs and relationships over systems.

Tax ID: 95-4849998
PROJECT STAFFING:

KCB believes this HN is needed in order for the PHLA Program to run successfully. This position would work with the neighbors to complete the screening and application process, conduct landlord mediation as needed and work closely with other KCB case managers to gain an understanding of the process and documentation. This HN will be supervised by KCB’s Director of Housing Programs who will provide supervision, final approval of financial assistance, oversight on budget management and preparing checks to go directly to pre vetted and qualified Owners/Landlords.

OUR EXPERIENCE:

Currently, KCB serves as one of the four lead agencies conducting outreach and housing efforts in eight cities within SPA 6 and SPA 7. In doing so, KCB manages several county grants facilitated by People Assisting the Homeless (PATH) and United Way, consistently housing the most vulnerable of our region's homeless population. KCB has advocated for retention/prevention programs within homeless services resulting in obtaining several rental assistance contracts within the cities of Paramount, Bellflower and Norwalk. KCB has held various affordable housing and rental assistance programs specifically within the city of Bellflower since 2009.

KCB firmly believes in serving all our neighbors, regardless of race, religion, age, gender, political views or sexual identity. KCB’s experience and training have provided the key tools to walk alongside neighbors who may be experiencing barriers such as substance abuse disorder, mental health issues, traumatic life events and housing and employment barriers. In partnership with the Coordinated Entry System, KCB continues to link neighbors in the Southeast LA cities to services such as medical care, mental health services, mainstream benefits, and other community resources. Although KCB serves individuals, the majority of the households we have assisted with the other prevention programs are families.

HOUSING NAVIGATION:

By providing Housing Navigation for the PHLA project, this program will directly affect the number of people in the city of Paramount who may experience homelessness. At the rate that people are experiencing homelessness in Southeast LA, having the ability to provide Housing Navigation for the PHLA program is ideal to reach people in need of assistance in order to disrupt the cycle of homelessness in the city. Where there is housing stability, there is strength.

Housing stability strengthens neighbors by fostering and nurturing a healthy environment for them to thrive in.

KCB does not have any direct project partners but we will be intentionally collaborating with Bell Shelter, and Family Promise of the South Bay for referrals and resources.

OUR MEASURABLE OUTCOMES:

Between September 10, 2024 and August 31, 2025, KCB will provide Housing Navigation to spend down the $197,188.65 in PLHA grant funding to house and prevent homelessness for 8- 10 low-income neighbors in Paramount, CA by providing financial assistance and case management services.

Inputs Activities Outputs Outcomes
Grant Funding
Housing Navigator
Community
Relationships
Retention Rental
Assistance
Landlord Mediation
Case Management
8-10 Paramount lowincome Neighbors
served.
95% households served
will retain their housing
for at least 6 months
OUR EVALUATION PLAN:

To keep track of progress and various data components within the program, KCB keeps a detailed spreadsheet of program participant demographics, financial assistance amounts, and other key reporting metrics. This aids KCB in understanding who is accessing the programs and other trends. The screening and application process happens at the point of contact and can be re-evaluated monthly as the household’s need for assistance continues. This ensures that KCB is collecting the appropriate documentation for each household for proof of qualification and or hardship.

Each month an excel report is generated totaling the amount of assistance provided and the total number of individuals and households prevented from experiencing homelessness. In these reports KCB also notes if households are connected to additional resources for further care. KCB also has Spanish speaking staff and use translation services in the community to help break down language barriers. During the application process, case managers are transparent about what qualifications need to be met in order to proceed with the program. Case managers also speak with neighbors about expectations of both the program and the neighbors during the case management period.

ELIGIBILITY & SCREENING PROTOCOLS:
● Households must meet basic eligibility requirements:
○ There must be proof of hardship
○ Homeless or imminently homeless (homeless verification) ● Paramount residency
● Adult applicants must provide:
○ Valid ID
○ Social Security Card or other documents if undocumented ● A thorough assessment of the household's ability to earn, sustain and manage income in order to remain sustainably housed after the completion of the rental assistance is conducted with all applicants.
● Case Management Plan will include a financial assessment where necessary and household stability plan.
● Assistance for each family will be documented and tracked through systems currently used by KCB staff (i.e., Coordinated Entry System and/ or spreadsheets) COMMUNITY PARTICIPATION:

KCB values community tremendously and will continue to partner with community organizations, churches and other groups to help connect and stabilize neighbors. KCB hopes to get valuable feedback from Paramount on what trends they see regarding the needs in the community, and what needs are being met or not. We also would like to receive referrals from neighbors that may be a part of other programs such as Bell Shelter and the school district. KCB wants to see neighbors thrive and this cannot be done alone.

OUR BUDGET
$35,000 – Housing Navigation (50%)
$35,000 – Case Management (50%)
$70,000 – Total (100%)
To: Honorable City Council
From: John Moreno, City Manager
By: Adriana Figueroa, Public Works Director
Date: September 10, 2024
SUBJECT: WEST SANTA ANA BRANCH BIKEWAY TRAIL PHASE II (CIP 9932) – CONSTRUCTION UPDATE
An oral presentation will be provided on the status of the upcoming construction of the West Santa Ana Bikeway Trail Phase II project (CIP 9932) and its impact on the parking lot at Paramount Park.

To: Honorable City Council
From: John Moreno, City Manager
By: Adriana Figueroa, Public Works Director
Date: September 10, 2024
SUBJECT: ENGINEERING DESIGN SERVICES FOR WEST PARAMOUNT UTILITY EASEMENT MULTI-USE PATH - PHASE 1 (CIP 9532)

BACKGROUND
The City was awarded Active Transportation Program (ATP) funding in 2024 to fund the design and subsequently, the construction of a multi-use path along the Southern California Edison (SCE) easement. The total ATP funding awarded to this project includes $775,000 for design and $8.8M for construction. This pathway will connect to the proposed West Santa Ana Branch Bikeway Trail north of Rosecrans Avenue and extend south to Salud Park at Somerset Boulevard along the SCE right of way. Upon completion, this project will yield health benefits, provide connectivity to other fitness activities and corridors, cleans up a weed filled utility corridor and fulfill the objectives as outlined in the Bellflower-Paramount Joint Active Transportation Plan. Included in the FY 2024-25 Budget is funding for engineering design services related to the West Paramount Utility Easement Multi-Use Pathway Phase 1 (CIP 9532) utilizing ATP funds. The design work will lead to the installation of 4,750 lineal feet of Class I bikeway, bikeway lighting, a traffic signal, a hawk pedestrian signal, high visibility crosswalks, ADA curb ramps, street furniture, and fencing to provide separation of bikeway users from adjacent land uses.

The engineering design work will include all the necessary environmental clearances, as well as the procurement of a lease agreement with SCE for this project.

DISCUSSION
On July 11, 2024, the City published in the Paramount Journal and on the City’s website a Request for Proposals for engineering design services for this project .

On August 15, 2024, the Director of Public Works opened and examined the bids for the West Paramount Utility Easement Multi-Use Path – Phase 1 project. The bids were opened at 11:00 AM at City Hall.

One (1) bid was received and deemed a responsive and responsible bid submitted by Psomas in the amount of $749,487, which is within the budgeted amount for the Active Transportation Program (ATP) funds.

Agenda Report September 10, 2024
UTILITY EASEMENT MULTI-USE PATH - PHASE 1 (CIP 9532) Page 2 Psomas has been providing civil engineering services for over 50 years and has completed several bike path design projects in Southern California including for the cities of Lakewood, Los Angeles, and Palmdale. In the past, PSOMAS has also conducted engineering design services for the City’s West Santa Ana Branch Bikeway project – Phase II.

Cost
The following is a breakdown of estimated total project costs:

Project: $ 749,487.00
Contingency (10%): $ 74,948.70
Total: $ 824,435.70

FISCAL IMPACT
Funding in the amount of $775,000 was included in the FY 2024-25 Budget utilizing ATP funds to cover engineering design services. The remaining ATP funds allocated are earmarked for construction. An additional $50,000 in Measure R Funds will be used to cover the contingency costs for design services. 

VISION, MISSION, VALUES, AND STRATEGIC OUTCOMES
The City’s Vision, Mission, and Values set the standard for the organization, establish priorities, uniformity and guidelines; and provide the framework for policy decision making. The Strategic Outcomes were implemented to provide a pathway to achieving the City’s Vision. This item aligns with Strategic Outcome No 5: Attractive and WellMaintained Infrastructure - Develop and maintain City-owned infrastructure, parks, facilities, and amenities that enhance quality of life and the attractiveness of the community.

RECOMMENDED ACTION
1) Appropriate an additional $50,000 from the City’s Measure R Fund allocation; and 2) Award the contract for the West Paramount Utility Easement Multi-Use Path – Phase 1 to Psomas, Los Angeles, CA, in the amount of $749,487, and authorize the Mayor or her designee to execute the agreement.
1 AGREEMENT FOR ENGINEERING DESIGN SERVICES FOR THE WEST PARAMOUNT UTILITY EASEMENT MULTI-USE PATH – PHASE 1
THIS AGREEMENT (“Agreement”) is made and entered into this 10th day of September, 2024 between the City of Paramount, a municipal corporation in Los Angeles County, California, (hereinafter "CITY") and Psomas, a licensed California firm, with its primary office located at 865 South Figueroa Street, Suite 3200, Los Angeles, CA 90017 (hereinafter "CONSULTANT") (collectively, "the Parties").

RECITALS
WHEREAS, CITY and CONSULTANT each desire to enter into an Agreement whereby CONSULTANT will perform engineering design services for the West Paramount Utility Easement Multi-Use Path – Phase 1 for CITY; and WHEREAS, CITY staff does not have the expertise or capacity to perform this work in-house.

NOW, THEREFORE, BE IT RESOLVED BY AND BETWEEN THE PARTIES AS FOLLOWS:

1. DESCRIPTION OF SERVICES
CONSULTANT shall perform engineering design services as more particularly described in CONSULTANT’S proposals attached hereto as Exhibit “A” and incorporated herein by reference as if fully set forth. In the event of any conflict between CONSULTANT’S proposals and this Agreement, the terms of this Agreement shall apply.

2. COMPENSATION
(a) Except as otherwise provided herein, CITY agrees to pay CONSULTANT as full compensation for all services and duties performed. The total compensation to be paid under this Agreement shall not exceed $749,487. (b) CONSULTANT will submit invoices monthly for actual services performed.

Invoices shall be submitted on or about the first business day of each month, or as soon thereafter as practical, for services provided in the previous month. Payment shall be made within thirty (30) days of receipt of each invoice as to all non-disputed fees. If the CITY disputes any of CONSULTANT's fees, it shall give written notice to CONSULTANT within thirty (30) days of receipt of an invoice of any disputed fees set forth on the invoice.
2 3. MATERIALS AND SUPPLIES
Without modifying or waiving those provisions under Section 4. hereinbelow, CITY agrees to provide office space, supplies, equipment, and support services required to maintain all records and correspondence connected with the engineering design services. No personal use of CITY equipment, supplies or services is allowed, and CONSULTANT shall comply with all CITY policies regarding use of CITY resources.

4. INDEPENDENT CONTRACTOR
A. CITY and CONSULTANT agree and represent this Agreement is entered into with the understanding CONSULTANT is not an employee of CITY and is intended, for all purposes, to have the status of independent contractor under Labor Code Section 2776.

In the event the CITY determines a legal, judicial, or administrative determination has a material effect upon the status of CONSULTANT as an independent contractor, the CITY shall have the right, with or without notice, to automatically terminate the Agreement. In the CITY’s sole discretion, the CITY may propose modification of the Agreement’s terms to permit CONSULTANT’s continued provision of services.

B. CONSULTANT is and shall at all times remain as to the CITY a wholly independent contractor. CONSULTANT shall be free from control and direction of the CITY in connection with the performance of duties, and CONSULTANT retains exclusive discretion in how to perform duties, subject to other terms and conditions of this Agreement. The personnel performing the services under this Agreement on behalf of CONSULTANT shall at all times be under CONSULTANT's exclusive direction and control. Neither CITY nor any of its officers, employees, or agents shall have control over the conduct of CONSULTANT or any of CONSULTANT's officers, employees, or agents, except as set forth in this Agreement.

C. CONSULTANT shall not at any time or in any manner represent that it or any of its officers, employees, or agents are in any manner officers, employees, or agents of the CITY. CONSULTANT shall not incur or have the power to incur any debt, obligation, or liability whatsoever against CITY, or bind CITY in any manner.

D. No employee benefits shall be available to CONSULTANT in connection with the performance of this Agreement. Except for the fees paid to CONSULTANT as provided in the Agreement, CITY shall not pay salaries, wages, or other compensation to CONSULTANT for performing services hereunder for CITY. CITY shall not be liable for compensation or indemnification to CONSULTANT for injury or sickness arising out of performing services hereunder.

5. TERM OF AGREEMENT
The term of this Agreement shall be for two (2) years effective from September 10, 2024 or upon reaching the "not-to-exceed" compensation amount, whichever occurs first. This 3 Agreement may be terminated by giving written notice to the other party of that party's intention to so terminate. This Agreement shall be terminated thirty (30) days from and after the date of delivery or mailing of a notice of cancellation by either party, unless the notice specifies otherwise.

6. TERMINATION OF AGREEMENT WITHOUT CAUSE
A. Except as otherwise provided in Section 4. hereinabove, either party may terminate this Agreement, or any portion hereof, by serving upon the other party at least ten (10) days prior written notice. Upon receipt of said notice, the CONSULTANT shall immediately cease all work under this Agreement, unless the notice provides otherwise. If a portion of this Agreement is terminated, such termination shall not make void or invalidate the remainder of this Agreement.

B. In the event this Agreement is terminated pursuant to this Section, the CITY shall pay to CONSULTANT the actual value of the work performed up to the time of termination. Upon termination of the Agreement, pursuant to this Section, the CONSULTANT will submit an invoice to the CITY pursuant to Section 2. of this Agreement.

7. DEFAULT
A. Either party's failure to comply with the provisions of this Agreement shall constitute a default. In the event that either party is in default for cause under the terms of this Agreement, the affected party shall promptly notify the deficient party of such default and following such notice shall have no obligation or duty to continue compensating or providing any work after the date of default and can terminate this Agreement immediately by written notice to the other party. If such failure hereunder arises out of causes beyond either party’s control, and without fault or negligence, it shall not be considered a default.

B. If CITY determines the CONSULTANT is in default in the performance of any of the terms or conditions of this Agreement, the CITY shall cause to be served upon the CONSULTANT a written notice of the default. The CONSULTANT shall have ten (10) days after service of default notice to cure the default as directed by the CITY in the notice. In the event the CONSULTANT fails to cure its default within such period of time, the CITY shall have the right, notwithstanding any other provision of this Agreement, to terminate this Agreement without further notice and without prejudice to any other remedy to which it may be entitled at law, in equity or under this Agreement.

8. AMENDMENT
Except as otherwise stated herein, any and all obligations of CITY and CONSULTANT are fully set forth and described in this Agreement. Any changes in this Agreement, including any increase or decrease in the amount of compensation or any change in the term, which shall be mutually agreed upon by and between CITY and CONSULTANT, shall be set forth in written amendments to this Agreement. 4 9. NONDISCRIMINATION
(a) CONSULTANT shall not discriminate in the conduct of the work under this Agreement against any employee, applicant for employment, or volunteer on the basis of race, religious creed, color, national origin, ancestry, physical or mental disability, marital status, pregnancy, sex, age, sexual orientation or other prohibited basis. (b) Consistent with CITY’s policy that harassment and discrimination are unacceptable employer/employee conduct, CONSULTANT agrees that harassment or discrimination directed toward a job applicant, a City employee, or a citizen by CONSULTANT or CONSULTANT’s employee or subcontractor on the basis of race, religious creed, color, national origin, ancestry, physical or mental disability, marital status, pregnancy, sex, age, sexual orientation or other prohibited basis will not be tolerated. CONSULTANT agrees that any and all violation of this provision shall constitute a material breach of the Agreement.

10. INDEMNIFICATION
To the fullest extent permitted by law, Consultant shall indemnify, defend, and hold harmless Agency and any and all of its officials, employees, agents, and volunteers (“Indemnified Parties”) from and against any and all claims, losses, liabilities, damages, costs, and expenses, including attorney’s fees and costs, to the extent they arise out of, pertain to or relate to the negligence, recklessness, or willful misconduct of the Consultant.

Consultant’s duty to defend shall consist of reimbursement of defense costs incurred by Agency in direct proportion to the Consultant’s proportionate percentage of fault.

Consultant’s percentage of fault, for both indemnity and defense, shall be determined, as applicable, by a court of law, jury, or arbitrator. In the event any loss, liability, or damage is incurred by way of settlement or resolution without a court, jury or arbitrator having made a determination of the Consultant’s percentage of fault, and the parties cannot mutually agree on Consultant’s percentage of fault, the parties agree to mediation with a neutral third-party to determine the Consultant’s proportionate percentage of fault for purposes of determining the amount of indemnity and defense cost reimbursement owed to the Agency.

11. LEGAL RESPONSIBILITIES
The CONSULTANT shall keep informed of state and federal laws and regulations which in any manner affect those employed by it or in any way affect the performance of services pursuant to this Agreement. The CONSULTANT shall at all times observe and comply with all such laws and regulations. The CITY, and its officers and employees, shall not be liable at law or in equity occasioned by failure of the CONSULTANT to comply with this Section.

12. INSURANCE
(a) Required Coverage. Without limiting CONSULTANT's indemnification, it is agreed that CONSULTANT shall maintain in force at all times during the term of this Agreement the following types of insurance providing coverage on an "occurrence" basis. 5 Said insurance, with the exception of Worker’s Compensation and Errors & Omissions Liability, shall name the CITY as additional insureds and evidence of said insurance shall be delivered to CITY in certificate and endorsement forms acceptable to the CITY prior to execution of this Agreement.
☒ Commercial general liability and property damage insurance. Coverage:
$1,000,000 per occurrence. The general aggregate limit shall be twice the required occurrence limit.
☒ Automobile liability insurance. Consultant shall maintain automobile insurance at least as broad as Insurance Services Office form CA 00 01 covering bodily injury and property damage for all activities of the Consultant arising out of or in connection with Work to be performed under this Agreement, including coverage for any owned, hired, non-owned, or rented vehicles, in an amount not less than 1,000,000 combined single limit for each accident. ☒ Worker’s Compensation insurance to cover its employees as required by the Labor Code of the State of California. CONSULTANT’s worker’s compensation insurance shall include the following language: “All rights of subrogation are hereby waived against the CITY, its officers and employees when acting within the scope of their appointment or employment.” In the event any class of employees engaged in hazardous work under this Agreement is not protected under Workers’ Compensation Statutes, the CONSULTANT shall provide adequate and suitable insurance for the protection of its employees not otherwise protected. ☒ E&O/ Professional’s Liability, errors and omissions liability insurance appropriate to the CONSULTANT’s profession. Coverage: $1,000,000 per Claim. (b) General Provisions.
(i) CONSULTANT shall obtain insurance acceptable to the CITY in a company or companies admitted in California and with a Best rating of no less than A VII or as acceptable to the CITY. The endorsements, naming the CITY as an additional insured, are to be signed by a person authorized by CONSULTANT’s insurer to bind coverage on its behalf.
(ii) It shall be a requirement under this contract that any available insurance proceeds broader than or in excess of the specified minimum insurance coverage requirements and/or limits shall be available to the Additional Insured.

Furthermore, the requirements for coverage and limits shall be (1) the broader coverage and maximum limits specified in this contract; or (2) the broader coverage and maximum limits of coverage of any insurance policy or proceeds available to the named insured; whichever is greater.
(iii) The limits of insurance required in the Agreement may be satisfied by a combination of primary and umbrella or excess insurance. Any umbrella or excess insurance shall contain or be endorsed to contain a provision that such 6 coverage shall also apply on a primary and non-contributory basis for the benefit of the CITY (if agreed to in a written contract) before the CITY’s own insurance or self-insurance shall be called upon to protect it as a named insured. (iv) Any failure to comply with reporting provisions of the policies shall not affect coverage provided to the CITY, its elected or appointed officers, officials, employees, agents or volunteers.
(v) The insurance provided by these policies shall not be suspended, voided, canceled, or reduced in coverage or in limits except after thirty days written notice has been received by the CITY.
(c) Additional Insured. The CITY will be named as an additional insured for all liability arising out of the operations by or on behalf of the named insured, and this policy protects the additional insured, its officers, agents and employees against liability for personal and bodily injuries, deaths or property damage or destruction arising in any respect, directly or indirectly, in the performance of the contract. (i) Each such policy shall be endorsed with the following language:

The City of Paramount, its elected or appointed officers, officials, employees and volunteers are included as insureds with regard to damages and defense of claims arising from: (a) activities performed by or on behalf of the Named Insured, including the insured's general supervision of the Named Insured, (b) products and completed operations of the Named Insured, or (c) premises owned, leased or used by the Named Insured.
(ii) This policy shall be considered primary insurance as respects the CITY, its elected or appointed officers, officials, employees, agents and volunteers. Any insurance maintained by the CITY, including any self-insured retention the City may have, shall be considered excess insurance only and shall not contribute with it.
(iii) The inclusion of more than one insured shall not operate to impair the rights of one insured against another insured, and the coverages afforded shall apply as though separate policies had been issued to each insured. (iv) The Additional Insured coverage under the CONSULTANT’s policy shall be primary and non-contributory and will not seek contribution from the CITY’s insurance or self-insurance and shall be at least as broad as CG 20 01 04

13. (d) Deductibles and Self-Insured Retentions. All self-insured retentions (SIR) must be disclosed to the CITY’s Risk Management for approval and shall not reduce the limits of liability. At the option of CITY, either: the insurer shall reduce or eliminate such deductibles or self-insurance retention as respects the CITY, its officers, officials, agents, employees and volunteers; or CONSULTANT shall procure a bond guaranteeing payment of losses and related investigations, claim administration and defense expenses. 7 Policies containing any self-insured (SIR) provision shall provide or be endorsed to provide that the SIR may be satisfied by either the named insured or the CITY. The CITY reserves the right to obtain a full certified copy of any insurance policy and endorsements.

Failure to exercise this right shall not constitute a waiver of the right to exercise later.

Claims-made limitations. The following provisions shall apply if any of the required policies are written on a claims-made basis:
a. The Retroactive Date of the policy must be shown and must be before the date of the Agreement or the beginning of the contracted work.
b. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of the Agreement or the work. c. If coverage is canceled or not renewed and it is not replaced with another claimsmade policy form with a Retroactive Date that precedes the date of this Agreement, Consultant must provide extended reporting coverage for a minimum of five (5) years after completion of the Agreement or the work. The Public Agency shall have the right to exercise, at the Consultant's sole cost and expense, any extended reporting provisions of the policy, if the Consultant cancels or does not renew the coverage.
d. A copy of the claim reporting requirements must be submitted to the City prior to the commencement of any work under this Agreement.

13. NOTICES
Any notices which either party may desire to give to the other party under this Agreement must be in writing and may be given either by:
(i) personal service,
(ii) delivery by a reputable document delivery service (e.g., Federal Express), which provides a receipt showing date and time of delivery, or (iii) United States mail, certified mail, postage prepaid, return receipt requested, addressed to the party as set forth below or at any other address as that party may later designate by notice:

To CITY: City of Paramount
16400 Colorado Blvd
Paramount, CA 90723
To CONSULTANT: Psomas
865 S. Figueroa St., Suite 3200
Los Angeles, CA 90017
8 14. ASSIGNMENT
(a) CONSULTANT shall not assign the performance of this Agreement, nor any part thereof, nor any monies due hereunder, without prior written consent of the CITY.

Due to the personal nature of the services to be rendered pursuant to this Agreement, only CONSULTANT shall perform the services described in this Agreement. (b) CONSULTANT may use assistants, under CONSULTANT’s direct supervision, to perform some of the services under this Agreement. CONSULTANT hereby agrees to be solely responsible for any assistant used under this Agreement and each assistant is bound by the terms of this Agreement. CONSULTANT shall have each assistant confirm in writing they are familiar with the terms of this Agreement and agrees to be bound by the terms and conditions set forth herein.

15. PERMITS AND LICENSES
CONSULTANT will obtain and maintain during the term of this Agreement all necessary permits, licenses, and certificates that may be required in connection with the performance of services under this Agreement.

16. CITY BUSINESS LICENSE
In addition to any other permits or licenses, CONSULTANT shall obtain, maintain and comply with the requirements for a current City business license during the term of this Agreement.

17. GOVERNING LAW
The CITY and CONSULTANT understand and agree that the laws of the State of California shall govern the rights, obligations, duties, and liabilities of the parties to this Agreement and also govern the interpretation of this Agreement. Any litigation concerning this Agreement shall take place in the municipal, superior, or federal district court with jurisdiction over the CITY.

18. ENTIRE AGREEMENT
This Agreement contains the entire understanding between the parties relating to the obligations of the parties described in this Agreement. All prior or contemporaneous agreement, understandings, representations, and statements, oral or written, are merged into this Agreement and shall be of no further independent force or effect. Each party is entering into this Agreement based solely upon the representations set forth herein and upon each party's own independent investigation of any and all facts such party deems material.

19. SEVERABILITY
Any part, provision, or representation of this Agreement or any of its exhibits, 9 including, but not limited to Exhibit “A” and Exhibit “B”, which is prohibited or which is held to be void or unenforceable by a court of competent jurisdiction, shall be ineffective to the extent of such prohibition or unenforceability without invalidating the remaining provisions hereof.

20. AUTHORITY TO EXECUTE THIS AGREEMENT
The person or persons executing this Agreement on behalf of CONSULTANT warrants and represents that it has the authority to execute this Agreement on behalf of the CONSULTANT and has the authority to bind CONSULTANT to the performance of its obligations hereunder.

21. This Agreement shall be deemed to have been executed and entered into in the City of Paramount, County of Los Angeles, and State of California.

SIGNATURES ON FOLLOWING PAGE
10 IN WITNESS WHEREOF, the undersigned execute this Agreement on the date first written above.

PSOMAS
By: ________________________
Arief Naftali

VICE PRESIDENT

CITY OF PARAMOUNT
A Municipal Corporation
By: _______________________
Annette C. Delgadillo
MAYOR
ATTEST:
_______________________________
Heidi Luce

CITY CLERK
APPROVED AS TO FORM:
________________________
Elizabeth Martyn

INTERIM CITY ATTORNEY
11 EXHIBIT A

Project Fee (Rev 1)
Phase 1 of
West Paramount Utility
Easement Multi-Use Path, Paramount
Updated on August 19, 2024
No. Sheets
Principal In Charge
QA \ QC Manager
Project Manager
Project Engineer
Staff Engineer
Project Assistant
Total
Hours
Direct Labor
Subtotal
PSOMAS
Survey
PSOMAS
Environmental or
Structures
KTUA
Monument
(DBE)
Diaz Yourman
(DBE)
Total Cost
$280 $280 $190 $150 $135
Task 1 - PROJECT APPROVAL & ENVIRONMENTAL DOCUMENT

1.1 Project Management and Administration (PA&ED) 18 36 54 $ 9,900 $ 9,900 Reimbursable Expenses $ 100 $ 100
Subtotal - PROJECT APPROVAL & ENVIRONMENTAL 18 36 54 $ 10,000 $ - $ - $ - $ - $ - $ 10,000 Task 2 - PS&E

2.1 Quality Assurance and Quality Control (Plan) 12 8 4 24 $ 6,140 $ 6,140

2.2 Project Schedule 12 4 16 $ 3,900 $ 3,900

2.3 Project Meetings (including kick-off) per Scope of Work 8 42 42 28 120 $ 26,180 $ 2,125 $ 28,305

2.4 Review of Background and Available Planning Documents 2 8 8 18 $ 3,280 $ 4,215 $ 7,495

2.5 Design Survey 2 8 8 18 $ 3,280 $ 95,960 $ 99,240

2.6 Utility Research, Outreach, and Coordination 4 16 16 4 40 $ 7,100 $ 28,970 $ 36,070

2.7 Outside Agency Coordination 2 24 16 8 50 $ 10,760 $ 10,760

2.8 Geotechnical and Pavement Investigation 4 8 12 $ 2,640 $ 44,296 $ 46,936

2.9 Hydrology and Hydraulic Analysis 16 40 40 8 104 $ 19,160 $ 19,160

2.10 Prepare Base Plan and Other Base Work 4 8 32 36 2 82 $ 15,110 $ 5,050 $ 20,160

2.11 Design Alternatives & Preliminary Estimates 2 8 40 20 8 78 $ 14,480 $ 14,480

2.12 Landscape Concept Plan 4 2 6 12 $ 2,400 $ 9,650 $ 12,050

2.13 CEQA Documentation 8 40 2 50 $ 10,110 $ 5,946 $ 16,056

2.14 SUSMP/LID Plan 4 20 40 64 4 132 $ 24,460 $ 24,460
Quality Control & Peer Review 40 40 $ 11,200 $ 11,200

2.15 65% Construction Plans: 76
Title Sheet (1 sheet) 1 2 4 8 14 $ 2,520 $ 2,520
Key Map/General Notes/Construction Notes (2 sheets) 2 4 12 20 36 $ 6,400 $ 6,400 Typical Sections (1 sheet) 1 16 8 24 $ 4,240 $ 4,240
Demolition Plans (1"=20') 6 8 16 40 64 $ 11,280 $ 11,280 Bikeway Plans, Profiles (1"=20') 12 24 144 240 408 $ 70,080 $ 70,080 Construction Details (1"=20') 2 4 16 24 44 $ 7,760 $ 7,760 Miscellaneous Gate/Fence Modifications 2 4 12 16 $ 2,920 $ 8,470 $ 11,390 Stage Construction Plans (2 set-ups, 1"=40') 2 2 6 16 24 $ 4,100 $ 4,100 Traffic Signal/Crossing Plans (1"=20') 2 8 36 80 124 $ 21,080 $ 21,080 Signing and Striping Plans (1"=40') 5 4 16 40 60 $ 10,160 $ 10,160 Lighting Plans (1"=40, 6 sheets) 6 8 16 28 52 $ 9,480 $ 9,480 Landscape Plans (1"=20' to include details) 15 2 4 4 10 $ 1,920 $ 10,555 $ 12,475 Irrigation Plans (1"=20' to include details) 20 2 4 4 10 $ 1,920 $ 8,955 $ 10,875

2.16 Traffic Management Plan (TMP) 8 16 24 $ 5,280 $ 5,280

2.17 65% Opinion of Probable Costs (Estimates) 4 16 20 4 44 $ 7,700 $ 7,700

2.18 65% Specifications 16 8 4 28 $ 6,540 $ 6,540
Quality Control and Peer Review 40 40 $ 11,200 $ 11,200

2.19 90% Plans 40 120 150 310 $ 56,500 $ 3,810 $ 21,953 $ 82,263

2.20 90% Estimates and Specifications 24 16 16 56 $ 12,160 $ 12,160 Quality Control and Peer Review 32 32 $ 8,960 $ 8,960

2.21 100% Plans 32 84 120 236 $ 42,920 $ 3,810 $ 17,962 $ 64,692

2.22 100% Estimates and Specifications 6 6 6 18 $ 3,720 $ 3,720 Quality Control and Peer Review 24 24 $ 6,720 $ 6,720
Reimbursable Expenses $ 2,000 $ 2,000
Subtotal - PS&E 168 364 832 1,078 52 2,494 $ 477,760 $ 95,960 $ 27,086 $ 75,415 $ 28,970 $ 44,296 $ 749,487 Task 3 - RIGHT OF WAY

3.1 Outside Agency Rights of Entry Permits (SCE) $ - $ 6,100 $ 6,100

3.2 Right of Way Engineering and Coordination $ - $ 8,900 $ 8,900 Reimbursable Expenses $ -
SubTotal - RIGHT OF WAY - $ - $ 8,900 $ - $ - $ 6,100 $ - $ 15,000 Task 4 - CONSTRUCTION TECHNICAL SUPPORT

4.1 Attend Pre-Bid Meeting 4 4 8 $ 1,880 $ 145 $ 2,025

4.2 Response to Questions and Inquiry During Bidding 8 10 18 $ 4,140 $ 975 $ 540 $ 5,655

4.3 Response to RFIs and Submittals
(total of five (5) each or a total of 10 are assumed)
(No site observations are currently assumed)
24 16 4 44 10,300$ 975$ 4,060$ 15,335$

4.4 Final Landscape Punch Walks and reports (3 total) $ 5,880 $ 5,880

4.5 Composition of As-Built Drawings & Final Punch Walks 8 16 80 104 $ 17,280 $ 895 $ 3,330 $ 21,505 Reimbursable Expenses $ 500 $ 500 $ 1,000
SubTotal - CONSTRUCTION TECHNICAL SUPPORT 44 46 80 4 174 $ 34,100 $ - $ 2,845 $ 14,455 $ - $ - $ 51,400 PROJECT TOTAL = 168 426 878 1,158 92 2,722 521,860$ 104,860$ 29,931$ 89,870$ 35,070$ 44,296$ 825,887$ STAFF UTILIZATION = 6% 16% 32% 43% 3%
Description
Consultant Services