Planning Commission
September 14, 2022
Planning Commission
Planning Division Staff Report
DATE: September 14, 2022
TO: Chairperson and Members of the Planning Commission
FROM: Planning Division
REQUEST: Major Site Development Permit ( MAJSDP 16973 -2021) and Four Conditional Use Permits: CUP 16969-2021, CUP 16970-2021, CUP 16972- 2021, and CUP 17042-2021.
A request to develop a 2.31 acre site with a convenience store in conjunction with a new gas station, restaurant with a drive -thru, a drive-thru carwash and an office building, with on-sale and off-sale alcohol. The property is located in the Regional Activity Center (R -C) Segment of the Phillips Ranch Specific Plan (PRSP).
EXECUTIVE SUMMARY
The applicant is requesting approval to develop one of the remaining vacant lots in the Pomona Ran ch Plaza located next to the Sonic Drive -In restaurant. The project scope includes a new convenience store in conjunction with a new gas station, attached restaurant with a drive -thru, a detached drive-thru carwash and a detached office building. Associated on-site improvements include utilities, landscaping, parking, trash enclosure and lighting.
The overall project will require the approval of four Conditional Use Permits and a Major Site Development Permit. In addition to the Major Site Development Perm it for new construction of the structures, t he applicant has concurrently submitted Conditional Use Permit applications for: 1) A gas station, 2) a drive -thru car wash, 3) to allow the sale of alcoholic beverages (On-Sale General – Eating Place – Type 47 ABC License) for on-site consumption in conjunction with the new restaurant, and 4) to allow the sale of alcoholic beverages (Off - Sale Beer & Wine – Type 20 ABC License) for off -site consumption in conjunction with the new convenience store.
The City has d etermined that the project is consistent with the Phillips Ranch Specific Plan Amendment and Pomona Zoning Ordinance . The proposed project is consistent with the place type and transect zone designations contained in the City’s General Plan . The City has prepared a checklist analysis to determine whether there are project specific significant effects that are peculiar to the project or to the site in compliance with CEQA Section 15183 - Projects Consistent with a Communi ty Plan, General Plan or Zoning, and determined that there are no project specific significant effects peculiar to the project and that it is consistent with the 2014 Pomona General Plan Environmental Impact Report, therefore no further environmental review is required.
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Attachment No. 2
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Staff Recommendation
Staff recommends that the Planning Commission move to close the public hearing and approve the r equest per Staff’s recommendation as presented in Draft Resolution s (Attachments 1-5).
Property Details
Related Actions
Historic
Preservation
N/A
Code
Enforcement
N/A
Building &
Safety
N/A
Planning Pre-Application (PREAPP 15841 -2021). Pre-application to review the development of a large convenience store building (approx. between 3,500-4,000 SF in size), the construction of a large gas canopy and fuel islands, between 6 -8 fuel dispensers, and a drive th ru car wash building.
The project will also include a request for 24/7 operations and the sale of beer and wine through a Type-20 ABC license approval.
Location of Request (Sections A-C)
A. General Location
The site is located off Rio Rancho Road just southwest of State Route 71 within the Phillips Ranch Specific Plan Area (PRSP) . The s ite is generally surrounded by a S onic Drive -In restaurant to the immediate west and single-family residential farther to the west across Rio Address 42 Rio Rancho Road
Assessor’s Parcel Number (APN) 8708-028-010
Lot Size +/- 2.3 acres
General Plan Place Type Activity Center
General Plan Transect Zone T-6B: 6 floors max.
Zoning District Regional Activity Center (R-C)
Historic District N/A
Specific Plan Phillips Ranch Specific Plan (PRSP)
City Council District District 5 – Steve Lustro
Applicant Karl Huy for DC Fuels
Property Owner RIO RANCHO ARGYLE LLC
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Rancho Road; Walmart store t o the southeast; and Pomona Pizza Company and retail/restaurants to the southwest.
Figure 1. General Location
B. Adjacent Land Uses & Current Zoning
The parcel is located withi n the Regional Activity Center (R -C) Segment of the PRSP and is surrounded by Regional Commercial (R-C) Zoning to the south, Transit Oriented District (TOD) zoning to the east, Single Family Residential (SFR) Zoning to the west, and Highway Commercial (C-4) Zoning to the north beyond the State Route 71 . In addition, the shopping center is within the SB330 overlay.
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Figure 2. Zoning
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
C. General Plan Land Use
The Pomona General Plan iden tifies the location as part of “Activity Center” which will support a wide range of retail and other complementary uses. Of major land uses in the City, retail use takes up the smallest land area but is the essential ingredient in creating activity, image, and value for City neighborhoods , according to the Pomona General Plan . Due to their geographic location, visibili ty, access, and existing conditions, different activity centers in the City will play d ifferent roles in establishing the healthy distribution of retail activity essential to Pomona’s integrated economy.
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Figure 3. General Plan Land Use
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Request Details (Sections A-J)
Karl Huy, for DC Fuel s Inc, is requesting approval to develop the subject site with a convenience store in conjunction with a new gas station, restaurant with a drive -thru, a drive-thru carwash and an of fice building. DC Fuels is an Owner/Operator of gasoline stations, convenience stores, and express car washes throughout Southern California.
A. Access
Street access for the subject property is through Rio Rancho Road. There are two access points off Rio Rancho Road —one via a private driveway and a secondary access point through Rancho Camino Drive. In addition, the site can be accessed throughout the shopping center via private driveways.
B. Easement Restrictions
As depicted in Figure 4, t here are three ea sements on the property which includes a storm drain utilities easement (shown in yellow), a Southern California Edison easement (shown in blue) and three property owner restriction easements (shown in magenta) that are recorded in the Conditions, Covenants and Restrictions (CC&Rs) for the shopping center . The developer cannot build upon these areas of the site which have been identified by the property owner as a driveway that is to be shared by Sonic, a row of 15 parking spaces that Walmart utilizes, and an access easement that is utilized by Walmart’s freight trucks which use that area as back up space t o and from their shipping docks. The easement/site restriction is included as Attachment 6.
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Figure 4. Easements/Site Restrictions
C. Gas station with Convenience Store
The scope of work includes the construction of a gas station use which will include a 4,600 square foot canopy with eight fuel dispensers and a 2,977 square foot convenience store building. The number of employees will range between 2 to 4 employees per shift and 24/7 operations is proposed as part of the convenience store. Food, beverage and convenience items that will be sold in the convenience store will vary depending on the prevailing customer buying patterns and the season of the y ear. Deliveries to the convenience store will be scheduled during off peak periods, during the early morning (7:00 am to 10:00 am) , and afternoon (12:30 pm to 3:30 pm) . Due to the numerous diverse types of products to be sold in the convenience store it is anticipated that deliveries to the convenience store may occur up to six times a week. The deliveries will be made at the front of the store, within a designated loading parking space show below in Figure 5 . The full set of plans and project description is included in Attachment 7.
Figure 5. Partial Site Plan
SONIC
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
D. Restaurant
The scope of work also includes the construction of a 3,366 square foot Mexican fast food restaurant building which will be attached to the convenience store building. The hours of operation for the restaurant will be from 9:00 a.m. to 10:00 p.m. daily and will have 8 to 12 employees per shift. Similarly with the convenience store deliveries, the restaurant deliveries will also be scheduled during off peak periods (7:00 am to 10:00 am , 12:30 pm to 3:30 pm). Due to the need to provide fresh food products in the restaurant , deliveries are anticipated up to six times a week. The restaurant will also include a drive-thru lane which will wrap around the convenience store building. This driv e-thru lane has stacking space for 11 vehicles, five of which will be behind the menu board.
E. Drive-thru Carwash
A new 2,638 square foot drive through car wash is also proposed in the northern portion of the property. The drive -thru carwash will feature a double lane drive -thru that will meet at the point of sale booths highlighted in yellow in Figure 6. This double drive-thru entrance has sufficient stacking spaces for 10 vehicles. Once the customer pays, they will proceed with driving into the single lane drive-thru that wraps around into carwash tunnel. There is a 12 - foot exit driveway to the west of the site that can be used as a bypass exit. The number of employees per use will range from 2 to 4 employees per shift and the hours of operation will be Monday through Sunday from 7:00 a.m. to 8:00 p.m.
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Figure 6. Enlarged Carwash Plan
F. Office Building
The last component of the scope of work consists of a 2,610 square- foot office building that will be used by the owner/operator, DC Fuels. The total number of employees will range from 6 to 8 employees and the hours of operation will be Monday through Friday from 7:00 a.m. to 6:00 p.m.
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Figure 7. Office Site Plan
G. Circulation
There is a shared driveway that will be utilized by both Sonic a nd the proposed project that will primarily be used for the office building and Sonic Drive -In. The 30 -foot driveway to the east of the site will be primarily used by the restaurant, convenience store and drive -thru carwash patrons. In addition, there is a contiguous, unobstructed pedestrian walkway that leads pedestrians throughout the site, from the office building to the EV charging stations.
H. ABC License Requests
The applicant is requesting a Type 41 – “On-sale Beer & Wine – Eating Place” license in conjunction with a new restaurant and a Type 20 – “Off-Sale Beer & Wine” license in conjunction with the conveni ence store. Figure 8 below displays the proposed layout of the new restaurant and convenience store. The restaurant will only have one alcohol st orage area which will only be accessible by the employees and is circled in red. There will be two cooler fridge locations for the convenience store that will display beer and wine which are highlighted in grey and are accessible to the customers. There is an additional storage not accessible to the public circled in red. As mentioned previously, the applicant is requesting 24/7 operations as part of the convenience store.
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Figure 8. Alcohol Display Areas
I. Architecture & Materials
The design of the building will be of a modern design consisting of various notches or “towers” and the use of different materials that break up the massing of the building and provides visual interest (Attachment 8). The approximate building height is 27’6” from t he top of the tower and the exterior would consist of smooth stucco with a painted finish, large glass windows, standing seam metal awnings, louvered awnings, light fixtures, porcelain tile, stone veneer, wall mounted green screens and aluminum canopies . The exterior colors are warm earth-tones (Attachment 9).
Convenience Store Restaurant
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Figure 9. Proposed Elevations.
J. Landscaping
Various trees, plants and shrubs are proposed to be installed throughout the site and each building will have a green screen with vines. Tw o additional green screens will be installed along the west side of the restraint building adjacent to the outdoor seating area and next to the electric vehicle charging stations located directly to the east of the site. The PZO requires a minimum of 15% of the lot to be landscaped, exclusive of the parking lot area. The project proposes 21,241 square feet of landscaping throughout th e site, or 24% . Overall, the amount of landscaping and additional green screens will screen the fuel canopies from Rio Rancho Road, screen the parking areas and will enhance the blank building walls.
Applicable Code Sections
The applicable code sections for the project include PZO Section .5809.4 which establishes criteria for approval of a Conditional Use Permit for the off -sale of alcoholic beverages ; and Section 3.0, Table 3.1-1 (Development Standards) of the PRSP which requires a Conditional Use Permit for Alcohol Sales and Gas Stations. Drive -thru carwashes are not an explicitly listed as a permitted or conditionally per mitted use in the PRSP, therefore the Development Services Director may determine whether the use meets the purpose and intent of this Plan.
Since the base code identifies drive-thru carwashes as a conditionally permitted in C-4 Zone, the Development Services Director made the interpretation that that drive-thru carwashes would be conditionally permitted in the Regional Activity Center (R -C) segment of the PRSP.
Lastly, Section 1.2.2.1, Table 1.3 -1 requires a Major Site Development Permit for any new buildings.
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Code Compliance
Staff has determined t hat the proposed site design meets the standards of the R-C designation of the PRSP or other applicable sections of the Pomona Zoning Ordinance. The proposed project was reviewed by all City departments and County of Los Angeles Fire Department Land Development Unit as part of the approval of the Conditional Use Permit s and Major Site Development Permit . The following analysis summarizes this compliance review by topic.
1. Alcohol
Alcohol Related Development Standards
Compliance with the Pomona Zoning Ordinance Section .5809.4 Off -Sale of Alcoholic Beverages development stand ards are provided below. Section .580.J of the PZO establishes criteria for approval of a Conditional Use Permit for the off -sale of alcoh olic beverages, as follows:
1) Off Street Parking: One parking space shall be provided for each 100 square feet of gross floor area for on-sale alcohol establishments.
2) Parking Lot: Parking lots, including landscaping and lighting, shall be installed and maintained per city standards.
3) Proximity: The proposed location shall be sufficiently removed from any existing residential development or zoning and any house of worship, school, park, or playground so as not to be detrimental to that use.
Proximity to Sensitive Uses
Pursuant to Zoning Ordinance Section .5809, the subject site should be “sufficiently removed” from sensitive uses so that the proposed off-sale alcohol sales will not be detrimental to these uses. Sensitive uses including, residential neigh borhoods, schools, houses of worship, and parks have been evaluated in the area. Table 1 demonstrates full compliance with all applicable requirements.
Table 1: Development Standards for Off-Sale Alcoholic Establishments
Standard Requirement Proposed Project Compliance
Determination
Off-Street Parking
1:100 sq. ft. of gross floor
area, or 2 spaces
Provided
Yes
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Parking Lot Standards
Parking lots,
including the landscaping
and lighting shall be installed
and maintained
in accordance with city
standards
Submitted
Yes
Proximity to Sensitive
Uses
The proposed location shall
be sufficiently removed from
any existing residential
development or zoning and
any religious facility, school,
park or playground so as not
to be detrimental to that use
SFR 135 feet away
Martin Luther King Park
0.8 miles away
Lexington Elementary
1.1. miles away,
God's Home Christian
Family Childcare /
Preschool, 2.2. miles
away.
Yes
ABC Alcohol License Data
The California State Department of Alcoholic Beverage Control (ABC) defines an “undue concentration” of alcohol establishments as either the number of existing off -sale licenses exceeds the threshold of available off -sale licenses in the respective census tract, or the crime-reporting district is locally designated a s “high crime.” The site is located within Census Tract 4033.18 which covers most of Phillips Ranch (Figure 9).
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Figure 10. Census Tracts
According to the guidelines established by ABC, a total of four off -sale licenses and six on- sale licenses are allowed in the Census Tract before the tract is deemed to have undue concentration (Table 2 ). Currently, there are two establishments with off -sale alcohol licenses; “Winco Foods” and “Walmart” for a Type 21 license. There are also two establishments with off -sale alcohol licenses; “Grand Buffet” and “Sushi & Ramen” for a Type 41 license. A Type 21 – “Off-Sale General” alcohol license authorizes the sale of beer, wine, and distilled spirits for consumption off the premises where sold and a Typ e 41 – “On- Sale Beer & Wine – Eating Place” alcohol license authorizes the sale of beer and wine for consumption on or off the premises where sold and must maintain suitable kitchen facilities, and must make actual and substantial sales of meals for consum ption on the premises. Minors are allowed on the premises for both licenses. The approval of these two licenses will not create an undue concentration in the number of alcohol licenses.
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Table 2: ABC Data
Police District Crime Data
The threshold for designating a “high crime” district was 99 crimes in 2021. The subject site is located in Police Reported District No. 73 , which recorded a total of 281 Part I Offenses and Part II Arrests. Therefore, there is an undue concentration of high crime in area. Table 2 shows the summery below. Staff also provided the PD crime stats for the adjacent Census Tract No. 4030; however, it should be noted that the State Route 71 acts as an edge and eac h census tract serves a different area of the City. The subject census tract caters to Phillips Ranch and the adjacent census tract has regional access and serves the south Pomona area.
Table 3: Police Reporting District Data (2021)
Census Tract Police Reporting District Part 1 & Part 2 Crimes
Subject Census Tract 4033.18
(Subject District)
73*
281
83*
255 Adjacent Census Tract 4030
*Indicates “High Crime” Reporting District
Public Convenience and necessity (PCN)
Because the respective poli ce reporting district is designated high -crime, there is an undue concentration of high crime in the area. Therefore, a finding of Public Convenience or Necessity (PCN) will be determined by ABC for the on-sale establishment (restaurant) prior to issuing t he license. In addition, a PCN will also be determined by the City Council in the case for the off-sale alcohol establishment (convenience store). In the present case, the addition of the two licenses for this census tract would not over concentrate the area, would be subject to ABC’s alcohol licensing protocol s and be subject to the City’s strict conditions of approval that include but are not limited to random minor decoy operations and for alcohol sales to end at 10:00 p.m. For these reasons, Staff does not find the issuance of these licenses in this area to be detrimental to nearby sensitive uses.
Census Tract 4033.18 Allowed Existing
Off-Sale 4 2
On-Sale 6 2
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
2. Service Station Standards
PZO Section .5804 establishes criteria for approval of a Conditional Use Permit for the gas stations, as follows:
1) Compatibility: The proposed business is compatible with existing com mercial development in the area. The site has been designed to complement the existing Pomona Ranch Plaza by its use of different materials, colors tower elements that break up the massing of the building.
2) Proximity: The proposed location is sufficiently removed from any existing or proposed residential development or zoning so as not to be detrimental to the residential area. However, in the case of any district which has been designated as freeway oriented, it shall be presumed that such use shall not be detrimental to the surrounding residential neighborhood unless such presumption is rebutted by clear and substan tial evidence to the contrary. The site is freeway oriented therefore is considered sufficiently removed
.
3) Compatibility: That the proposed building and site are adequate to accommodate the proposed use and that the design of the facility is such that a minimum of conflict will occur with adjoining uses. The site underwent a series of des ign iterations to ensure the site had sufficient circulation despite there being multiple uses on the site and site restrictions; and that the design of the building incorporated multiple design elements that broke up the massing of the buildings.
In addi tion, PZO Section .5804.D establishes development standards for gas station s outlined in Table 4. The project is in compliance with all applicable requirements.
Table 4: Development Standards for Gas Stations
Standard Requirement Proposed Project Compliance
Determination
Site Area
(Interior)
15,000 s.f minimum
2.31 acres
Yes
Size of Main
Building
1,000 s.f. minimum 2,977 s.f. Yes
Setbacks
Detached Canopies: Min.
5’ from PL
Gasoline Pumps: 12’
away from PL
Detached Canopies: 15’+
Gasoline Pumps: 28’+
Yes
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Driveways
Minimum 35’ wide
146’
Yes
Screening of
Restrooms
Screened from public
view
Restrooms located
inside store
Yes
Trash Areas Mini. 7’ by 10’ 16’ x 17’ Yes
Landscaping 5% landscaping 21,242 s.f. or 24% Yes
3. Phillips Ranch Specific Plan/PZO Compliance
A Compliance Summary with a detailed analysis of the project’s compliance with the applicable standards of the Regional Activity Center (R-C) Segment of the PRSP has been provided below.
Building Use
BUILDING USE
Development Standards: Zoning/Code
Requirements
Proposed Project Compliance
Determination
3.1 Building Use Regulations:
Retail Types Permitted:
Convenience Stores
Drive-thru
Conditionally Permitted:
Off-sale Alcohol
C-store w/alcohol CUP Required
Eating and Drinking
Establishments
Types Permitted: Drive-
thru Restaurants
Conditionally Permitted:
With Alcohol
Drive-thru
Restaurant
w/alcohol
CUP Required
Workplace Professional Services Office Compliant
Service Commercial &
Repair
Conditionally Permitted:
Gas Stations
Gas Station CUP Required
Drive-thru Carwash Silent in the PRSP.
Mechanical Carwashes
Conditionally Permitted in
the C-4 Zone
Drive-thru Carwash DS Director
Interpretation,
CUP Required
Building Scale
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
BUILDING SCALE
Development Standards: Zoning/Code
Requirements
Proposed Project Compliance
Determination
3.2 Building Scale Regulations
3.2.1 Building Height Min: 2 stories/24’
Max: 6 stories
27’6” Compliant
3.2.2 Special Building
Height Limits
Across the street
from housing
Plus 2 stories max Compliant
3.2.3 Building Length Max: 300’ C-store/Restaurant:
115’
Carwash: 84’
Office: 54’
Compliant
3.2.5 Building Massing:
Length(L):Height(H)
Min: 2L:3H
Max: 5L:2H
0.66 to 2.5
C-Store/Restaurant:
2.8 Carwash: 0.96
Office: 0. 67
Compliant
3.2.5.3 Massing Elements
1. Major Façade Offset
A major substantial vertical
plan break in a façade
The depth of a major
façade offset shall
be 5% of the width of
the largest adjacent
horizontal façade
segment
5% min Compliant
2. Notch
A substantial recess in a
facade
Width: 5 ft
Depth: 3 ft
Multiple notches with
minimum
requirements
Compliant
3. Façade Composition
Change
A substantial change in
architectural elements on
adjacent segments of an
otherwise flat faced. The
results is the impression of
separate volumes
Shall feature one of
the following:
Incorporate a
prominent central
feature or sub-
volume such as a
balcony,
bay window, porch,
or portico.
Feature changed
wall cladding
materials/colors
Feature changed
window pattern/form
Buildings have change
in material, colors, use
of awnings, and towers
Compliant
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Frontage & Building Placement
FRONTAGE & BUILDING PLACEMENT
Development Standards: Zoning/Code
Requirements
Proposed Project Compliance
Determination
3.3.1 Building Orientation to
Streets & Public Open Space
N/A Building not oriented
towards street
N/A
3.3.2 Private Frontage Types Types Permitted:
Shop-Front
Shop front Compliant
Setbacks:
3.3.3 Front Yard Min. 0’
Max. 10’
Primary building (C-
Store/Restaurant) is
not within the back of
sidewalk
N/A
3.3.4 Side Yard w/windows: 10’
or other buildings: 0’
30’+ Compliant
3.3.5 Rear Yard 10’ 10’+ Complaint
3.3.7 Frontage Coverage 50%
Not Applicable
N/A
3.3.8 Structure Separation Min: 20’
3.3.9 Build-to-Corner Required pursuant to
Section 3.3.9
Not Applicable
N/A
Parking
PARKING
Development Standards: Zoning/Code
Requirements
Proposed Project Compliance
Determination
3.6 Parking Regulations (Per 1,000 SQ.FT)
Convenience Uses 3 min/4 max
2,977 sf
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Eating & Drinking
Establishments
4 min/10 max
3,387 sf
Alcohol (Off-sale) 1:100 sf
140 sf
2 min
Workplace: Professional 2.5 min/3.5 max
2,610 sf
Total Required 32 min/55 max 39 spaces Complaint
Drive-thru Carwash None required 17 stalls N/A
Loading Zone (PZO) 1 min 1 Complaint
3.6.2 Parking Configuration/Orientation
Surface Parking Lot Rear A parking lot where a
building(s) is located
between the parking
lot and the street.
Rear parking lot
should be screened
from the street.
Surface parking lots
located behind office
building front Rio
Rancho and screened
Complaint
Architectural Regulations
Architectural Regulations
Development Standards: Zoning/Code
Requirements
Proposed Project Compliance
Determination
3.47.1 Façade Requirements
Facade Articulation
Elements Permitted articulation
elements:
Cornice
Canopy
Articulate Roof Eave
Mansard Roof
Parapet
Glazed Penthouse
Façade Offset
Parapet, awnings
and façade offsets
Complaint
Window Form A minimum of three (3)
inches of recess for
glazing
Conditioned*
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
42 Rio Rancho Road
Planning Commission
September 14, 2022
Expressed window
frames, sills, and lintels
should be used
Clear glass should be
used and reflective
glass should not be
used at vision panels
Mechanical Equipment
and Screening
Must be screened on all
sides, and integrated into
the overall building design.
Conditioned*
General Facade
Composition
Articulation and treatment
shall be applied on all
facades including side and
rear.
Articulation applied
on all facades
Complaint
Wall Cladding and
Materials Appropriate materials
are brick, concrete
block, site-cast block,
fiber
cement/compendious
siding, metal siding,
stucco. Wood, ceramic
tile, stone.
An anti-graffiti coating
should be applied at
the ground floor level
and wherever exposed.
Complaint
Additive Façade
Composition Elements* Storefront and window
awnings.
Window Awning
provided
Complaint
4. Design Iterations / Site Improvements
The site went through a series of iterations to ensure that the site had adequate circulation and queuing. Figure 11 depicts the initial iteration of the site plan.
The first iteration was flagged by Staff for the following deficiencies:
Over-parked, creating unnecessary dri ver/pedestrian and driver/use conflicts at multiple points on the site.
25 parking spaces shown in yellow (5 of which were carwash vacuum spaces) within the eastern planter area that would back into the 30 -foot drive isle located directly to the east of the drive-thru lane.
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
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Planning Commission
September 14, 2022
Drive-through lane for the restaurant had insufficient stacking capacity with seven staking spaces (highlighted in green)
Location of trash enclosure (highlighted in orange) not ideally situated and would pose additional circulation conflicts during trash pick-up days Property owner is restricted by easement and CC&R from relying upon the southeastern corner driveway near Wal -Mart, leaving a dead zone without landscaping improvements or surface improvements.
Lack of pedestrian connect ivity throughout the site, to allow for ease of pedestrian navigation from southwest corner of property to northeast corner of property. Lack of identifying feature at western edge of property along private driveway distinguishing gas station from sonic and other neighboring uses. Insufficient screening of outdoor dining area (shown in red) from drive-thru vehicles
The revised and final site plan depicted in Figure 12 reflects improved vehicular and pedestrian circulation, reduced vehicular parking spac es, improved landscaping and shade, updated architectural style, and better relationship between the various land use components on the property.
Staff has conditioned the project to 1) restrict the delivery times during their off peak hours for the conve nience store and restaurant; 2) restrict the 5 parking spaces located to the east of the menu board along the southern drive aisle to be marked with “Employee Parking Only” signs; 3) to design and provide an enhanced sidewalk treatment in front of the convenience store and restaurant building; and 4) to prohibit outdoor banners and flags.
Staff has also conditioned the project to 1) require the 17 vacuum parking spaces located directly to the south of the drive -thru carwash be designated only for the carwa sh; and 2) prohibit the use of the vacuum stations for outdoor carwash activity other than vacuuming.
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MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
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Planning Commission
September 14, 2022
Figure 11. First Iteration Site Plan
SONIC
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
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September 14, 2022
Figure 12. Revised Final Site Plan
K. General Plan Conformance
The project site is designated as General Plan Place Type Transit Oriented District Neighborhood, which contemplates commercial uses, as well as Transect Zones T6 -B, which allows up to six floors. The proposed use and building height is consistent with the sites’ designated General Plan Place Types and Transect Zones. The project is consistent with the following General Plan goals:
Goal 7A.G2: Promote a balanced mix of uses throughout the City that can be part of an integrated and sustainable local economy that supports harmonious diversity and economic prosperity.
Goal 6A.G2: Over time, concentrate retail investment in “activity centers” that provide a variety of shopping environments that conveniently serve the regional and local community.
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
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September 14, 2022
Goal 6A.G3: Improve the physical quality and shopping experience of existing and new activity centers throughout the City.
L. Environmental Review
Pursuant to the 2016 PRSP Amendment, subsequent development proposals within the Specific Plan Amend ment Area that are materially consistent with the 2016 SPA (CEQA Guidelines Section 15183), may through similar documentation, be determined to not result in new or substantively different, and may therefore not require further CEQA analysis. The City, in consultation with Eco Tierra Consulting, has prepared a checklist analysis which analyzed 20 topics to determine whether there are project specific significant effects that are peculiar to the project or to the site that were not identified in the 2014 Gen eral Plan EIR (Attachment 10). In accordance with CEQA Guidelines Section 15183, the Project qualifies for an exemption because the following findings can be made:
1. The Project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified.
The Project consists of commercial uses and does not propose additional development density or residential uses that would be in conflict with the Activity Center designation for which th e GPU EIR was certified (or Regional Activity Center Segment under the Phillips Ranch Specific Plan).
2. There are no Project specific effects which are peculiar to the Project or its site, and which the GPU EIR failed to analyze as significant effects.
The subject property is no different than other properties in the surrounding area, particularly in the Pomona Ranch Plaza, and there are no Project specific effects which are peculiar to the Project or its site. The Project Site is located in an area adjacent to similarly designated and zoned commercial property. The property does not support any peculiar environmental features, and the Project would not result in any peculiar effects. In addition, as explained further in the checklist analysis below, all Project impacts were adequately analyzed by the GPU EIR.
3. There are no potentially significant off -site and/or cumulative impacts which the GPU EIR failed to evaluate.
The proposed Project is consistent with the use characteristics and limitations of the development considered by the GPU EIR through the application of a Major Site Development Permit and would represent a small part of the growth that was forecasted for build-out of the General Plan. The GPU EIR considered the incremental impacts of the proposed Project, and as explained further in the MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
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checklist analysis below, no potentially significant off -site or cumulative impacts have been identified which were not previously evaluated.
4. There is no substantial new information which results in more severe impacts than anticipated by the GPU EIR.
As explained in the checklist analysis, no new information has been identified which would result in a determination of a more severe impact than what had been anticipated by the GPU EIR.
5. The Project would undertake feasible mitigation measures specified in the GPU EIR.
Mitigation measures identified in the GPU EIR were incorporated as policies in the adopted General Plan. The Project would not require any separate mitigation measures. Applicable mitigation woul d be implemented through compliance with General Plan policies, existing regulations and City programs and ordinances as part of the Project’s conditions of approval.
Public Communication
A copy of the public hearing notice was published in the Inland V alley Daily Bulletin on August 30, 2022 and was sent to the owners and occupants of properties within a 400 -foot radius of the subject site on September 1 , 2022 (Attachment 11). As of the date of this report, staff has not received any comments in support or opposition to the proposed project.
Attachments
1. Draft Resolution for MASDP 16973-2021
2. Draft Resolution for CUP 16969-2021
3. Draft Resolution for CUP 16970-2021
4. Draft Resolution for CUP 16972-2021
5. Draft Resolution for CUP 17042- 2021
6. Property Site Restrictions
7. Proposed Plans
8. Colored Elevation Renderings
9. Sample Material and Color Board
10. CEQA 15183 Exemption Checklist
11. Proof of Publication & Mailing
MAJSDP 16973-2021, CUP 16969-2021, CUP 16970-2021, CUP 16972-2021 & CUP 17042-2021.
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Planning Commission
September 14, 2022
Submitted by: Prepared by:
Ata Khan Lynda Ramos
Planning Manager Associate Planer
PC RESOLUTION NO. 22-026
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
POMONA, CALIFORNIA APPROVING A MAJOR SITE DEVELOPMENT
PERMIT (MAJSDP 16973-2021) TO DEVELOP A 2.32 ACRE SITE WITH A
CONVENIENCE STORE IN CONJUNCTION WITH A GAS STATION,
DRIVE THRU RESTAURANT, DRIVE THRU CARWASH AND AN OFFICE BUILDING AT 42 RIO RANCHO ROAD (8708-028-010).
WHEREAS, the applicant, Karl Huy, has filed an application for Major Site Development Permit (MAJSDP 16973-2021) to develop a 2.32 acre site with a convenience store in conjunction with a gas s tation, drive thru restaurant, mechanical carwash and an office building at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 16969-2021) to develop a gas station at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 16970-2021) to develop a mechanical carwash at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 17042 -2021) to allow the sale of alcoholic beverages (On -Sale General – Eating Place – Type 47 ABC License) for on-site consumption in conjunction with a restaurant at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 16972-2021) to allow the sale of alcoholic beverages (Off-Sale Beer & Wine – Type 20 ABC License) for off -site consumption in conjunction with a new convenience sto re to be located at 42 Rio Rancho Road;
WHEREAS, the subject site is currently located within the Regional Activity Center Segment of the Philips Ranch Specific Plan;
WHEREAS, pursuant to the Phillips Ranch Specific Plan (PRSP), Conditional Use Permits shall be reviewed and approved by the Planning Commission;
WHEREAS, the Planning Commission, after giving notice thereof as required by law, held a public hearing on September 14, 2022 concerning the requested Major Site Development Permit (MAJSP 16973-2021); and
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WHEREAS, the Planning Commission has carefully considered pertinent testimony, the recommendation of the Planning Division staff and the staff report offered in the case as presented at said noticed public hearing.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Pomona, California:
SECTION 1. The Planning Commission exercising their independent judgment has determined that pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA), the project is Categorically Exempt under Section 15183, (Projects Consistent with a Community Plan, General Plan, or Zoning ) in that Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to wildfire have been identified as a result of the Project or its site; there are no potentially significant impacts to wildfire that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a wildfire impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to wildfire found all impacts to be less than significant with no mitigation measures required.
SECTION 2. If any part, provision, or section of this resolution is determined by a court or other legal authority with jurisdiction over the subject matter of this resolution to be unenforceable or invalid, the remainder of the entirety of this resolution shall not be affected and shall continue in full force and effect. To this end, the provisions of this resolution are severable.
SECTION 3. In accordance with Sections .580.B, of the Pomona Zoning Ordinance (PZO), the Planning Commission must make findings in order to approve Major Site Development Permit (MAJSDP 16973-2021). Based on consideration of the whole record before it, including but not limited to, the staff report, public testimony received at the public hearing on this matter, and evidence made part of the public record, the Planning Commission hereby finds as follows:
1. The project is consistent with the City ’s General Plan and all applicable requirements of the Pomona City Code.
The project is consistent with the City’ General Plan General Plan and applicable requirements of the Pomona City Code of the City in that the site has been designed in a manner to promoted activity and the wide range of uses will add to the mix of services provided at the shopping center. Therefore, the project is consistent with the intent of the General Plan’s Activity Center place type. Furthermore, the prop osed use is consistent with the following General Plan goals:
Goal 7A.G2: Promote a balanced mix of uses throughout the City that can be part of an integrated and sustainable local economy tha t supports harmonious diversity and Draft PC Resolution No. 22-026
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economic prosperity.
Goal 6A.G2: Over time, concentrate retail investment in “activity centers” that provide a variety of shopping environments that conv eniently serve the regional and local community.
Goal 6A.G3: Improve the physical quality and shopping experience of existing and new activity centers throughout the City.
2. The project will not be detrimental to the general welfare of persons working or residing in the vicinity nor detrimental to the value of the property and improvements in the neighborhood.
The proposed development will be a compatible with the existing commercial retail and office development surrounding the project site. The proposed project will have a positive effect on the existing uses by improving the aesthetics, safety, and overall functionality of the site by providing a high-quality design project that is consistent with the surrounding development. The site design of the project underwent a series of iterations to ensure pedestrians have clear path of travels throughout the site and no queuing/circulation issues occur during peak hour use. As such, the u se will not be detrimental the value of the property and improvements in the neighborhood.
3. The project complies with the applicable provisions of the SPA and other applicable regulations.
The proposed development is consistent with the surrounding commercial development as well as future development envisioned as part of the Regional Activity Center land use designation of the Phillips Ranch Specific Plan. Additionally, the project is proposing site improvements on vacant land that will create an aesthetically pleasing development that is compatible with the surrounding development. Based on these factors, staff believes the proposed project is consistent with the Phillips Ranch Specific Plan.
SECTION 4. Based upon the above findings, the Planning Commission hereby approves MAJSDP 16973-2021 subject to compliance with all applicable laws and ordinances of the City as well as the addition of the following conditions, violations of which (or failure to complete any of which) shall constitute grounds for revocation of the entitlement or any portion thereof:
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PLANNING DIVISION
General Conditions
1. The subject property shall be developed and/or used in a manner consistent with the project plans reviewed and approved by the Planning Commission on September 14, 2022, and as illustrated in the stamped approved plans dated September 14, 2022. Any major modifications to the approved project plans shall be reviewed and approved by the Planning Commission as part of a modification to the approved plans. Any minor modifications that do not affect the overall intent of the approved project, may be reviewed and approved by the Planning Division Manager.
2. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, law suits, writs of mandamus, and other actions and proceedings (whether legal, equi table, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures), (collectively "Actions"), brought against the City, and/or an y of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the any action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project, whether such Actions are brought under the California Environmental Quality Act, the Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a court of competent jurisdiction. It is express ly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense.
City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action.
3. In case of a violation of any of the conditions of approval and/or City law, the property owner and tenant will be issued a Notice of Correction. If said violation is not remedied within a reasonable period of time and/or a subsequent violations of the co nditions of approval and/or City law occurs within ninety (90) days of any Notice of Correction, the property owner shall be held responsible to reimburse the City for all staff time directly attributable to enforcement of the conditions of approval and/or City law,
4. The project is subject to a twenty (20) day appeal period. Written appeals may be filed with the City Clerk within twenty (20) days by one or more City Council members, the Draft PC Resolution No. 22-026
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applicant, or any person owning property within four hundred (400) fee t of the exterior boundary of the applicant’s property. The appeal shall be filed with the City Clerk within twenty days from the date of action by the Planning Commission or by October 4, 2022.
5. This approval shall lapse and become void if the privilege authorized is not utilized within two years from the date of this approval (September 14, 2024), in accordance with Phillips Ranch Specific Plan Amendment Section 1.3.2.3 . The Planning Commission may extend this period for (one) additional one-year period upon receipt of an application for a Time Extension request submitted by the applicant at least thirty days before the expiration date of this approval.
6. Within thirty (30) days of approval of this Major Site Development Permit, the property owner shall exe cute a trespass authorization letter with the City to allow the Police Department to enforce trespassing on the subject property.
Plan Check
7. The applicant shall include all conditions of approval from Major Site Development Permit (MAJSDP 16973-2021) on the title sheet of construction plans prior to plan check submittal.
Plans shall be consistent with all required development standards in the PZO as applicable.
8. The site plan shall include all utility apparatus, such as but not limited to, backflow devices and electric transformers. Utility meters shall be screened from view from public right-of-ways.
Backflow prevention devices shall not be located in the front yard setback and shall be screened from public view. The site plan and elevations shall include the location of all gas meters, water meters, electrical panels, air conditioning units, mailboxes (as approved by the United States Postal Service), and similar items. If located on a building, utilities and/or equipment must be architecturally integrated with the design of the building, non -obtrusive, not interfere with sidewalk areas, and comply with required setbacks.
9. The installation of fences or walls will require the submittal of a “Fence and Wall Permit” application for review and approval by the Planning Division. Block wall/fencing plans (including a site plan, section drawings, and elevations depicting the height and material of all retaining walls, walls, and fences) consistent with the grading plan shall be submitted to and approved by the Planning Division. Double walls shall be avoided to the extent feasible. The applicant shall coordinate with the adjacent property owner(s) and make reasonable attempts to construct one common property line wall.
10. The installation of signage shall require the submittal of a “Sign Permit” application for review and approval by the Planning Division. Any proposed signs shall be consistent with PZO.
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11. Prior to the issuance of any building permits, a Landscape Plan Check in substantial conformance to the concep tual landscaping plan submitted as part of the Major Site Development Permit Process. Plan should further conform to the State Model Water Efficient Landscape Ordinance, and applicable portions of Section .503-J of the PZO. A landscaping maintenance bond shall be required and held for a period of one year to ensure the project’s compliance with the approved landscaping, at an amount to be determined by the Development Services Director.
12. The applicant shall conform to Section .5809 -24 of the PZO pertaining to public art requirements for private development by complying with one of the following two options:
I. Placement of an approved Public Art on the project site
a) The Applicant may decide to place an approved Public Art on a private development site. The Public Art, and all eligible expenditures associated with installation of the Public Art (as described in the Manual), shall be in an amount equal to or in excess of the Public Art Allocation.
b) A Final Design Plan of the Public Art to be installed on Project site shall be approved by the Commission before issuance of a building or grading permit for the Project.
c) The Public Art shall be installed on the Project site before issuance of a Certificate of Occupancy, including any temporary Certificate of Occupancy, for the Project. In cases where the Public Art cannot be installed on the Project site before issuance of a Certificate of Occupancy, the Applicant may post a cash bond to assure installation of the Public Art. The cash bond shall be in an amount equal to the Public Art Allocation or an amount based on any remaining, unexpended artwork budget as determined by the Community Development Director. The bond shall not be released until the Public Art has been completed and installed on the Project site in accord ance with the approved Final Design Plan.
II. Payment of an In-lieu Contribution
a) Rather than place an approved Public Art on the Project site, the Applicant may choose to pay an In -lieu Contribution. The In -lieu Contribution shall be submitted to the City and deposited into the Public Art Fund before issuance of any building or grading permit for the Project.
III. Use of In-lieu Contributions shall comply with the following:
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a) In-lieu Contributions shall be used for the acquisition and installation of Public Art on public or private property in the City, except that up to 1/3 of the In-lieu Contribution may be used for maintenance of the proposed Public Art or an existing Public Art that is listed on the City’s registry of Public Art. b) In-lieu Contributions may be aggregated with other funds contained in the Public Art Fund for the purpose of providing a single qualifying Public Art project.
13. Before issuance of a zoning clearance and business, the applicant and any successor in interest shall sign a certificate of compliance stating that:
a) They have read and understand all the conditions of approval applicable to their project;
b) That they are familiar with the daily operations of the use; and c) That the use will operate in compliance with the conditions of approval.
14. The applicant shall design and provide an enhanced sidewalk treatment in front of the convenience store and restaurant building, subject to review and approval by the Planning Division Manager.
15. The 5 parking spaces located to the east of the menu board along the southern drive aisle shall be marked with “Employee Parking Only” signs. The number of signs and its design shall be determined in Plan Check subject to review and approval by the Planning Division Manager and City Engineer.
16. Deliveries shall only occur during off-peak hours from 7:00 a.m. to 10:00 a.m. and 12:30 p.m. to 3:30 p.m. in the designated loading parking space identified in the approved site plan.
17. The trash enclosure shall be reduced to six feet in height and submitted for review and approval as part of the plan check process.
18. All required external mechanical equipment shall be adequately screened to the extent feasible, subject to the review of the Planning Manager.
Site Development & Maintenance
19. During demolition, grading, site development, and/or construction, all requirements of the PZO and Municipal Code, including the noise provisions, shall be adhered to. All activities including truck deliveries associated with construction and grading will be limited to Monday through Saturday, between 7:00 a.m. and 8:00 p.m., and provided the noise level created by such activities do not exceed the noise standard of 65 dB(A) plus the limits specified in section Draft PC Resolution No. 22-026
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18-311(b) as measured on residential property and any vibration created does not endanger the public health, welfare, and safety.
20. Prior to, during, and until construction is completed, the subject property shall be maintained clean and free of debris, trash and clutter at all times, and monitored on a regular basis to ensure compliance with this condition and report any unauthorized trespassing onto the property to the property owner and Police Department. Failure to comply with this condition shall be grounds for revocation of this Major Site Development Permit.
21. There shall be no activity conducted on the subject site that exceeds the noise and vibration parameters of Pomona City Code Section 18-301, et seq., and City Council Ordinance No. 3939 at any time, or such other ordinance enacted related to noise and vibration.
22. The property owner shall remove any graffiti on the project site within 24 hours of discovery.
The paint utilized to cover the graffiti shall substantially match the existing structure. In the event that the paint finish of the abated area is noticeably distinguishable from the rest of the structure, the property owner shall paint additional portions of the building to minimize the disparity, subject to the approval of the Planning Manager.
23. Lighting of the premises shall be maintained so that a minimum of one foot-candle of illumination for all exterior portions of the site is maintained during all hours of operation. Said lights shall be property directed and shielded to prevent any stray light on adjacent properties.
24. The property owner shall provide regular maintenance and cleaning of all exterior walkways, patios, canopies, sidewalks, and landscaped parkways in compliance with Pomona City Code 62-351.
25. All landscaping shall be maintained in a neat and clean manner, and in conformance with the approval of Major Site Development Permit (MAJSDP 16973-2021).
BUILDING AND SAFETY DIVISION
26. This project must comply with 2019 California codes
27. The undergrounding of utility facilities is required. (PMC 62-31)
28. The design must be reviewed and stamped by an architect or engineer licensed in the State of California – (Business and Professions code Sections 5537, 5538 and 6737.1)
29. A building permit shall be obtained for the proposed construction and site development.
The design of the building shall comply with the 2019 California Building Codes.
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30. All grading shall conform to the 2019 California Building Code, and all other relevant laws, ordinances and resolutions governing grading as adopted by the City of Pomona. The applicant shall obtain a grading permit from the Building & Safety Division prior to commencing any grading or site excavation.
31. Geotechnical and/or soils reports required in order to obtain a grading permit shall be submitted to the Building Official for review and approval prior to issuance o f a grading permit. All grading shall be in conformance with the recommendations of the geotechnical/soils reports as approved by the City of Pomona.
32. All proposed work shall comply with the 2019 California Energy Code and all other relevant laws, ordinances and resolutions governing Energy conservation as adopted by the City of Pomona.
33. Proposed project shall comply with the 2019 California Green Building Standards Code and all other relevant laws, ordinances and resolutions governing sustainable design a s adopted by the City of Pomona.
34. Project must comply with Bicycle Parking requirements as designated on the California Green Building Standards. Section 5.106.4. This include Short-term and Long-term bicycle parking
35. Project must comply with EV Charging requirements as designated on the California Green Building Standards. Section 5.106.5.3.
36. Project must comply with Grading and Paving requirements designated on the California Green Building Standards. Section 5.106.10. These include the following:
a. Swales
b. Water collection and disposal systems
c. French drains
d. Water retention gardens
e. Other measures which keep surface water away from other buildings and aid in ground water recharge.
f. Exception: Additions and alterations not altering the drainage path.
37. Proposed project shall be sprinklered and comply with all other relevant laws, ordinances and resolutions governing residential sprinklers as adopted by the City of Pomona.
38. Building Department comments and conditions are subject to plan check. Comments a re based on information provided.
39. Fence and wall plan required.
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PUBLIC WORKS DEPARTMENT – LAND DEVELOPMENT
The following conditions and public improvements, as well as all applicable plan check fees, permit fees and bond deposits shall be complied with, completed and paid for by the Developer in accordance with the City standards, fee schedules and applicable laws1.
All the required plans, studies and calculations shall be performed by a registered civil engineer or other registered/licensed professional as required, and submitted for review and approval of the City Engineer.
Improvement plans requirements
40. A lighting plan will be submitted to Public Works for review of the proposed area of lighting that meets the minimum 1 FC requirement, including information of the light source type (ie LED) and Kelvin temperature. The plan shall be stamped and signed by a registered Professional Civil/Electrical Engineer in the State of California.
41. Applicant/Developer shall submit the grading, drainage and erosion control plans for review and approval by the Public Works, Planning and Building and Safety Departments. a. The plans shall be a minimum of 1”= 10’ scale to clearly show all the details; the plans shall be submitted on 24” x 36” sheet size with a standard City title block. b. One-foot topographic contours of the site must extend a minimum of 15 feet beyond the boundary lines.
c. The plans shall include sufficient cross sections to show all block wall locations, parkway width and all permanent faciliti es that might require maintenance and access easements.
d. Drainage configurations on the existing adjacent properties shall not be altered, redirected or modified in any way.
e. Undergrounding of all proposed overhead utility lines located along the property frontages shall conform with the City of Pomona Municipal Code Section 62-31(b) and a note to this effect shall be added to the grading and site plans. f. Unobstructed visibility shall be ensured at all intersections and driveways along the project boundaries and a note to this effect shall be added to the grading and site plans.
g. It is the owner's and the contractor's responsibility to repair all damage to the existing public improvements due to the proposed construction activities and to address all repairs requested by the Public Works Inspector based on the inspector's review of the current condition of the said public improvements and a note to this effect shall be added to the grading and site plans.
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h. The parkway landscaping shall be maintained by the prope rty owner per City of Pomona Municipal Code Section 46-496 and a note to this effect shall be added to the grading and site plans.
i. The property abutting sidewalk, parkway and alley, as applicable, shall be maintained free of weeds, rubbish and refuse by the property owner, as required by the City’s Municipal Code Section 18 -261 and a note to this effect shall be added to the grading and site plans.
42. Prior to issuance of the grading permit the Applicant/Developer shall submit written notifications to the (non -City) property owners as indicated on the Major Site Development Permit meeting notification list regarding the direct and indirect impact associated with the proposed construction. The notification shall include a statement confirming that the existing public services (sewer, water, storm drain) to adjacent property owners will not be affected by the proposed development and outline the City approval process (City review, public notification, MASDP approval, plans on record, etc.). The proposed development shall accept the conveyance of the existing offsite drainage.
43. Prior to the issuance of the grading permit the Applicant/Developer shall provide non- interference letters from all applicable utility agencies for all utility easements located within the areas subject to grading activities. All such documents shall be subject to review and approval by the City Engineer.
44. Prior to issuance of the grading permit the Applicant/Developer shall submit a soils and geologic report to address the soil’s stability and geological conditions of the site.
45. Applicant/Developer shall prepare a detailed hydrology study based on a 50 -year storm event and a hydraulic analysis of the existing and proposed drainage conveyance capacity.
The Developer is responsibl e to comply with the approved hydrology/hydraulic study recommendations necessary to meet minimum Federal, State, County and City requirements. The hydrology/hydraulic study shall be approved prior to the approval of the grading plan.
46. Prior to issuance of the grading permit Applicant/Developer shall develop and obtain the City approval of the final Standard Urban Stormwater Mitigation Plan (SUSMP) for the proposed project. The project involves a New Development that creates 10,000 or more square feet of im pervious surface and is therefore classified as a Priority Project in accordance with the Los Angeles Region NPDES Permit No. CAS004004, Order No. R4- 2021-0105. The proposed stormwater mitigation measures shall treat both the development runoff as well as the run -on flows generated by the Sonic Restaurant property (40 Rio Rancho Road); the latter are currently treated by an infiltration trench installed within the Draft PC Resolution No. 22-026
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boundaries of the subject property (42 Rio Rancho Road), in an area subject to new construction.
The SUSMP shall be prepared in accordance with the City of Pomona's Low Impact Development (LID) Ordinance, the City of Pomona's Green Streets Policy and the Los Angeles Region NPDES MS4 Permit No. CAS004004, Order No. R4 -2021-0105, which includes:
a. Site Design BMPs;
b. Source Control BMPs; and
c. Treatment Control BMPs.
Applicant/Developer shall utilize the County of Los Angeles Department of Public Works Low Impact Development Standards Manual (published February 2014) as a guidance document for the design of applicable Best Management Practices (BMPs) proposed for the project and for the elements that are required to be included in the SUSMP.
Post-construction Structural and/or Treatment Control BMPs, shall be designed to mitigate (infiltrate or harvest a nd use) storm water run -off from the 85th percentile 24 -hour rain event or 0.75 -inch, 24 -hour rain event, whichever is greater. The comparison must be provided in the SUSMP.
Applicant/Developer shall utilize the County of Los Angeles Department of Public Works' HydroCalc program described in the LID Manual to calculate these design flows and volumes. The program download can be found at
http://dpw.lacounty.gov/wrd/publication/.
Applicant/Developer shall implement Good Housekeeping BMPs for the site to ensure that pollutants are not discharged to the municipal storm drain system during construction and throughout occupancy.
The project involves soil -disturbing activities in excess of 1 acre therefore the project applicant shall apply for a State General Construction Permit (Order No. CAS000002) and submit a Stormwater Pollution Prevention Plan to the City.
47. The demolition or relocation of any public improvements (street lights, signs, trees, vaults, catch basins, hydrants, etc.) due to the proposed project construction must be coordinated and agreed upon by the appropriate City departments, shall be designed per City standards and applicable ADA requirements, and must be reviewed and approved by Publi c Works Engineering Department.
48. Applicant/Developer shall identify the existence of all City utilities that may be in conflict with the development and submit protection measures to the City Engineer for those City utilities.
49. If future placement of perma nent structures conflicts with location of existing public utilities (water, sewer and storm drain), then improvement plans proposing the relocation Draft PC Resolution No. 22-026
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or abandonment of identified utilities must be submitted, reviewed and accepted by the Public Works Department. No public utility infrastructure shall be removed or modified as part of the onsite demolition plan approved by the Building and Safety Department.
50. Prior to the issuance of the building permits Applicant/Developer shall make proof of payment of the Los Angeles County Sanitation District fees associated with the proposed development.
51. Prior to issuance of the building permits Applicant/Developer is responsible for paying the project's impact fees for (i) traffic signals and control devices, (ii) road and highway improvements, (iii) public safety improvements, (iv) water, (v) sewer and (vi) stormdrains.
52. Prior to issuance of the building permits applicant/developer is responsible for paying the development tax associated with the proposed project.
53. The final improvement plans, as shown on the Mylar, shall be provided to the City in both hard copy and electronic in AutoCAD v. 2010. Following construction and prior to acceptance of the improvements by the City, the project engineer shall provide hand drafted "AS BUILT" corrections on the original approved Mylars of the final constructed improvements to the satisfaction of the City Engineer. A corrected "AS BUILT" plan shall also be provided to the City on disk in AutoCAD v. 2010 and .pdf formats.
54. The plans shall be submitted on 24” x 36” sheet size with a standard City title block, and must correctly identify the property owner, address, legal description, property lines, street centerline, curb-lines, existing and proposed utilities (water, sewer, and storm drain), utility easements, and the public right-of-way areas with dimensions.
Public Works Improvements Permit
All work in the public right-of-way and City easements is subject to review, approval, and permitting requirements of Public Works Department.
55. Prior to the issuance of the building permits, Applicant/Developer shall post surety bonds for all public improvements, including but not limited to: overhead lines undergrounding, sewer, water and storm drain improvements.
56. Permittee shall p rocure and maintain throughout the period of the Permit the following policies of insurance:
a. Commercial General Liability;
b. Automobile Liability;
c. Worker’s Compensation as required by the State of California; Draft PC Resolution No. 22-026
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Note: The Commercial General Liability and the Automobile Liability policies shall include the City of Pomona as additional insured.
57. Permittee shall pay fees associated with and possess the City of Pomona Business License.
58. Changes and additions to the proposed work, including but not limited to deta il plans for street improvement work, water plans and/or other work associated with this project and due to developer’s or City’s request shall require additional conditions to be completed by the applicant.
WATER RESOURCES DEPARTMENT
The applicant/devel oper shall calculate the wastewater discharge and proposed water demand (based on fixture units) to verify that the existing wastewater and water infrastructure can accommodate the requirements associated with the development, given the size, pressure, and age of the existing system. These calculations shall include fire and domestic water demands. These calculations/reports shall be submitted to the WRD. The following comments shall be reviewed and integrated where applicable:
WATER
59. There currently exis ts the following domestic water infrastructure adjacent to the proposedproject site:
a. Sixteen-inch (16”) MLSCSP transmission main within Rio Rancho Rd. b. Twelve-inch (12”) DIP along the right side of the development site.
60. The existing localized approximate static pressure for the proposed project area is 75 - 85 psi.
61. If verification of static pressure is desired, it may be obtained by requesting a fire hydrant flowtest from the Public Works Department.
62. Any private on -site water improvements shall be the own er's responsibility and not the City's.
Domestic and Fire Service Line
63. This site shall be served by an above -ground master meter. The meter shall be within a security cage, per City of Pomona standard drawings 13A through 13C. Please obtain aesthetic requirements for the required security cage from the Planning Division. Ther e shall not be any public improvements located onsite to the extent possible. WRD will provide additional comments regarding any proposed service/meter to be used for the Draft PC Resolution No. 22-026
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project. The domestic water line on site shall interconnect and be lopped to improve operability and reliability.
64. The City may install meters less than or equal to two-inches (2”) in size. Contact the WRD at(909)620-2239 for information regarding meter installation fees.
65. Contact the Los Angeles County Fire Department regarding this project and their proposed requirements for the building, sprinklers and general land development. Verify the fire flow and sprinkler demands needed for this site.
66. If new fire hydrants are required, they shall be placed at least five -feet (5’) away from proposed driveways and parking spaces.
67. All newly installed water lines shall be disinfected per the City of Pomona Water Division Standard Specifications for Water Facility Construction, January 2006 before connection to the existing water main.
68. Approved low l ead (0.25%) backflow devices (list the manufacturer and model) are required for the following service lines to the site:
a. Reduced pressure principle assembly (RPPA) devices are required for dedicated irrigation service lines to the proposed site, and
b. Reduced pressure principle assembly (RPPA) devices are required for all domestic services; and
c. Double check detector assembly (DCDA) devices for all fire sprinkler service lines.
SEWER
69. There currently exists the following sewer infrastructure adjacent to the proposed project site:
a. Ten-inch (10”) VCP below the development site.
b. Fifteen-inch (15”) VCP northwest of Rio Rancho Rd.
LA COUNTY FIRE DEPARMENT
70. Review and approval by the County of Los Angeles Fire Department, Fire Prevention Engineering Section Building Plan Check Unit may be required for this project prior to building permit issuance. Please contact the Fire Prevention Engineering Section at 909 569-0758 for information on EPICLA submittals.
SECTION 5. The Secretary shall certify to th e adoption of this Resolution and forward the original to the City Clerk.
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APPROVED AND PASSED THIS 14TH DAY OF SEPTEMBER, 2022.
______________________________________
YESENIA MIRANDA-MEZA
PLANNING COMMISSION CHAIRPERSON
ATTEST:
______________________________________
ATA KHAN
PLANNING COMMISSION SECRETARY
APPROVED AS TO FORM:
______________________________________
MARCO A. MARTINEZ
DEPUTY CITY ATTORNEY
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF POMONA )
AYES:
NOES:
ABSTAIN:
ABSENT:
Pursuant to Resolution No. 76-258 of the City of Pomona, the time in which judicial review of this action must be sought is governed by California Code of Civil Procedure Section 1094.6.
PC RESOLUTION NO. 22-029
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF POMONA, CALIFORNIA APPROVING A CONDITIONAL USE
PERMIT (16970-2021) TO DEVELOP A DRIVE-THRU CARWASH AT 42 RIO RANCHO ROAD (8708-028-010).
WHEREAS, the applicant Karl Huy, has filed an application for a Conditional Use Permit (CUP 16970-2021) to develop a mechanical carwash at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for Major Site Development Permit (MAJSDP 16973-2021) to develop a 2.32 acre site with a gas station with a convenience store, drive thru restaurant, mechanical carwash and an office building at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 16969-2021) to develop a gas station at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 17042-2021) to allow the sale of alcoholic beverages (On-Sale General – Eating Place – Type 47 ABC License) for on-site consumption in conjunction with a restaurant at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 16972-2021) to allow the sale of alcoholic beverages (Off-Sale Beer & Wine – Type 20 ABC License) for off-site consumption in conjunction with a new convenience store to be located at 42 Rio Rancho Road;
WHEREAS, the subject site is currently located within the Regional Activity Center Segment of the Philips Ranch Specific Plan;
WHEREAS, the subject site is currently designated “Activity Center” by the City’s General Plan;
WHEREAS, pursuant to the Phillips Ranch Specific Plan (PRSP) , Conditional Use Permits shall be reviewed and approved by the Planning Commission;
WHEREAS, the Planning Commission, after giving notice thereof as required by law, held a public hearing on September 14, 2022, concerning the requested Conditional Use Permit (CUP 16969-2021); and
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WHEREAS, the Planning Commission has carefully considered pertinent testimony, the recommendation of the Planning Division staff and the staff report offered in the case as presented at said noticed public hearing.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Pomona, California:
SECTION 1. The Planning Commission exercising their independent judgment has determined that pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA), the project is Categorically Exempt under Section 15183, (Projects Consistent with a Community Plan, General Plan, or Zoning ) in that Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to wildfire have been identified as a result of the Project or its site; there are no potentially significant impacts to wildfire that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a wildfire impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to wildfire found all impacts to be less than significant with no mitigation measures required.
SECTION 2. If any part, provision, or section of this resolution is determined by a court or other legal authority with jurisdiction over the subject matter of this resolution to be unenforceable or invalid, the remainder of the entirety of this resolution shall not be affected and shall continue in full force and effect. To this end, the provisions of this resolution are severable.
SECTION 3. In accordance with Sections .580.B, of the Pomona Zoning Ordinance (PZO), the Planning Commission must make findings in order to approve Conditional Use Permit (CUP 16970-2021). Based on consideration of the whole record before it, including but not limited to, the staff report, public testimony received at the public hearing on this matter, and evidence made part of the public record, the Planning Commission hereby finds as follows:
1. That the proposed use at the particular location will contribute to the general well being of the neighborhood or community.
The proposed use will contribute to the general well -being of the neighborhood and community by developing a vacant, blight ed parcel into a new mixed-use commercial shopping area that will offer a range of services to the immediate neighborhood and community. In addition, the design of the project underwent a series of iterations to ensure the best design possible, esthetically and functionally despite the easements and site restrictions associated with the site.
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2. That such use will, under the circumstances of the particular case, not be detrimental to the health, safety, peace, or general welfare of persons residing or working in the vicinity or detrimental to the use, valuation or enjoyment of property or improvements in the vicinity.
The site design of the project underwent a series of iterations to ensure pedestrians have clear path of travels throughout the site and no queuing/circulation issues occur during peak hour use. As conditioned, the project will not be detrimental to the health, safety, peace, or general welfare of persons residing or working in the vicinity and detrimental to the use, valuation or enjoyment of property and improvements in the vicinity since the project is in full conformance with the physical development standards of the R-C Segment of the PRSP.
3. That the site for the proposed use is of adequate topography, size, and shape to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to allow said use in the neighborhood.
The proposed use is within a new that is part of a larger development within a 2.3 acre site that is adequate in size to meet all the applicable development standards. The proposed development is consistent with the surrounding commercial development as well as future development envisioned as part of the Regional Activity Center land use designation of the Phillips Ranch Specific Plan. Additionally, the project is proposing site improvements on vacant land that will create an aesthetically pleasing development that is compatible with the surrounding development.
4. The site abuts streets and highways adequate in width and improvements to carry traffic generations by the proposed use.
The site abuts Rio Rancho Road which is a principal arterial street that is capable of handling any additional trips generated by proposed use.
5. That granting of such conditional use permit will not adversely affect the General Plan of the City and conforms to the provisions of the zoning ordinance.
Granting of the permit will not adversely affect the General Plan and conform to the provisions of the zoning ordinance. The use will add to the mix of services provided at the shopping center, and would be consistent with the intent of the General Plan ' s Activity Center P lace type. Furthermore, the prop osed use is consistent with the following General Plan goals:
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Goal 7A.G2: Promote a balanced mix of uses throughout the City that can be part of an integrated and sustainable local economy tha t supports harmonious diversity and economic prosperity.
Goal 6A.G2: Over time, concentrate retail investment in “activity centers” that provide a variety of shopping environments that conv eniently serve the regiona l and local community.
Goal 6A.G3: Improve the physical quality and shopping experience of existing and new activity centers throughout the City.
SECTION 4. Based upon the above findings, the Planning Commission hereby approves CUP 16970-2021 subject to compliance with all applicable laws and ordinances of the City as well as the addition of the following conditions, violations of which (or failure to complete any of which) shall constitute grounds for revocation of the conditional use permit or any portion thereof:
PLANNING DIVISION
General Conditions
1. The subject property shall be developed and/or used in a manner consistent with the project plans reviewed and approved by the Planning Commission on September 14, 2022, and as illustrated in the stamped approved plans dated September 14 , 2022. Any major modifications to the approved project plans shall be reviewed and approved by the Planning Commission as part of a modification to the approved plans. Any minor modifications that do not affect the overall intent of the approved project, may be reviewed and approved by the Planning Division Manager.
2. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, law suits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), a nd alternative dispute resolutions procedures (including, but not limited to arbitrations, mediations, and other such procedures), (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the any action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, a nd instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project, whether such Actions are brought under the California Environmental Quality Act, the Draft PC Resolution No. 22-029
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Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense.
City shall promptly no tify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action.
3. In case of a violation of any of the conditions of approval and/or City law, the property owner and tenant will be issued a Notice of Correction . If said violation is not remedied within a reasonable period of time and/or a subsequent violations of the conditions of approval and/or City law occurs within ninety (90) days of any Notice of Correction, the property owner shall be held responsible to reimburse the City for all staff time directly attributable to enforcement of the conditions of approval and/or City law,
4. The project is subject to a twenty (20) day appeal period. Written appeals may be filed with the City Clerk within twenty (20) days by one or more City Council members, the applicant, or any person owning property within four hundred (400) feet of the exterior boundary of the applicant’s property. The appeal shall be filed with the City Clerk within twenty days from the date of action by the Planning Commission or by October 4, 2022.
5. This approval shall lapse and become void if the privilege authorized is not utilized within one (1) year from the date of this approval ( September 14 , 2023 ), in accordance with Pomona Zoning Ordinance (PZ O) section .580.I. The Planning Commission may extend this period for one year upon receipt of an application for a Time Extension request submitted by the applicant at least thirty days before the expiration date of this approval.
6. Within six months from the date of approval, Applicant shall file for a Conditional Use Permit Inspection Request and pay applicable fees. Upon receipt of such Inspection Request, the Development Services Director shall conduct an inspection of the proposed operation and review any complaints received on the property. The Director shall determine if the applicant is satisfactorily in compliance against all conditions of approval identified in this Resolution. The Development Services Director may, at his or her discretion, approv e or deny Inspection Requests. If noncompliance is determined, the Director may schedule the matter for review by Planning Commission to consider bringing revocation proceedings. Applicant shall file for subsequent Conditional Use Permit Inspection Requests on an annual basis.
Site Development & Maintenance
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7. The hours of operation shall be limited to Monday-Sunday from 7:00 a.m.to 8:00 p.m.
8. The 17 vacuum parking spaces located directly to the south of the drive-thru carwash, shall be designated only for the carwash. Future minor modifications will require approval by the Planning Manager and/or his/her designee.
9. At no time shall the operator provide additional outdoor carwash services on site and the designated vacuum stations shall be used solely by the customer.
10. Outdoor banners and flags of any kind including but not limited to feather and pennant flags shall be prohibited on the premises at all time.
11. During demolition, grading, site development, and/or construction, all requirements of the PZO and Municipal Code, including the noise provisions, shall be adhered to. All activities including truck deliveries associated with construction and grading will be limited to Monday through Saturday, between 7:00 a.m. and 8:00 p.m., and provided the noise level created by such activities do not exceed the noise standard of 65 dB(A) plus the limits specified in section 18-311(b) as measured on residential property and any vibration created does not endanger the public health, welfare, and safety.
12. Prior to, during, and until construction is completed, the subject property shall be maintained clean and free of debris, trash and clutter at all times, and monitored on a regular basis to ensure compliance with this condition and report any unauthorized trespassing onto the property to the property owner and Police Department. Failure to comply with this condition shall be grounds for revocation of this Conditional Use Permit.
13. There shall be no activity conducted on the subject site that exceeds the noise and vibration parameters of Pomona City Code Section 18-301, et seq., and City Council Ordinance No. 3939 at any time, or such other ordinance enacted related to noise and vibration.
14. The property owner shall remove any graffiti on the project site within 24 hours of discovery.
The paint utilized to cover the graffiti shall substantially match the existing structure. In the event that the paint finish of the abated area is noticeably distinguishable from the rest of the structure, the property owner shall paint additional portions of the building to minimize the disparity, subject to the approval of the Planning Manager.
15. Lighting of the premises shall be maintained so that a minimum of one foot -candle of illumination for all exterior portions of the site is maintained during all hours of operation. Said lights shall be property directed and shielded to prevent any stray light on adjacent properties.
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16. The property owner shall provide regular maintenance and cleaning of all exterior walkways, patios, canopies, sidewalks, and landscaped parkways in compliance with Pomona City Code 62-351.
17. All landscaping shall be maintained in a neat and clean manner, and in conformance with the approval of Conditional Use Permit (CUP 16970-2021).
SECTION 5. The Secretary shall certify to the adoption of this Resolution and forward the original to the City Clerk.
APPROVED AND PASSED THIS 14TH DAY OF SEPTEMBER, 2022.
______________________________________
YESENIA MIRANDA-MEZA
PLANNING COMMISSION CHAIRPERSON
ATTEST:
______________________________________
ATA KHAN
PLANNING COMMISSION SECRETARY
APPROVED AS TO FORM:
______________________________________
MARCO A. MARTINEZ
DEPUTY CITY ATTORNEY
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF POMONA )
AYES:
NOES:
ABSTAIN:
ABSENT:
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Pursuant to Resolution No. 76-258 of the City of Pomona, the time in which judicial review of this action must be sought is governed by California Code of Civil Procedure Section 1094.6.
RESOLUTION NO. 22-030
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
POMONA, CALIFORNIA APPROVING A CONDITIONAL USE PERMIT
(CUP 16969-2021) TO DEVELOP A NEW GAS STATION AT 42 RIO RANCHO ROAD (8708-028-010).
WHEREAS, the applicant, Karl Huy, has filed an application for Conditional Use Permit (CUP 16969-2021) to allow the construction of a new gas station located at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Major Site Development Permit (MAJSDP 16973-2021) to develop a 2.32 acre site with a gas station with a convenience store, drive thru restaurant, mechanical carwash and an office building at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 16970-2021) to develop a mechanical carwash at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 17042 -2021) to allow the sale of alcoholic beverages (On -Sale General – Eating Place – Type 47 ABC License) for on-site consumption in conjunction with a restaurant at 42 Rio Rancho Road;
WHEREAS, the applicant has concurrently submitted an application for a Conditional Use Permit (CUP 16972-2021) to allow the sale of alcoholic beverages (Off-Sale Beer & Wine – Type 20 ABC License) for off -site consumption in conjunction with a new convenience sto re to be located at 42 Rio Rancho Road;
WHEREAS, the subject site is currently located within the Regional Activity Center Segment of the Philips Ranch Specific Plan;
WHEREAS, pursuant to the Phillips Ranch Specific Plan (PRSP), Conditional Use Permits shall be reviewed and approved by the Planning Commission;
WHEREAS, the Planning Commission, after giving notice thereof as required by law, held a public hearing on September 14, 2022, concerning the requested Conditional Use Permit (CUP 16969-2021); and
WHEREAS, the Planning Commission has carefully considered pertinent testimony, the recommendation of the Planning Division staff and the staff report offered in the case as presented at said noticed public hearing.
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Pomona, California:
SECTION 1. The Planning Commission exercising their independent judgment has determined that pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA), the project is Categorically Exempt under Section 15183, (Projects Consistent with a Community Plan, General Plan, or Zoning ) because no peculiar impacts to wildfire have been identified as a result of the Project or its site; there are no potentially significant impacts to wildfire that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a wildfire impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to wildfire found all impacts to be less than significant with no mitigation measures required.
SECTION 2. If any part, provision, or section of this resolution is determined by a court or other legal authority with jurisdiction over the subject matter of this resolution to be unenforceable or invalid, the remainder of the entirety of this resolution shall not be affected and shall continue in full force and effect. To this end, the provisions of this resolution are severable.
SECTION 3. In accordance with Sections .580.B, of the Pomona Zoning Ordinance (PZO), the Planning Commission must make findings in order to approve Conditional Use Permit (CUP 16969-2021). Based on consideration of the whole record before it, including but not limited to, the staff report, public testimony received at the public hearing on this matter, and evidence made part of the public record, the Planning Commission hereby finds as follows:
1. That the proposed use at the particular location will contribute to the general well-being of the neighborhood or community.
The proposed use will contribute to the general well -being of the neighborhood and community by developing a vacant, blighted parcel into a new mixed -use commercial shopping area that will offer auto fueling services that will serve the regional community and the immediate neighborhood. In addition, the design of the project underwent a series of iterations to ensure the best design possible, esthetically and functionally despite the easements and site restrictions associated with the site.
2. That such use will, under the circumstances of the particular case, not be detrimental to the health, safety, peace, or general welfare of persons residing or working in the vicinity or detrimental to the use, valuation or enjoyment of property or improvements in the vicinity.
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As conditioned, the project will not be detrimental to the health, safety, peace, or general welfare of persons residing or working in the vicinity and detrimental to th e use, valuation or enjoyment of property and improvements in the vicinity since the project is in full conformance with the physical development standards of the R-C Segment of the PRSP. In addition, t he City prepared a checklist analysis which analyzed 20 topics to determine whether there are project specific significant effect s that are peculiar to the project or to the site that were not identified in the 2014 General Plan EIR and concluded with that it qualified for the exemption.
3. That the site for the proposed use is of adequate topography, size, and shape to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to allow said use in the neighborhood.
The site is roughly 2.31 acres in size and sufficient enough in size to accommodate the use and all of the development standards of the R-C (Regional Commercial) segment of the Phillips Ranch Specific Plan such as setbacks, parking, walls/ fences, landscaping, and signage.
4. The site abuts streets and highways adequate in width and improvements to carry traffic generations by the proposed use.
The site abuts Rio Rancho Road which is a principal arterial street that is capable of handling any additional trips generated by the proposed project.
5. That granting of such conditional use permit will not adversely affect the General Plan of the City and conforms to the provisions of the zoning ordinance.
Granting of the permit will not adversely affect the General Plan and conform to the provisions of the zoning ordinance. The use will add to the mix of services provided at the shopping center, and would be consistent with the intent of the General Plan ' s Activity place type. Furthermore, the prop osed use is consistent with the following General Plan goals:
Goal 7A.G2: Promote a balanced mix of uses throughout the City that can be part of an integrated and sustainable local economy tha t supports harmonious diversity and economic prosperity.
Goal 6A.G2: Over time, concentrate retail investment in “activity centers” that provide a variety of shopping environments that conv eniently serve the regional and local community.
Goal 6A.G3: Improve the physical quality and shopping experience of existing and new Draft PC Resolution No. 22-030
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activity centers throughout the City.
SECTION 4. Based upon the above findings, the Planning Commission hereby approves Conditional Use Permit (CUP 16969-2021) subject to compliance with all applicable laws and ordinances of the City as well as the addition of the following conditions, violations of which (or failure to complete any of which) shall constitute grounds for revocation of the conditional use permit or any portion thereof:
PLANNING DIVISION
General Conditions
1. The subject property shall be developed and/or used in a manner consistent with the project plans reviewed and approved by the Planning Commission on September 14, 2022, and as illustrated in the stamped approved plans dated September 14 , 2022. Any major modifications to the approved project plans shall be reviewed and approved by the Planning Commission as part of a modification to the approved plans. Any minor modifications that do not affect the overall intent of the approved project, may be reviewed and approved by the Planning Division Manager.
2. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, from any and all claims, demands, law suits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolutions procedures (including, but not limited to arbitrations, med iations, and other such procedures), (collectively "Actions"), brought against the City, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, the any action of, or any permit or approval issued by, the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City), for or concerning the project, whether such Actions are brought under the California Environmental Quality Act, the Planning and Zoning Law, the Subdivisions Map Act, Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local statute, law, ordinance, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that applicant shall reimburse City for any costs and expenses directly and necessarily incurred by the City in the course of the defense.
City shall promptly notify the applicant of any Action brought and City shall cooperate with applicant in the defense of the Action.
Draft PC Resolution No. 22-030
(CUP 16969-2021)
42 Rio Rancho Road
2 of 7
3. In case of a violation of any of the conditions of approval and/or City law, the property owner and tenant will be issued a Notice of Correction. If said violation is not remedied within a reasonable period of time and/or a subsequent vi olations of the conditions of approval and/or City law occurs within ninety (90) days of any Notice of Correction, the property owner shall be held responsible to reimburse the City for all staff time directly attributable to enforcement of the conditions of approval and/or City law,
4. The project is subject to a twenty (20) day appeal period. Written appeals may be filed with the City Clerk within twenty (20) days by one or more City Council members, the applicant, or any person owning property within four hundred (400) feet of the exterior boundary of the applicant’s property. The appeal shall be filed with the City Clerk within twenty days from the date of action by the Planning Commission or by October 4, 2022.
5. This approval shall lapse and become void if the privilege authorized is not utilized within one year from the date of this approval (September 14, 2023), in accordance with Pomona Zoning Ordinance (PZO) section .580.I. The Planning Commission may extend this period for one year upon receipt of an application for a Time Extension request submitted by the applicant at least thirty days before the expiration date of this approval.
6. Within six months from the date of approval, Applicant shall file for a Conditional Use Permit Inspection Request and pay applicable fees. Upon receipt of such Inspection Request, the Development Services Director shall conduct an inspection of the proposed operation and review any complaints received on the property. The Director shall determine if the applicant is satisfactorily in compliance against all conditions of approval identified in this Resolution. The Development Services Director may, at his or her discretion, approve or deny Inspection Requests. If noncompliance is determined, the Director may schedule the matter for review by Planning Commission to consider bringing revocation proceedings. Applicant shall file for subsequent Conditional Use Permit Inspection Requests on an annual basis.
Plan Check
7. The applicant shall include all conditions of approval from C onditional Use Permit (CUP 16969-2021) on the title sheet of construction plans prior to plan check submittal. Plans shall be consistent with all required development standards in the PZO as applicable.
8. Before issuance of a zoning clearance and business, the applicant and any successor in interest shall sign a certificate of compliance stating that:
a) They have read and understand all the conditions of approval applicable to their project;
b) That they are familiar with the daily operations of the use; and Draft PC Resolution No. 22-030
(CUP 16969-2021)
42 Rio Rancho Road
2 of 7
c) That the use will operate in compliance with the conditions of approval.
9. All signage related to the building and fuel canopies shall require the review and approval of a Sign Permit.
Site Development & Maintenance
10. During demolition, grading, site development, and/or construction, all requirements of the PZO and Municipal Code, including the noise provisions, shall be adhered to. All activities including truck deliveries associated with construction and grading will be limited to Monday through Saturday, between 7:00 a.m. and 8:00 p.m., and provided the noise level created by such activities do not exceed the noise standard of 65 dB(A) plus the limits specified in section 18-311(b) as measured on residential property and any vibration created does not endanger the public health, welfare, and safety.
11. Prior to, during, and until construction is completed, the subject property shall be maintained clean and free of debris, trash and clutter at all times, and monitored on a regular basis to ensure compliance with this condition and report any unauthorized trespassing onto the property to the property owner and Police Department. Failure to comply with this condition shall be grounds for revocation of this Major Site Development Permit.
12. There shall be no activity conducted on the subject site that exceeds the noise and vibration parameters of Pomona City Code Section 18-301, et seq., and City Council Ordinance No. 3939 at any time, or such other ordinance enacted related to noise and vibration.
13. The property owner shall remove any graffiti on the project site within 24 hours of discovery.
The paint utilized to cover the graffiti shall substantially match the existing structure. In the event that the paint finish of the abated area is noticeably distinguishable from the rest of the structure, the property owner shall paint additional portions of the building to minimize the disparity, subject to the approval of the Planning Manager.
14. Lighting of the premises shall be maintained so that a minimum of one foot -candle of illumination for all exterior portions of the site is maintained during all hours of operation. Said lights shall be property directed and shielded to prevent any stray light on adjacent properties.
15. The property owner shall provide regular maintenance and cleaning of all exterior walkways, patios, canopies, sidewalks, and landscaped parkways in compliance with Pomona City Code 62-351.
16. All landscaping shall be maintained in a neat and clean manner, and in conformance with the approval of Conditional Use Permit (CUP 16969-2021).
Draft PC Resolution No. 22-030
(CUP 16969-2021)
42 Rio Rancho Road
2 of 7
17. Outdoor banners and flags of any kind including but not limited to feather and pennant flags shall be prohibited on the premises at all time.
SECTION 5. The Secretary shall certify to the adoption of this Resolution and forward the original to the City Clerk.
APPROVED AND PASSED THIS 14TH DAY OF SEPTEMBER, 2022.
______________________________________
YESENIA MIRANDA-MEZA
PLANNING COMMISSION CHAIRPERSON
ATTEST:
______________________________________
ATA KHAN
PLANNING COMMISSION SECRETARY
APPROVED AS TO FORM:
______________________________________
MARCO A. MARTINEZ
DEPUTY CITY ATTORNEY
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF POMONA )
AYES:
NOES:
ABSTAIN:
ABSENT:
Pursuant to Resolution No. 76-258 of the City of Pomona, the time in which judicial review of this action must be sought is governed by California Code of Civil Procedure Section 1094.6.
Draft PC Resolution No. 22-030
(CUP 16969-2021)
42 Rio Rancho Road
2 of 7
RIO RANCHO ROAD
ROUTE 71 FREEWAY
NO PARKINGPROPOSEDCANOPY
PROPOSEDRESTAURANT
EV CHARGINGNOPARKING
EV CHARGING
DRIVE THRU
CAR WASH
PROPOSEDCAR WASH
NO PARKING
PROPOSEDOFFICE
PROPOSEDC-STORE
NTCI
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 9/23/2021ST1.7ARCHITECTURAL SITE PLANM.H.2-24-211" = 20'-0"1=1DC_P-ST1.74430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved DC Fuels Phillips Ranch Development Project
42 Rio Rancho Road, Pomona
Project Description
The project involves the development of a commercially zoned vacant parcel of land within the Pomona Ranch Plaza shopping center development. The project will include the clearing and grading of the vacant parcel to accommodate the development of the parcel. As proposed the project will include the construction of a gas station use which will include a 4,600 square foot canopy with eight (8) fuel di spensers and a 2,977 square foot convenience store building. Also included will be the construction of a 3,366 square foot fast food restaurant building which will be attached to the convenience store building. Two other structures are proposed which will include a 2,638 square foot drive through car wash and a 2,610 square foot single story office building.
The project will also include the installation of landscaping, lighting, paving, signage, and other typical site improvements associated with any new development project. The project will also include a request for 24/7 operations and the sale of beer and wine through a Type 20 ABC license approval for the convenience store.
As proposed the project will provide one (1) loading zone along with 56 par king spaces. These 56 parking spaces will be provided as follows:
• 34 Regular Parking Spaces
• 1 EV Charging Space – Van Accessible
• 1 EV Charging Space – Regular
• 2 Handicap Parking Spaces – Van Accessible
• 1 Handicap Parking Space – Regular
• 17 Car Wash Vacuum Spaces
The number of employees per use will range from day of week to the number of shifts per day.
However, the following employee number estimates are provided for each building.
• Office Building 6 to 8 employees
• Car Wash Building 2 to 4 employees per shift
• Convenience Store 2 to 4 employees per shift
• Drive Thru Restaurant 8 to 12 employees per shift
Typical hours of operations are estimated to be as follows:
Convenience Store 24 hours a day
Restaurant 9:00 am to 10:00 pm
Car Wash 7:00 am to 8:00 pm
Office 7:00 am to 6:00 pm
Food, beverage and convenience items that will be sold in the convenience store will vary depending on the prevailing customer buying patterns and the seas on of the y ear. However, typical items to be sold may include, but not be limited to, the following.
• Snacks/Chips/power bars/candy
• Sundry Items
• Misc. Automotive Products (oil, window cleaner, air freshners, etc.) • Tobacco and Cigarette products
• Pastries/doughnuts
• Breakfast food items
• Beverages, water, sodas, power drinks, sport drinks
• Beer and wine
• Pre-package snack foods (hot dogs, burritos, sandwiches) • Coffee and teas
• Minor dairy products
• Ice cream and cold drink products
• All other general convenience and snack items
Deliveries to the convenience store and restaurant uses will be scheduled during off peak periods most likely during the early AM period (7:00 am to 10:00 am). Due to the numerous diverse types of products to be sold in the convenience store it is anticipated that deliveries to the convenience store may occur up to six times a week. Due to the need to provide fresh food products in the restaurant deliveries are anticipated up to six times a week as well.
RIO RANCHO ROAD
ROUTE 71 FREEWAY
NO PARKINGPROPOSEDCANOPY4,600 sq. ft.
3,387 sq. ft.PROPOSEDRESTAURANT
EV CHARGINGNOPARKINGEV CHARGING
DRIVE THRU
CAR WASH
2,638 sq. ft.PROPOSEDCAR WASH
NO PARKING
2,610 sq. ft.PROPOSEDOFFICE
2,977 sq. ft.PROPOSEDC-STORE
LOADING ZONE
NTCI
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022ST1.7ARCHITECTURAL SITE PLANM.H.2-24-211" = 20'-0"1=1DC_P-ST1.74430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved
SITE SUMMARY
PARKING SUMMARY
RIO RANCHO ROAD
ROUTE 71 FREEWAY
NO PARKINGPROPOSEDCANOPY
PROPOSEDRESTAURANT
EV CHARGINGNOPARKINGEV CHARGING
DRIVE THRU
CAR WASH
PROPOSEDCAR WASH
NO PARKING
PROPOSEDOFFICE
PROPOSEDC-STORE
LOADING ZONE
PROPOSED PLANT LEGEND
NOTES:
MAXIMUM APPLIED WATER ALLOWANCE ESTIMATED TOTAL WATER USE NTCI
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022L1.0CONCEPTUAL LANDSCAPE PLANM.H.2-24-211" = 20'-0"1=1DC_P-L1.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved DateRenewal DateSignature8-5-225-31-23LICENSEDLANDSCAPEARCHITECTSTATEOFCALIFORNIATHOMASH.KOCHNo.3602
RIO RANCHO ROAD
ROUTE 71 FREEWAY
NO PARKINGPROPOSEDCANOPY
PROPOSEDRESTAURANT
EV CHARGINGNOPARKINGEV CHARGING
DRIVE THRU
CAR WASH
PROPOSEDCAR WASH
NO PARKING
PROPOSEDOFFICE
PROPOSEDC-STORE
LOADING ZONE
NTCI
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022ES1.0SITE PHOTOMETRIC PLANA.J.8-16-211" = 20'-0"1=1DC_P-ES1.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved
S I T E L I G H T I N G F I X T U R E S C H E D U L E
TYPICAL AREA LIGHT POLE & FIXTURE
5 CALCULATION SUMMARY
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022ST2.0TRASH ENCLOSURE DETAILSA.J.2-24-21AS NOTED1=1DC_P-ST2.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved 13 26
28 29
30 25
TRASH ENCLOSURE PLAN
TRASH ENCLOSURE ELEVATIONS
WEST ELEVATIONA NORTH/SOUTH ELEVATIONB EAST ELEVATIONC
EXTERIOR FINISH SCHEDULEMATERIAL/FINISH:
COLOR:
27 21
23 22
16 18
17 4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022ST2.1TRELLIS COVER DETAILSA.J.2-24-21AS NOTED1=1DC_P-ST2.14430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved1 2 3
TRELLIS COVER ELEVATION - MENU BOARD
TRELLIS COVER ELEVATION - ELECTRIC CHARGING STATIONS
DC FASTEV CHARGING ONLYchargepoin
CHARGEPOINT EXPRESS
chargepoin
Charge On.
DC FASTEV CHARGING ONLYchargepoin
CHARGEPOINT EXPRESS
chargepoin
Charge On.
2 TRELLIS COVER ELEVATION - OUTDOOR SEATING
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022A1.0C-STORE & RESTAURANT FLOOR PLANA.J.2-24-211/4" = 1'-0"1=1DC_P-A1.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved
NORTHPROPOSED FLOOR PLAN
EXTERIOR FINISH SCHEDULEMATERIAL/FINISH:COLOR:
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022A2.0C-STORE & RESTAURANT EXTERIOR ELEVATIONSA.J.2-24-211/4" = 1'-0"1=1DC_P-A2.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved WEST ELEVATION1
NORTH ELEVATION2
EXTERIOR FINISH SCHEDULEMATERIAL/FINISH:COLOR:
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022A2.1C-STORE & RESTAURANT EXTERIOR ELEVATIONSA.J.2-24-211/4" = 1'-0"1=1DC_P-A2.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved EAST ELEVATION1
EAST ELEVATION2
Self
1615
Self
43 Self
87 Self
1211
14 163 1
Self
12 Self
1314
Self
910
Self
56 4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022CA2.0CANOPY EXTERIOR ELEVATIONSM.H.2-24-211/4" = 1'-0"1=1DC_P-CA2.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved EAST ELEVATION2
SOUTH ELEVATION3
EXTERIOR FINISH SCHEDULE
COLOR:
MATERIAL/FINISH:
WEST ELEVATION1
NORTH ELEVATION4
EQUIPMENT ROOMRESTROOMBREAKROOM
TUNNEL
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022CW1.0CAR WASH FLOOR PLANA.J.2-24-213/8" = 1'-0"1=1DC_P-CW1.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved
NORTHPROPOSED FLOOR PLAN
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022CW2.0CAR WASH EXTERIOR ELEVATIONSA.J.2-24-211/4" = 1'-0"1=1DC_P-CW2.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights ReservedSOUTH ELEVATION1 WEST ELEVATION3
NORTH ELEVATION2
EAST ELEVATION3
EXTERIOR FINISH SCHEDULE
COLOR:
MATERIAL/FINISH:
4685 PIER ENTERPRISES WAYTEL: (877) 325-6447JURUPA VALLEY, CA. 91752 PREPARED BY:NO. REVISIONDATE
DRAWING NUMBER NOTICEThis drawing and all informationtherein is the property of TravisCompanies, Inc., and shall notbe copied or used except for thepurpose for which it is expresslyfurnished. The drawing and anycopies thereof, partial orcomplete shall be returned to theowner upon demand.FILE:REF:
DRAWN BY:DATE:SCALE:PLOT:PREPARED FOR:DC FUELS RETAIL FACILITYRIO RANCHO ROAD @ ROUTE 71 HWYPOMONA, CA 91766 0158-0002 8/10/2022OF2.0OFFICE FLOOR PLAN & EXTERIOR ELEVATIONSA.J.2-24-211/4" = 1'-0"1=1DC_P-OF2.04430 E. Miraloma Ave, Suite F, Anaheim, Ca 92807Travis Companies, Inc.Tel: (714) 693-9388 Fax: (714) 693-9333© Travis Companies, Inc. 2021 All Rights Reserved EAST ELEVATION4
WEST ELEVATION3
FLOOR PLAN5
EXTERIOR FINISH SCHEDULE
COLOR:
MATERIAL/FINISH:
NORTH ELEVATION2
SOUTH ELEVATION1
NORTH
42 Rio Rancho Road Project
CEQA SECTION 15183 EXEMPTION
PREPARED FOR:
City of Pomona
Development Services Department, Planning Division
505 South Garey Avenue
Pomona, CA 91766
APPLICANT:
Travis Companies, Inc.
4430 East Miraloma Avenue, Suite F
Anaheim, CA 92807
PREPARED BY:
EcoTierra Consulting, Inc.
5776-D Lindero Canyon Road #414
Westlake Village, CA 91362
JULY 2022
Page Intentionally Blank
TABLE OF CONTENTS
Introduction ................................................................................................................................... 1 Project Information ....................................................................................................................... 2 Project Compliance with CEQA Section 15183 ......................................................................... 19 CEQA Section 15183 Exemption Checklist Analysis ................................................................. 21
1. Aesthetics .......................................................................................................................................................... 22
2. Agriculture and Forestry Resources ........................................................................................................ 25
3. Air Quality ......................................................................................................................................................... 27
4. Biological Resources ..................................................................................................................................... 40
5. Cultural Resources ......................................................................................................................................... 43
6. Energy ................................................................................................................................................................. 45
7. Geology and Soils .......................................................................................................................................... 48
8. Greenhouse Gas Emissions ......................................................................................................................... 54
9. Hazards and Hazardous Materials ........................................................................................................... 59
10. Hydrology and Water Quality ................................................................................................................... 64
11. Land Use and Planning ................................................................................................................................ 68
12. Mineral Resources .......................................................................................................................................... 69
13. Noise ................................................................................................................................................................... 70
14. Population and Housing .............................................................................................................................. 82
15. Public Services ................................................................................................................................................. 84
16. Recreation ......................................................................................................................................................... 86
17. Transportation ................................................................................................................................................. 87
18. Tribal Cultural Resources ............................................................................................................................. 93
19. Utilities and Service Systems ..................................................................................................................... 94
20. Wildfire ............................................................................................................................................................... 99
42 Rio Rancho Road Project
Table of Contents -ii- City of Pomona
LIST OF FIGURES
Figure 1 – Regional Vicinity and Project Location Map .................................................................................... 7 Figure 2 – Project Site Aerial ....................................................................................................................................... 8 Figure 3 – Site Plan ......................................................................................................................................................... 9 Figure 4 – Proposed Convenience Store and Restaurant Floor Plan ......................................................... 10 Figure 5 – Proposed Office Floor Plan .................................................................................................................. 11 Figure 6 – Building Color Elevation ........................................................................................................................ 12 Figure 7 – Canopy Color Elevation ......................................................................................................................... 13 Figure 8 – Landscape Plan ......................................................................................................................................... 14 Figure 9 – Views of the Project Site, Views 1, 2, 3............................................................................................. 15 Figure 10 – Views of the Surrounding Uses, Views 1, 2, 3 ............................................................................. 16 Figure 11 – Existing General Plan Designations ................................................................................................ 17 Figure 12 – Existing Zoning ....................................................................................................................................... 18 Figure 13 – Noise Monitoring Locations .............................................................................................................. 75
42 Rio Rancho Road Project
Table of Contents -iii- City of Pomona
LIST OF TABLES
Table 1 – State and Federal Criteria Pollutant Standards .............................................................................. 28 Table 2 – SCAQMD Air Quality Significance Thresholds ................................................................................ 30 Table 3 – Construction-Related Regional Pollutant Emissions .................................................................... 32 Table 4 – Regional Operational Pollutant Emissions ....................................................................................... 33 Table 5 – Local Construction Emissions at the Nearest Receptors ............................................................ 35 Table 6 – Local Operational Emissions at the Nearest Receptors .............................................................. 37 Table 7 – Project-Related Greenhouse Gas Emissions .................................................................................... 57 Table 8 – City Noise Standards ................................................................................................................................ 73 Table 9 – Existing Noise Level Measurements (dBA) ....................................................................................... 76 Table 10 – Typical Construction Equipment Noise Levels ............................................................................. 77 Table 11 – Maximum Construction Noise Levels at Closest Receptors .................................................... 78 Table 12 – Project-Related Increase in Traffic Noise ....................................................................................... 80
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APPENDICES
Appendix A Air Quality Data
Appendix B Energy Data
Appendix C Greenhouse Gas Emissions Data
Appendix D Noise Data
Appendix E Traffic Impact Analysis
July 2022
CEQA SECTION 15183 EXEMPTION
INTRODUCTION
The California Environmental Quality Act (CEQA) requires public agencies to consider and analyze the potential environmental effects of certain activities and establishes a process for determining whether the activity is subject to CEQA requiremen ts. Activities are subject to CEQA if they (a) involve the exercise of discretionary powers, (b) have potential to impact the environment, and (c) meet the definition of a “project,” and (d) are not categorically or statutorily exempt from CEQA.
CEQA Guideline Section 15183 provides a specific CEQA review process for qualifying projects that are consistent with a community plan or zoning. Under these regulations (reflected in California Public Resources Code (PRC) Section 21083.3 and CEQA Guidelines Section 15183), projects that are consistent with the development density of existing zoning, community plan or general plan policies for which an Environmental Impact Report (EIR) was certified shall be exempt from additional CEQA analysis except as may be necessary to determine whether there are project-specific significant effects that are peculiar to the project or site that would otherwise require additional CEQA review.
The City of Pomona (“City”) has existing land use, community plan and general plan policies for which an EIR was certified; including the Genera l Plan Update, Corridors Specific Plan, Active Transportation Plan and Green Plan EIR, cert ified in March 2014, State Clearinghouse Number 2012051025 (GPU EIR). The GPU EIR contains analysis of general plan policies for all required general plan elements and the zoning code governing land uses, which is integrated into the City’s General Plan Update.
The City Planning Division has prepared a checklist analysis to determine whether there are project- specific significant effects that are peculiar to the project or to the site. As mandated by the CEQA Guidelines Section 15183, this checklist identifies whether environmental effects of the project:
1. Are peculiar to the project or the parcel on which the project would be located;
2. Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent;
3. Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action; or
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4. Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.
Examination of environmental effects related to the project is limited to those items identifies in the checklist as meeting one of the above criteria.
PROJECT INFORMATION
1. Project Title:
42 Rio Rancho Road Project (“Project”)
2. Lead Agency Name and Address:
City of Pomona (“City”)
Development Services Department, Planning Division
505 South Garey Avenue
Pomona, CA 91766
3. Contact Person and Phone Number:
Lynda Ramos, Associate Planner
(909) 620-2439; [email protected]
4. Project Location:
The Project is located on 2.3 gross acres with in the Pomona Ranch Plaza retail center in a developed, urbanized area near the southwest co rner of Rio Rancho Road and the Chino Valley Freeway (State Route [SR] 71) within the southern area of the City; the Project’s address is 42 Rio Rancho Road and is associated with Los Angeles County Assessor’s Parcel Number 8708-028-020 (“Project Site”). The Project Site is generally su rrounded by a Sonic Drive-In restaurant to the immediate west and single-family residential fart her to the west across Rio Rancho Road; SR-71 mainline and dual on-ramps to the north leading to SR-71 and Pomona Freeway (SR-60); Walmart store to the east; and surface parking lots and a retail outpad occupied by a dine-in restaurant to the south. See Figure 1, Regional Vicinity and Project Location Map, and Figure 2, Project Site Aerial.
5. Project Sponsor and Address:
Travis Companies, Inc.
4430 East Miraloma Avenue, Suite F
Anaheim, CA 92807
6. General Plan Designation:
Activity Center, T6-B Typical Transect
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7. Zoning:
Regional Activity Center, Phillips Ranch Specific Plan
8. Project Description:
Overview
The Project proposes to construct and operation a new fueling service station with eight fuel pumps (16 pump positions) and an approximately 4,600-square-foot overhead canopy; an approximately 2,977-square-foot 24-hour convenience store with Type 20 (Off-Site Beer & Wine) alcohol license; an approximately 3,387-square-foot restaurant with Type 47 (On-Sale Beer & Wine – Eating Place) alcohol license with drive-through; an approximately 2,638-square-foot mechanical drive-through car wash and self-vacuum area; and an approximately 2,610-square-foot office building. See Figure 3, Site Plan.
The proposed office would be located in the northw est corner of the Project Site adjacent to Rio Rancho Road right-of-way and to the north of the off-site Sonic Drive-In restaurant. The proposed drive-through car wash would be located along the northern boundary of the Project Site adjacent to the dual SR-71 and SR-60 on-ramp. The proposed convenience store and restaurant with drive- through would be located near the center of the Project Site and the fuel pumps with canopy would be located to the east. The proposed uses are intended to complement the existing retail center. DC Fuels, Inc., would own and operate the proposed fuel station and the 24-hour convenience store.
The convenience store would be branded Circle K and the fuel canopy would be branded Chevron as Chevron fuels would be offered at the fuel station. No other potential tenants have been identified at this time.
Operation
The fuel dispenser area would include four fueling options for purchase supplied from the following underground storage tanks: 12,000-gallon fuel grade 87 regular unleaded, 12,000-gallon fuel grade 91 premium unleaded, 10,000-gallon diesel fuel , and 10,000-gallon E-85 ethanol and gasoline blended flex fuel. The station would also include Electric Vehicle (EV) charging station adjacent to the fuel dispenser area.
The convenience store would include a variety of convenience items including food and beverages as well as alcohol for purchase. The conven ience store employees would oversee the store transactions and the use of the fuel dispensers. These employees would also tend to the cleanliness of the fuel dispenser area, the convenience store, and public restrooms. The proposed restaurant with drive-through lane would be housed within the same structure as the convenience store, but divided by an interior wall, thereby requiring pa trons to enter either business from the exterior doors. The restaurant would include indoor and outdoor table dining areas. The outdoor dining area would be screened from drive aisle by an approximately 14-foot tall green screen trellis. See Figure 4, Proposed Convenience Store and Restaurant Floor Plan. 42 Rio Rancho Road Project
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The proposed express car wash consists of an automatic tunnel wash wherein the vehicle is moved through the tunnel via a belt. Two drive lanes wo uld provide stacking for between 10 to 12 cars depending on the size of vehicles and the distance left between each vehicle as the queue for the car wash. Upon exiting the car wash tunnel, the customer then has the option to park in a vacuum stall to self-clean the car’s interior or to exit the car wash site entirely. The car wash structure would include the automatic tunnel, equipment room, employee break room, and employee restroom.
The proposed office structure would include a lo bby, conference room, offices, cubicle spaces, breakroom, storage, and restrooms. See Figure 5, Proposed Office Floor Plan.
Design and Architecture
The proposed structures incorporate a design complementary to other existing retail structures at the Pomona Ranch Plaza with exterior cement plaster, awnings, stone veneer, and porcelain tile in earthy color palate of browns and beige accented by blue awnings. The onsite structure would be approximately 20 feet to top of parapet. The ov erhead canopy and fuel dispensing area would reflect the corporate branding, name, color scheme (silver, white, blue), and logo of Chevron. The canopy would be approximately 22 feet tall. See Fi gure 6, Building Color Elevation, and Figure 7, Canopy Color Elevation.
Landscaping
New landscaping would be provided along the perimeter of the Project Site and generally around the proposed structures consisting of trees, shrubs, and groundcover with low to moderate water use ratings. A total of 35 trees are proposed, which would include carrot wood, Chinese flame tree, London plane tree, and crape myrtle. An existing sycamore tree near Rio Rancho Road to the rear of the proposed office structure would remain. Irrigation would be provided by irrigation dripline with a weather-based automatic controller. The land scaped areas would total approximately 19,060 square feet. See Figure 8, Landscape Plan.
Lighting and Signage
Approximately 23 pole-mounted LED lights woul d be along the perimeter and throughout the Project Site to illuminate site at night and provide for safe access and security. The overhead canopy would include recessed lighting to safely illumi nate the fuel dispensing area. The proposed structures would include exterior wall-mounted lighting as well.
The Project would include onsite wayfinding sign age, such as for the car wash entrance, drive- through lane entrance, fuel station identification and pricing sign, and a menu board for the drive- through lane. The existing onsite pylon sign for Pomona Ranch Plaza advertising tenants to nearby motorists would remain as is. Proposed structures would include illuminated wall-mounted signage identifying the tenant in the space.
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Access and Parking
Regional access to the Project Site is provided by SR-71 via the Rio Rancho Road off-ramp located approximately 100 feet to north and SR-60 vi a the Phillips Ranch Road off-ramp located approximately 0.75 mile to the southwest. Local access to the Project Site would be provided from an existing internal drive aisles within the Pomona Ranch Plaza accessed from Rio Rancho Road. The Project does not propose new driveway access from Rio Rancho Road.
The Project would provide 34 standard parking stalls, 1 van accessible EV charging stall, 1 standard EV charging stall, 2 van accessibl e handicap stalls, and 1 standard handicap stall for a total of 39 parking stalls. Additionally, the proposed car wash would include 17 vacuum stalls and 1 loading zone stall would be located outside the convenienc e store. A bike rack for parking five bicycles would be provided outside the convenience store as well.
There are also an existing 13 standard parking stalls and 2 handicap parking stalls at the Project Site that serve the adjacent Walmart store. These 15 stalls are proposed to remain and are not counted toward the Project’s provided parking amount.
Grading
Grading activities are estimate to be completed over 10 working days. Grading activities at the Project Site are expected to require approximately 1,125 cubic yards of cut and approximately 2,640 cubic yards of fill resulting in a net import of approximately 1,515 cubic yards to the Project Site.
Anticipated Construction Schedule
The Project would be constructed in one phas e over approximately 12 months. Construction activities would include the demolition of approximately 2,000 square feet of existing concrete and asphalt paving, excavation, grading, and building construction. Construction activities are expected to commence in 2023 and be completed with the Project operational in 2024.
9. Existing Project Site Conditions and Surrounding Land Uses:
The Project Site is located with the existing Pomona Ranch Plaza retail development, which is located in the southern area of the City next to the SR-71 and SR-60 interchange at approximately 800 feet above mean sea level. The Pomona Ranch Plaza, originally approved for development as a regional retail center by the City in 1994, is anchored by a Walmart store in the northeast area of the plaza and WinCo Foods grocery store in the southwest area of the plaza. Other developed uses in the plaza include 2- and 3-story professional office buildings; 2-story retail, restaurant, and office buildings; freestanding restaurant buildings; and surface parking lots. Portions of the plaza site have not yet been developed, including the Project Site, which consists of graded, relatively flat vacant land that is primarily undeveloped with limited areas of concrete and asphalt paving from adjacent developments within the plaza.
The Project Site is in the northern corner of the Pomona Ranch Plaza and is generally surrounded by Sonic Drive-In restaurant and Rio Rancho Road right-of-way to the west, Walmart and on-ramp to 42 Rio Rancho Road Project
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SR-71 and SR-60 to the east, SR-71 mainline and on-ramp to the north, and surface parking to the south. See Figure 9, Views of the Project Site. Land uses that generally surround the Pomona Ranch Plaza include single-family residential to the no rth and west across Rio Rancho Road and multi- family residential abutting the plaza to the west, single-family residential and regional commercial uses to the east across SR-71, and single-family residential uses are also located to the south across SR-60 within the City of Chino Hills in San Be rnardino County. See Figure 10, Views of the Surrounding Uses.
The Pomona Ranch Plaza is generally divided into north/south/east/west quadrants by the General Plan with the Project Site within the north quadrant, which is designated Activity Center and T6-B transect zone, and the remainder of the plaza designated Transit Oriented District – Neighborhood and T5 transect zone. The area beyond the Pomona Ranch Plaza that is west of SR-71 is designated for Residential Neighborhood and Open Space and T3 transect zone. The regional commercial uses to the east across SR-71 are designated Transit Oriented District – Core and Transit Oriented District – Neighborhood and T6-B and T5 transect zone, respectively, as well as Residential Neighborhood and T3 transect zone for residential land uses east of SR-71. In addition, the Pomona Ranch Plaza is located in Area II of the Phillips Ranch Specific Plan. See Figure 11, Existing General Plan Designations, and Figure 12, Existing Zoning.
10. Requested Discretionary Approvals:
The Project would require the following discretionary approvals:
Conditional Use Permit for the operation of the fuel station Conditional Use Permit for the drive through mechanical carwash Conditional Use Permit for the on-sale alcohol request for the restaurant establishment Conditional Use Permit for the off-sale alcohol request for the convenience store Major Site Development Permit for site design and building architecture Other discretionary and ministerial permits and approvals that may be deemed necessary, including, but not limited to, grading permi ts, foundation permits, development permits, and sign permits in order to execute and implement the Project.
11. Prior Environmental Document Analyzing the CEQA Section 15183 Exemption City of Pomona General Plan Update, Corridors Specific Plan, Active Transportation Plan and Green Plan Environmental Impact Report , certified March 2014 (State Clearinghouse Number 2012051025). Available at City of Pomo na Planning Division at 505 South Garey Avenue, Pomona, CA 91766.
12. Other Public Agencies Whose Approval is Required (e.g., Permits, Financial Approval, or Participation Agreement)
Los Angeles County Fire Prevention for plan check approval Los Angeles County Health Department for food service approval Los Angeles County Public Works Department for underground storage tanks approval Source: OpenStreetMaps, March 2022.
Figure 1
Regional Vicinity and Project Location Map
Project Site
PROJECT SITE
Source: Google Earth, March 2022.
Figure 2
Project Site Aerial
Project Site
DEER CREEK ROAD
CHINO VALLEY FREEWAY (CA 71)
RIO RANCHO ROAD
AUTO CENTER DRIVE
WALMART
SUPERCENTER
Figure 3
Site Plan
Source: Travis Companies, Inc., January 2022.
Figure 4
Proposed Convenience Store and Restaurant Floor Plan
Source: Travis Companies, Inc., January 2022.
AUTO CENTER DRIVE
Figure 5
Proposed Office Floor Plan
Source: Travis Companies, Inc., January 2022.
Figure 6
Building Color Elevation
Source: Travis Companies, Inc., January 2022.
Figure 7
Canopy Color Elevation
Source: Travis Companies, Inc., January 2022.
Figure 8
Landscape Plan
Source: Travis Companies, Inc., February 2022.
Figure 9
Views of the Project Site
Views 1, 2, and 3
View 1: View looking east from within Pomona Ranch
Plaza.
PHOTO LOCATION MAP
PROJECT SITE
3 2
View 2: View looking southeast from Rio Rancho
Road.
View 3: View look southwest from SR-71/SR-60
On-Ramp.
DEER CREEK ROAD CHINO VALLEY FREEWAY (CA 71)
RIO RANCHO ROAD
WALMART
SUPERCENTER
1 Source: GoogleEarth, March 2022.
Figure 10
Views of the Surrounding Uses
Views 1, 2, and 3
View 1: View looking northwest near the southern edge
of Project Site.
PHOTO LOCATION MAP
PROJECT SITE
3 2
View 2: View looking northwest at residences across
Rio Rancho Road.
View 3: View looking southeast near the southern
edge of Project Site.
DEER CREEK ROAD CHINO VALLEY FREEWAY (CA 71)
RIO RANCHO ROAD
WALMART
SUPERCENTER
1 Source: GoogleEarth, March 2022.
Figure 11
Existing General Plan Designations
Source: City of Pomona, March 2022.
CHINO VALLEY FREEWAY (CA 71)
RIO RANCHO ROAD
Project Site
Figure 12
Existing Zoning
Source: City of Pomona, March 2022.
CHINO VALLEY FREEWAY (CA 71)
RIO RANCHO ROAD
Project Site
Phillips Ranch
Speci/f_ic Plan
Phillips Ranch
Speci/f_ic Plan
Phillips Ranch
Speci/f_ic Plan
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PROJECT COMPLIANCE WITH CEQA SECTION 15183
The CEQA Guidelines Section 15183 exemption appl ies to projects which meet the following conditions:
1. The project is consistent with:
a. A community plan adopted as part of a general plan;
b. A zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development; or c. A general plan of a local agency; and
2. An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.
The City’s General Plan designates the Project Site as Activity Center within the T6-B Typical Transect (see Figure 11). Activity centers are districts or concentrations of development that are catalyzed by retail and other complementary uses. The General Plan identifies different types of activity centers.
The Project Site is identified on Figure 6.4 of the General Plan as Regional Center. Located at important freeway interchange crossroads, regi onal centers accommodate concentrations of commercial activity. The Project Site is within the Phillips Ranch Specific Plan which zones the Project Site and immediate area as Regional Activity Center (see Figure 12). This zone emphasizes implementation of multi-story commercial/retail development accommodating varied compatible and complementary occupancies.
The proposed Project is consistent with the de velopment density of existing zoning and local planning policies for the area, which include pr oviding retail/commercial concentrations near utilizing the freeway interchange and retaining residents from patronizing businesses out of the City. The General Plan adequately anticipated and described the impacts of development, such as the proposed Project, and identifies mitigation measures necessary to reduce impacts which were incorporated into the adopted General Plan.
An exemption checklist analysis has been completed for the Project as documented in the following section. The analysis concludes that the Projec t qualifies for an exemption from additional environmental review because it is consistent with the development density and use characteristics established by the City’s General Plan and zoning as analyzed by the certified GPU EIR, and all required findings can be made.
In accordance with CEQA Guidelines Section 15183, the Project qualifies for an exemption because the following findings can be made:
1. The Project is consistent with the development density established by existing zoning, community plan or general plan policies for which an EIR was certified.
The Project consists of commercial uses an d does not propose additional development density or residential uses that would be in conflict with the Activity Center designation for 42 Rio Rancho Road Project
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which the GPU EIR was certified (or Regional Activity Center zone under the Phillips Ranch Specific Plan).
2. There are no Project specific effects which are peculiar to the Project or its site, and which the GPU EIR failed to analyze as significant effects.
The subject property is no different than other properties in the surrounding area, particularly in the Pomona Ranch Plaza, and there are no Project specific effects which are peculiar to the Project or its site. The Project Site is located in an area adjacent to similarly designated and zoned commercial property. Th e property does not support any peculiar environmental features, and the Project would not result in any peculiar effects.
In addition, as explained further in the checkl ist analysis below, all Project impacts were adequately analyzed by the GPU EIR.
3. There are no potentially significant off-site and/or cumulative impacts which the GPU EIR failed to evaluate.
The proposed Project is consistent with th e use characteristics and limitations of the development considered by the GPU EIR through the application of a Major Site Development Permit and would represent a small part of the growth that was forecasted for build-out of the General Plan. The GPU EIR considered the incremental impacts of the proposed Project, and as explained further in the checklist analysis below, no potentially significant off-site or cumulative impacts have been identified which were not previously evaluated.
4. There is no substantial new information which results in more severe impacts than anticipated by the GPU EIR.
As explained in the checklist analysis below, no new information has been identified which would result in a determination of a more severe impact than what had been anticipated by the GPU EIR.
5. The Project would undertake feasible mitigation measures specified in the GPU EIR.
Mitigation measures identified in the GPU EIR were incorporated as policies in the adopted General Plan. The Project would not require any separate mitigation measures. Applicable mitigation would be implementation through compliance with General Plan policies, existing regulations, and City programs and ordinances as part of the Project’s conditions of approval.
____________________________________________________________ ___________________________ S i g n a t u r e D a t e
Lynda Ramos, Associat e Planner________________________________________________________________ Printed Name, Title
9/8/22
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CEQA SECTION 15183 EXEMPTION CHECKLIST ANALYSIS
Overview
This checklist provides an analysis of potential environmental impacts resulting from the proposed Project. Following the format of CEQA Guidelines Appendix G, environmental effects are evaluated to determine if the Project would result in a pote ntially significant impact triggering additional review under CEQA Guidelines Section 15183.
Items checked “New Significant and/or Substantially Adverse Peculiar Impact Not Identified or Addressed in Prior EIR” indicates that the Project could result in a new significant effect or substantially adverse peculiar impact not identi fied in the GPU EIR, which either requires mitigation to be reduced to a less than si gnificant level or which has a significant, unmitigated impact.
Items checked “Adverse Impact More Severe Based on Substantial New Information or Peculiar Impact” indicates the Project would result in a Project specific significant impact that is more severe or based on substantial new information or peculiarity regarding the Project or Project Site that was not identified in the GPU EIR. Items checked “GPU EIR Analyzes and Addresses Project Impacts” indicates that the GPU EIR adequately analyzed and addressed potential impacts of development such as the proposed Project, which indicates impacts are within the known impact envelope resulting from implementation of the General Plan.
A project does not qualify for a CEQA Guidelines Section 15183 exemption if it is determined that it would result in: 1) a peculiar impact that was not identified as a significant impact under the GPU EIR; 2) a more severe impact due to new information; or 3) a potentially significant off-site impact or cumulative impact not discussed in the GPU EIR.
An analysis of each potential environmental effect is provided below for each subject area. Project- specific technical data and analyses are attached as appendices to this document. 42 Rio Rancho Road Project
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New Significant
and/or Substantially
Adverse Peculiar
Impact Not Identified
or Addressed in Prior
EIR
Adverse Impact
More Severe Based
on Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
1. AESTHETICS. E x c e p t a s p r o v i d e d i n P u b l i c Resources Code Sect ion 21099, would the
project:
a. Have a substantial adverse effect on a scenic
vista?
b. Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
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?
d. Create a new source of substantial light or glare
which would adversely a ffect day or nighttime
views in the area?
GPU EIR: The GPU EIR analyzes aesthetics on pages 4.1-1 through 4.1-22. The GPU EIR determined all impacts related to aesthetics would be less th an significant and mitigation measures are not required as goals and policies of the General Plan would address any potential impacts. a) Have a substantial adverse effect on a scenic vista? A scenic vista is defined by a generally uninterrupt ed view of the horizon, creating an aesthetic viewpoint. Projects can impact scenic vistas in two ways: (1) a structure may be constructed that blocks a vista and (2) the vista itself may be al tered (i.e., development on a scenic hillside). The Project is an infill development at the existing Pomona Ranch Plaza with commercial structures similar to the existing built environment at the pl aza. The Project Site does not include, nor is considered a scenic vista. The Project Site and vicinity have limited vi ews of the San Gabriel Mountains and Chino Hills State Park; however, such views are largely obscured at the pedestrian level by the existing built environment and topogr aphy of the general area. The Project Site also does not contain panorama public views, nor are there public viewing areas in or adjacent to the Project Site providing views of the San Gabriel Mo untains or Chino Hills State Park. There are no other visual resources that would represent a scen ic vista in the area of the Project Site. The construction and operation of the Project would not contribute to obscuring existing views of scenic 42 Rio Rancho Road Project
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vistas. The Project would comply with applicable zoning and General Plan design policies. Therefore, impacts would be less than significant and no mitigation measures are required. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
There are no state-designated scenic highways in the City. SR-71 and SR-60 are not designated as scenic highways.1 The construction and operation of the Project would not damage resources within a state scenic highway. The Project would comply with applicable zoning and General Plan design policies. Therefore, impacts would be less than significant and no mitigation measures are required. 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? The Project Site is vacant and primarily dirt. The Project Site is within an urbanized area as defined by Public Resources Code 21071(a)(2). The Project Site is zoned Regional Activity Center. The zone emphasizes commercial/retail development accommodating varied compatible and complementary occupancies. The Project is an infill development within the existing Pomona Ranch Plaza, generally surrounded by existing plaza development such as a drive-through restaurant and Walmart Supercenter. Other such regulations applicable to the Project include landscape standards and sign regulations. The Project does not propose a va riance from existing zoning regulations and development standards, and as such, would conf orm to applicable requirements as confirmed through the site plan check. The proposed la nd use would be conducive to freeway-adjacent commercial uses and complementary to the existing land uses of the Pomona Ranch Plaza with respect to visual aesthetics as well. The Project would comply with applicable zoning and General Plan design policies. Therefore, impacts would be less than significant and no mitigation measures are required.
d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Project construction lighting would increase the lo w level of existing nighttime lighting at the Project Site. While construction would not occur during nighttime hours, construction-related nighttime lighting may be used at the construction site for safety and security purposes. However, all nighttime construction lighting is typically pointed downward, thus decreasing the probability of light spillover outside of the Project Site, and woul d abide by any applicable City lighting polices and regulations. Additionally, the Project area is an urbanized setting characterized by a moderate amount of nighttime lighting so Project construc tion lighting would not adversely affect day or nighttime views in the area, and construction lighting impacts would be less than significant.
1 California Department of Transportation, Landscape Archit ectural and Community Livability, California State Scenic Highways, website: https://dot.ca.gov/programs/design/lap-landscape-architecture-and-community-livability/lap- liv-i-scenic-highways, accessed June 3, 2022.
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Operation of the proposed facilities would include new source of nighttime lighting such as light poles. The resulting lighting level would be complia nt with City code allowances and be used to illuminate a parking area, reflecting light away from any streets or adjacent premises. Moreover, the existing surface parking lot for the Pomona Ranch Plaza includes light poles throughout to provide security lighting at the retail development, and as such, the addition of light poles for the Project would complement the existing lighting at the retail development.
The Project’s structures would include lighting as well. The Project’s exterior lighting would be constructed in accordance with the City municipa l c o d e t o e n s u r e t h a t no excessive lighting affecting daytime or nighttime views in the area result from operation. The Project would comply with applicable zoning and General Plan design policies. Therefore, impacts would be less than significant and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to aesthetics have been identified as a result of the Project or its site; there are no potentiall y significant impacts to aesthetics that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in an aesthetic impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to aesthetics found all impacts to be less than significant with no mitigation measures required as goals and policies of the General Plan would address any potential impacts. Such aesthetics-oriented goal and policies applicable to the Project are as follows:
Goal 6A.G3: Improve the physical quality and sho pping experience of existing and new activity centers throughout the City.
Goal 6A.G8: Improve the physical quality of exis ting neighborhood centers throughout the City, particularly those within or next to residential neighborhoods.
Goal 7F.G1: Recognize the positive design feat ures of the community and preserve and enhance those features.
Goal 7F.G3: Promote a positive image of Pomona on all levels to both residents and visitors alike.
Policy 7F.P6: Provide visual interest and express the human scale in building design with:
Architectural building base treatments
Varied building colors, materials, and site landscaping treatments Pedestrian-scale signage and ornamental lighting
Goal 7F.G4: Ensure high quality new development and redevelopment throughout the City that is designed appropriately to add value to its surrounding context. 42 Rio Rancho Road Project
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or
Addressed in Prior EIR
Adverse Impact
More Severe Based
on Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
2. AGRICULTURE & FORESTRY RESOURCES.
Would the project:
a. Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
b. Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
c. Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)),
timberland (as defined by Public Resources
Code Section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))?
d. Result in the loss of forest land or conversion
of forest land to non-forest use?
e. Involve other chan ges 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?
GPU EIR: The GPU EIR analyzes agriculture resources impacts on page 4.8-40. The GPU EIR determined that impacts would be less than significant and mitigation measures are not required. 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 non-agricultural use?
The Farmland Mapping and Monitoring Program identifies the Project Site and surrounding area as “Urban and Built-up Land.”2 Thus, the Project would not result in conversion of Prime Farmland, Unique Farmland, or Farmland of Statewide Import ance to non-agricultural uses. Therefore, no impact would occur and no mitigation measures are required. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
2 California Department of Conservation, Division of Land Resource Protection, Farmland Mapping and Monitoring Program, California Important Farmland Finder, website: https://maps.conservation.ca.gov/DLRP/CIFF/, accessed June 3, 2022.
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The Project Site is located within a developed urban setting adjacent to SR-71 and zoned Regional Activity Center. The Project Site is not currently zoned for agricultural use. Moreover, neither the Project Site nor surrounding area is subject to a Williamson Act contract as Los Angeles County does not participate in the Williamson Act program.3 Implementation of the Project would not result in any conflicts with existing zoning for agricultural use or a Williamson Act contract. Therefore, no impacts would occur and no mitigation measures are required. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberla nd (as defined by Public Re sources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? The Project Site is located within a developed urban setting adjacent to SR-71 and is zoned Regional Activity Center. The general surrounding area is zoned for commercial and residential uses. Neither the Project Site nor surrounding area is zoned for forest land, timberland, or Timberland Production.
Implementation of the Project would not result in any conflicts with existing zoning for forest land or timberland. Therefore, no impacts would occur and no mitigation measures are required. d) Result in the loss of forest land or conversion of forest land to non-forest use? The Project Site is located within a developed urban setting. No forest land occurs at the Project Site or in the surrounding area and implementation of the Project would not result in the loss or conversion of forest land. Therefore, no impa ct would occur and no mitigation measures are required.
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
The Project Site and vicinity are not zoned for, designated as, or used as agricultural land, timberland, or forest land. Implementation of th is Project would not result in changes in the environment that would result in the conversion of farmland to non-agricultural use or forest land to a non-forest use directly or indirectly. Ther efore, no impact would occur and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to agriculture or forestry resources have been identified as a result of the Project or its site ; there are no potentially significant impacts to agriculture or forestry resources that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in an agriculture or forestry resources impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to agriculture or forestry resources found all impacts to be less than significant with no
3 California Department of Conserva tion, The Williamson Act Status Re port 2018-19, published October 2021, https://www.conservation.ca.gov/dlrp/wa/Documents/stats_reports/2020%20WA%20Status%20Report.pdf, accessed:
June 3, 2022.
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mitigation measures required.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
3. 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:
a. Conflict with or obstruct implementation of
the applicable air quality plan?
b. Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is non-attainment under
an applicable federal or state ambient air
quality standard?
c. Expose sensitive receptors to substantial
pollutant concentrations?
d. Result in other emissions (such as those
leading to odors) adversely affecting a
substantial number of people?
GPU EIR: The GPU EIR analyzes air quality on pages 4.2-1 through 4.2-23. The GPU EIR determined all impacts related to air quality would be less than significant because growth would occur within regional parameters upon which the Air Quality Management Plan is based as well as from existing regulations and the policies of the General Plan would address any potential impacts.
Air Quality Overview
The City, wherein the Project Site is located, is in the South Coast Air Basin (“Basin”), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). The regional climate in the Basin is semi-arid and is characterized by warm summers, mild winters, infrequent seasonal rainfall, moderate daytime onshore breezes, and mo derate humidity. Air quality in the Basin is primarily influenced by meteorology and a wide range of emission sources, such as dense population centers, substantial vehicular traffic, and industry.
Air pollutant emissions in the Basin are generate d primarily by stationary and mobile sources.
Stationary sources can be divide d into two major subcategories: point and area sources. Point sources occur at a specific location and are often identified by an exhaust vent or stack. Examples include boilers or combustion equipment that produce electricity or generate heat. Area sources are widely distributed and include such sources as residential and commercial water heaters, painting operations, lawn mowers, agricultural fields, landfills, and some consumer products. Mobile sources refer to emissions from motor vehicles, includin g tailpipe and evaporative emissions, and are 42 Rio Rancho Road Project
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classified as either on-road or off-road. On-road sources may be legally operated on roadways and highways. Off-road sources include aircraft, ships, trains, and self-propelled construction equipment.
Air pollutants can also be generated by the natural environment, such as when high winds suspend fine dust particles.
Regulatory Setting
As the regional air quality management district, the SCAQMD is required to monitor air pollutant levels to ensure that state and federal air qualit y standards are met and, if they are not met, to develop strategies to meet the standards. Depending on whether or not the standards are met or exceeded, the Basin is classified as being in “att ainment” or “nonattainment.” The health effects associated with criteria pollutants upon which attainment of state and federal air quality standards is measured are described in Table 1.
Table 1
State and Federal Criteria Pollutant Standards
Air
Pollutant
Concentration / Averaging Time
Most Relevant Effects
California Standards Federal Primary
Standards
Ozone (O3) 0.09 ppm/1-hour
0.07 ppm/8-hour 0.070 ppm/8-hour
(a) Decline in pulmonary function and localized
lung edema in humans and animals; (b) Risk to
public health implied by alterations in
pulmonary morphology and host defense in
animals; (c) Increased mortality risk; (d) Risk to
public health implied by altered connective
tissue metabolism and altered pulmonary
morphology in animals after long-term
exposures and pulmonary function decrements
in chronically exposed humans; (e) Vegetation
damage; and (f) Property damage.
Carbon
Monoxide
(CO)
20.0 ppm/1-hour
9.0 ppm/8-hour
35.0 ppm/1-hour
9.0 ppm/8-hour
(a) Aggravation of angina pectoris and other
aspects of coronary heart disease; (b) Decreased
exercise tolerance in persons with peripheral
vascular disease and lung disease; (c)
Impairment of central nervous system functions;
and (d) Possible increased risk to fetuses.
Nitrogen
Dioxide
(NO2)
0.18 ppm/1-hour
0.03 ppm/annual
100 ppb/1-hour
0.053 ppm/annual
(a) Potential to aggravate chronic respiratory
disease and respiratory symptoms in sensitive
groups; (b) Risk to public health implied by
pulmonary and extra-pu lmonary biochemical
and cellular changes and pulmonary structural
changes; and (c) Contribution to atmospheric
discoloration.
Sulfur
Dioxide
(SO2)
0.25 ppm/1-hour
0.04 ppm/24-hour
75 ppb/1-hour
0.14 ppm/annual
(a) Bronchoconstriction accompanied by
symptoms which may include wheezing,
shortness of breath and chest tightness, during
exercise or physical activity in persons with
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Table 1
State and Federal Criteria Pollutant Standards
Air
Pollutant
Concentration / Averaging Time
Most Relevant Effects
California Standards Federal Primary
Standards
asthma.
Suspended
Particulate
Matter
(PM10)
50 µg/m3/24-hour
20 µg/m3/annual
150 µg/m3/24-
hour
(a) Exacerbation of symptoms in sensitive
patients with respiratory or cardiovascular
disease; (b) Declines in pulmonary function
growth in children; (c) Increased risk of
premature death from heart or lung diseases in
elderly.
Suspended
Particulate
Matter
(PM2.5)
12 µg/m3 / annual 35 µg/m3/24-hour
12 µg/m3/annual
Sulfates 25 µg/m 3/24-hour No Federal
Standards
(a) Decrease in ventilatory function; (b)
Aggravation of asthmatic symptoms; (c)
Aggravation of cardio-p ulmonary disease; (d)
Vegetation damage; (e) Degradation of visibility;
(f) property damage.
Lead 1.5 µg/m 3/30-day 0.15 µg/m3/3-
month rolling
(a) Learning disabilities; (b) Impairment of blood
formation and nerve conduction.
Visibility
Reducing
Particles
Extinction coefficient
of 0.23 per kilometer-
visibility of 10 miles
or more due to
particles when
humidity is less than
70 percent.
No Federal
Standards
Visibility impairment on days when relative
humidity is less than 70 percent.
Source: California Air Resources Board, https://ww2.arb.ca.gov/sites/default/files/2020-07/aaqs2.pdf, accessed June 3, 2022.
The SCAQMD has adopted an Air Quality Management Plan (AQMP) that addresses several state and federal planning requirements and incorporates new scientific information, primarily in the form of updated emissions inventories, ambient measurements, and meteorological air quality models.
The Southern California Association of Governments’ (SCAG) projections for socio-economic data (e.g., population, housing, employment by indust ry) and transportation activities from the 2016- 2040 Regional Transportation Plan/Sustainable Communities Strategy (2016-2040 RTP/SCS) are integrated into the 2016 AQMP. 4 The SCAQMD recommends quantita tive regional significance thresholds for temporary construction activities and long-term project operation in the Basin. These thresholds are shown in Table 2.
4 The 2022 AQMP is currently out for public comment in draft form and has not yet been finalized and adopted. 42 Rio Rancho Road Project
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Table 2
SCAQMD Air Quality Significance Thresholds
Mass Daily Thresholds
Pollutant Construction (lbs/day) Operation (lbs/day)
NOx 100 55
VOC 75 55
PM10 150 150
PM2.5 55 55
SOx 150 150
CO 550 550
Lead 3 3
Toxic Air Contaminants, Odor and GHG Thresholds
TACs
Maximum Incremental Cancer Risk ≥ 10 in 1 million
Cancer Burden > 0.5 excess cancer cases (in areas ≥ 1 in 1 million) Chronic & Acute Hazard Index > 1.0 (project increment)
Odor Project crea tes an odor nuisance pursuant to SCAQMD Rule 402 GHG 10,000 MT/yr CO2e for industrial projects
Ambient Air Quality Standards
Pollutant SCAQMD Standards
NO2 -1-hour average 0.18 ppm (338 µg/m^3)
PM10 -24-hour average
Construction
Operations
10.4 µg/m^3
2.5 ug/m^3
PM2.5 -24-hour average
Construction
Operations
10.4 µg/m^3
2.5 µg/m^3
SO2
1-hour average
24-hour average
0.25 ppm
0.04 ppm
CO
1-hour average
8-hour average
20 ppm (23,000 µg/m^3)
9 ppm (10,000 µg/m^3)
Lead
30-day average
Rolling 3-month average
Quarterly average
1.5 µg/m^3
0.15 µg/m^3
1.5 µg/m^3
Source: South Coast Air Quality Management District, https://www.aqmd.gov/docs/default-source/ceqa/handbook/scaqmd- air-quality-significance-thresholds.pdf, accessed June 3, 2022. a) Conflict with or obstruct implementation of the applicable air quality plan? A project may be inconsistent with the AQMP if it would generate population, housing, or employment growth exceeding forecasts used in the development of the AQMP. The 2016 AQMP, the most recent AQMP adopted by the SCAQMD, incorporates local city general plans and the 42 Rio Rancho Road Project
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SCAG’s 2016-2040 RTP/SCS socioeconomic forecast projections of regional population, housing, and employment growth.
CEQA requires a discussion of any inconsistenc ies between a proposed project and applicable General Plans and Regional Plans (CEQA Guidelines Section 15125). The regional plan that applies to the Project includes the SCAQMD Air Quality Mana gement Plan (AQMP). Therefore, this section discusses any potential inconsistencies of the proposed Project with the AQMP.
The SCAQMD CEQA Handbook states that “New or amended General Plan Elements (including land use zoning and density amendments), Specific Plans, and significant projects must be analyzed for consistency with the AQMP.” Strict consistency with all aspects of the plan is usually not required. A proposed Project should be considered to be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The SCAQMD CEQA Handbook identifies two key indicators of consistency:
(1) Whether the project will result in an increase in the frequency or severity of existing air quality violations or cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emission reductions specified in the AQMP. (2) Whether the project will exceed the assu mptions in the AQMP in 2016 or increments based on the year of project buildout and phase.
Both of these criteria are evaluated below.
Criteria 1 – Increase in the Frequency or Severity of Violations Based on the air quality modeling analysis contai ned in this air quality analysis contained under following thresholds, short-term construction impacts would not result in significant impacts based on the SCAQMD regional and local thresholds of significance. This analysis also found that long- term operations impacts would not result in significant impacts based on the SCAQMD local and regional thresholds of significance.
Therefore, the proposed Project is not projected to contribute to the exceedance of any air pollutant concentration standards and is found to be consistent with the AQMP for the first criterion.
Criteria 2 – Exceed Assumptions in the AQMP?
Consistency with the AQMP assumptions is determined by performing an analysis of the proposed Project with the assumptions in the AQMP. The emph asis of this criterion is to ensure that the analyses conducted for the proposed project are based on the same forecasts as the AQMP. The 2016-2040 RTP/SCS includes chapters on the challenges in a changing region, creating a plan for our future, and the road to greater mobility an d sustainable growth. These chapters currently respond directly to federal and state requirements placed on SCAG. Local governments are required to use these as the basis of their plans for purposes of consistency with applicable regional plans under CEQA.
On September 3, 2020, SCAG’s Regional Council adopted the 2020-2045 RTP/SCS. The 2020-2045 RTP/SCS was determined to conform to the federally-mandated state implementation plan (SIP), for the attainment and maintenance of NAAQS standards. On October 30, 2020, CARB also accepted 42 Rio Rancho Road Project
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SCAG’s determination that the SCS met the ap plicable state greenhouse gas (GHG) emissions targets. The 2020-2045 RTP/SCS will be incorporated into the forthcoming 2022 AQMP. For this project, the City’s General Plan defines the assumptions that are represented in the AQMP.
The Project Site has a General Plan land use designation of Activity Center, T6-B Typical Transect.
The Project Site is zoned Regional Activity Center, Phillips Ranch Specific Plan. The Project would generate 120-140 temporary construction jobs an d 40 to 60 fulltime and parttime employees.
Therefore, the proposed Project is consistent with the existing land use and employment projections, would not exceed the AQMP assumpti ons for the Project Site, and is found to be consistent with the AQMP for the second criterion. Based on the above, the proposed Project would not result in an inconsistency with the SCAQMD AQMP. Therefore, a less than significant impact will occur.
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? In accordance with CEQA Guidelines Section 15064(h)(3), the SCAQMD’s approach for assessing cumulative impacts is based on the AQMP forecasts of attainment of ambient air quality standards in accordance with the requirements of the fede ral and state Clean Air Acts. If the project’s mass regional emissions do not exceed the applicable SCAQMD, then the projec t’s criteria pollutant emissions would not be cumulatively considerable.
Construction Impacts
Table 3 summarizes the estimated maximum daily em issions (lbs) of pollutants associated with construction of the Project. As shown below, ROG, NO
X, CO, SO2, PM10, and PM2.5 emissions would
not exceed SCAQMD regional thresholds. Because the Project would not exceed SCAQMD’s regional construction thresholds, Project construction would not result in a cumulatively considerable net increase of a criteria pollutant for which the Project region is in non-attainment, and impacts would be less than significant.
Table 3
Construction-Related Regional Pollutant Emissions
Activity Pollutant Emissions (pounds/day)
ROG NOx CO SO2 PM10 PM2.5
Demolition On-Site 1.17 11.25 9.00 0.02 0.54 0.50
Off-Site 0.03 0.11 0.32 0.00 0.11 0.03
Subtotal 1.20 11.36 9.32 0.02 0.64 0.52
Grading On-Site 1.33 14. 47 8.70 0.02 3.37 1.89
Off-Site 0.06 1.54 0.76 0.32 0.33 0.09
Subtotal 1.39 16.00 9.46 0.34 3.70 1.99
Building
Construction On-Site 1.71 13.62 14.21 0.03 0.61 0.59
Off-Site 0.16 0.79 1.77 0.01 0.58 0.16
Subtotal 1.88 14.41 15.99 0.03 1.20 0.75
Paving On-Site 1.26 8.10 11.71 0.02 0.40 0.37
Off-Site 0.05 0.03 0.50 0.00 0.17 0.05
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Table 3
Construction-Related Regional Pollutant Emissions
Activity Pollutant Emissions (pounds/day)
ROG NOx CO SO2 PM10 PM2.5
Subtotal 1.31 8.14 12.21 0.02 0.56 0.41
Architectural
Coating On-Site 8.07 1.22 1.81 0.00 0.06 0.06
Off-Site 0.03 0.18 0.27 0.00 0.09 0.02
Subtotal 8.10 1.39 2.08 0.00 0.15 0.09
Total for overlapping phases 11.28 23.94 30.27 0.06 1.91 1.25 SCAQMD Thresholds 75 100 550 150 150 55
Exceeds Thresholds? No No No No No No
Notes:
On-site emissions from equipment operated on-site that is not operated on public roads. On-site grading and site preparation PM-10 and PM-2.5 emissions show mitigated values for fugitive dust for compliance with SCAQMD Rule 403.
Off-site emissions from equipment operated on public roads.
Construction, painting, and paving phases may overlap.
Source: CalEEMod Version 2020.4.0; the higher of either summer or winter emissions. CalEEMod air quality data are provided in Appendix A to this document.
Operational Impacts
Table 4 summarizes the Project’s operational emi ssions by emission source (area, energy, and mobile). As shown below, the emissions generated by operation of the proposed Project would not exceed SCAQMD regional thresholds for criteria pollutants. Therefore, the Project would not contribute substantially to an existing or projected air quality violation. In addition, because criteria pollutant emissions and regional thresholds are cumulative in nature, the Project would not result in a cumulatively considerable net increase of criteria pollutants.
Table 4
Regional Operational Pollutant Emissions
Activity
Pollutant Emissions (pounds/day)
ROG NOx CO SO2 PM10 PM2.5
Area Sources 0.28 0.00 0.01 0.00 0.00 0.00
Energy Usage 0.01 0.12 0.10 0.00 0.01 0.01
Mobile Sources 11.37 8. 04 70.29 0.11 10.53 2.86
Total Emissions 11.67 8.16 70.40 0.11 10.54 2.87
SCAQMD Thresholds 55 55 550 150 150 55
Exceeds Threshold? No No No No No No
Notes:
Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment.
Energy usage consists of emissions from generation of electricity and on-site natural gas usage.
Mobile sources consist of emissions from vehicles and road dust.
Source: CalEEMod Version 2020.4.0; the higher of either summer or winter em issions. CalEEMod air quality data are provided in Appendix A to this document.
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Cumulative Impacts
The cumulative context for air quality is regional. The Basin is designated a nonattainment area for the federal and state one-hour and eight-hour ozone standards, the state PM10 standards, the federal 24-hour PM2.5 standard, and the federal and state annual PM2.5 standard. The Basin is in attainment of all other federal and state standards. The Project would contribute particulate matter and the ozone precursors ROG and NO X to the area during construction and operation. As described above, regional emissions during construction would not violate an air quality standard or contribute substantially to an existing or projec ted air quality violation; and would be less than significant. With respect to localized impacts, the consideration of cumulative construction particulate matter impacts is limited to cases when projects constructed simultaneously are within a few hundred yards of each other because of: (1) the combination of the short range (distance) of particulate dispersion (especially when compared to gaseous pollutants); and (2) the SCAQMD’s required dust control measures which further li mit particulate dispersion from a project site.
Therefore, with the implementation of dust cont rol measures, the unlikelihood that construction would occur within a few hundred yards of major off-site construction, and compliance with SCAQMD regional construction emission thre sholds, the Project wo uld not contribute a cumulatively considerable amount of pollutants from construction emissions. Project impacts would be less than significant.
c) Expose sensitive receptors to substantial pollutant concentrations? Construction-Related Local Impacts
Construction-related air emissions may have the potential to exceed the state and federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the Basin. The proposed Project has been analyzed for the potential local air quality impacts created from: construction-related fugi tive dust and diesel emissions; from toxic air contaminants; and from construction-related odor impacts.
Local Air Quality Impacts from Construction
The local air quality emissions from construction were analyzed using the SCAQMD’s Mass Rate Localized Significant Threshold Look-up Tables and the methodology described in Localized Significance Threshold Methodology prepared by SCAQMD (revised July 2008). The Look-up Tables were developed by the SCAQMD in order to read ily determine if the daily emissions of CO, NO X,
PM10, and PM2.5 from the proposed Project could re sult in a significant impact to the local air quality. The emission thresholds were calcul ated based on the Pomona/Walnut Valley source receptor area (SRA) 10 and a disturbance value of two acres per day (Project Site is approximately
2.31 acres). The nearest sensitive receptors to the Project Site are the single-family homes on the western side of Rio Rancho Road, approximately 165 feet (~50 meters) from the Project boundary; therefore, the SCAQMD Look-up Tables for 50 meters was used. Table 5 shows the on-site emissions from CalEEMod for the different construction phases and the LST emissions thresholds. 42 Rio Rancho Road Project
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Table 5
Local Construction Emissions at the Nearest Receptors
Activity
On-Site Pollutant Emissions (pounds/day)
NOx CO PM10 PM2.5
Demolition 11.25 9.00 0.54 0.50
Grading 14.47 8.70 3.37 1.89
Building Construction 13.62 14.21 0.61 0.59
Paving 8.10 11.71 0.40 0.37
Architectural Coating 1.22 1.81 0.06 0.06
SCAQMD Thresholds 175 1,358 18 6
Exceeds Threshold? No No No No
Notes:
The nearest sensitive receptors to the Project include the single-family residential uses located approximately 165 feet (50 meters) west of the Project Site (west of Rio Rancho Road); therefore, the 50-meter threshold was used.
Source: Calculated from CalEEMod and SCAQMD’s Mass Rate Look-up Tables for 5 acres at a distance of 75 meters in SRA 10 (Pomona/Walnut Va lley). CalEEMod air quality data are provided in Appendix A to this document.
The data provided in Table 5 shows that none of the analyzed criteria pollutants would exceed the local emissions thresholds at the nearest sensitive receptors. Therefore, a less than significant local air quality impact would occur from construction of the proposed Project.
Operations-Related Local Air Quality Impacts
Project-related air emissions may have the potent ial to exceed the state and federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the Basin. The proposed Project has been analyzed for the potential local carbon monoxide (CO) emission impacts from the Project-generated vehicular trips and from the potential local air quality impacts from on-site operations. The following analysis analyzes the vehicular CO emissions and local impacts from on-site operations per SCAQMD LST methodology.
Localized Carbon Monoxide Hotspot Impact
A CO hotspot is a localized concentration of CO that is above a CO ambient air quality standard.
Localized CO hotspots can occur at intersections with heavy peak hour traffic. Specifically, hotspots can be created at intersections where traffic levels are sufficiently high such that the local CO concentration exceeds the federal one-hour stan dard of 35.0 ppm or the federal and state eight-hour standard of 9.0 ppm.
The entire Basin is in conformance with state and federal CO standards, and most air quality monitoring stations no longer report CO levels. The Project is located in the SRA 10 (Pomona/Walnut Valley), which showed an eight-hour maximum CO concentration of 1.1 ppm in 42 Rio Rancho Road Project
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2020,5 which is substantially below the state and federal standard of 9.0 ppm.
As shown in Table 3 above, maximum daily CO emissions generated by Project construction would be 30.27 pounds, and maximum on-site emission s generated by Project operation would be 22 pounds, which would not exceed SCAQMD’s regional threshold (550 pounds per day) or LST (1,358 pounds per day) for CO. Both the SCAQMD’s region al thresholds and LSTs are designed to be protective of public health. Based on the low background level of CO in the Project area, ever-improving vehicle emissions standards for new cars in accordance with state and federal regulations, and the Project’s low level of operational CO emissions, the Project would not create new CO hotspots. Therefore, the proposed Proj ect would not expose sensitive receptors to substantial CO concentrations, and localized air quality impacts related to CO hot spots would be less than significant.
Local Air Quality Impacts from On-Site Operations
Project-related air emissions from on-site source s such as architectural coatings, landscaping equipment, on-site usage of natural gas appliances as well as the operation of vehicles on-site may have the potential to exceed the state and federal air quality standards in the Project vicinity, even though these pollutant emissions may not be significant enough to create a regional impact to the Basin. The nearest sensitive receptors to the Project Site are the single-family homes on the western side of Rio Rancho Road, approximately 165 feet (~50 meters) from the Project boundary; therefore, the SCAQMD Look-up Tables for 50 meters was used.
The local air quality emissions from on-site operations were analyzed according to the methodology described in Localized Significance Threshold Me thodology, prepared by SCAQMD, revised July 2008. The Look-up Tables were developed by the SCAQMD in order to readily determine if the daily emissions of CO, NO
X, PM10, and PM2.5 from the proposed Pr oject could result in a significant impact to the local air quality. Per SCAQMD, the 5-acre Look-up Table, which is the largest site available, can be used as a conservative screen ing analysis for on-site operational emissions to determine whether more-detailed dispersion modeling would be necessary. However, as the Project Site is approximately 2.31 acres, the propos ed Project was analyzed based on the SRA 10 (Pomona/Walnut Valley) and the screening thresholds for a two-acre project site.
Table 6 shows the on-site emissions from CalEEMod that includes natural gas usage, landscape maintenance equipment, and vehicles operating on-site and the calculated emissions thresholds.
Per LST methodology, mobile emissions include only on-site sources which equate to approximately 10 percent of the Project-related new mobile sources.6
5 South Coast Air Quality Management Di strict, https://www.aqmd.gov/docs/default-source/air-quality/historical-data- by-year/aq2020card_final.pdf?sfvrsn=4, accessed June 3, 2022. 6 The Project Site is approximately 0.07 m iles in length at its longest point; therefore, the on-site mobile source emissions represent approximately 1/100th of the shortest CalEEMod default distance of 6.9 miles. To be conservative, 1/10th the distance (dividing the mobile source emissions by 10) was us ed to represent the portion of the overall mobile source emissions that would occur on-site.
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Table 6
Local Operational Emissions at the Nearest Receptors
On-Site Emission
Source
On-Site Pollutant Emissions (pounds/day)
NOx CO PM10 PM2.5
Area Sources 0.00 0.01 0.00 0.00
Energy Usage 0.12 0.10 0.01 0.01
Vehicle Emissions 0.80 7.03 1.05 0.29
Total Emissions 0.92 7.14 1.06 0.30
SCAQMD Thresholds 175 1,358 5 2
Exceeds Threshold? No No No No
Notes:
Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment Energy usage consists of emissions from on-site natural gas usage On-site vehicular emissions based on 1/10 of the gross vehicular emissions and road dust The nearest sensitive receptors to the project site are the single-family homes on the western side of Rio Rancho Road, approximately 165 feet (~50 meters) from the project boundary; therefore, the 50-meter threshold was used
Source: Calculated from CalEEMod and SCAQMD’s Mass Rate Look-up Tables for 2 acres in SRA 10 Pomona/Walnut Valley. CalEEMod air quality data are provided in Appendix A to this document.
The data provided in Table 6 shows that the on-going operations of the proposed Project would not exceed SCAQMD local operational thresholds of significance discussed above. Therefore, the on- going operations of the proposed Project would cr eate a less than significant operations-related impact to local air quality due to on-site emissions and no mitigation would be required.
Toxic Air Contaminants (TACs)
Construction Impacts
Construction-related activities would result in short-term, Project-generated emissions of diesel particulate matter (DPM) exhaust emissions from of f-road, heavy-duty diesel equipment for site preparation grading, building construction, and other construction activities. DPM was identified as a toxic air contaminant (TAC) by CARB in 1998. The potential cancer risk from the inhalation of DPM (discussed in the following paragraphs) outweighs the potential non-cancer health impacts.
Generation of DPM from construction projects typically occurs in a single area for a short period.
Construction of the proposed Project would occur over approximately one year. The dose to which the receptors are exposed is the primary factor used to determine health risk. Dose is a function of the concentration of a substance or substances in the environment and the extent of exposure that person has with the substance. Dose is positive ly correlated with time, meaning that a longer exposure period would result in a higher exposure level for the Maximally Exposed Individual. The risks estimated for a Maximally Ex posed Individual are higher if a fixed exposure occurs over a longer period of time. According to the Offi ce of Environmental Health Hazard Assessment (OEHHA), health risk assessments, which determin e the exposure of sensitive receptors to toxic emissions, should be based on a 30-year exposure period (assumed to be the approximate time that a person spends in a household). OEHHA recomme nds this risk be bracketed with 9-year and 70-year exposure periods. Health risk assessments should be limited to the period/duration of 42 Rio Rancho Road Project
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activities associated with the Project.
The maximum PM2.5 emissions, which is used to represent DPM emissions for this analysis, would occur during site preparation and grading activities. While site preparation and grading emissions represent the worst-case condition, such activities would only occur for approximately one month, less than two percent, one percent, and 0.2 percent of the typical health risk calculation period of 9 years, 30 years, and 70 years, respectively. PM 2.5 emissions would decrease for the remaining construction period because construction activities such as building construction and paving would require less construction equipment. Therefore, given the aforementioned, DPM generated by Project construction is not expected to create conditions where the probability that the Maximally Exposed Individual would contract cancer is greater than 10 in one million or to generate ground level concentrations of noncarcinogenic TACs that exceed a Hazard Index greater than one for the Maximally Exposed Individual. This impact would be less than significant.
Operational Impacts
Sources of operational TAC’s include, but are no t l i m i t e d t o , l a n d u s e s s u c h a s f r e e w a y s a n d high-volume roadways, truck distribution centers, ports, rail yards, refineries, chrome plating facilities, dry cleaners using perchloroethylene, and gasoline dispensing facilities.
The CARB Air Quality and Land Use Handbook (CARB Handbook) provides an advisory recommendation that a 50-foot separation be pr ovided between sensitive receptors and typical gasoline dispensing facilities. The Project includes the construction and operation of a 16-fuel pump gas station with an underground storage tank wh ich is anticipated to pump approximately 8.1 million gallons of throughput annually (7.2 million gallons for unleaded fuels and 900,000 gallons for E85 fuel). The closest sensitive receptors to the proposed service station are located on the western side of Rio Rancho Road, approximately 279 feet (~85 meters) from the closest fuel pump.
The fuel pump-portion of the Project would be permitted by SCAQMD and fuel-related emissions would be regulated by the SCAQMD Rule 461 and be required to obtain a Permit To Operate.
Gasoline dispensing facilities are required to use Phase I/II EVR (enhanced vapor recovery) systems.
Phase II EVR have an average efficiency of 95.1 percent and Phase I EVR have an average efficiency of 98 percent. Therefore, the potential for fugitive VOC or TAC emissions from the gasoline pumps is negligible.
Assuming approximately 8.1 million gallons per ye ar of throughput for this gasoline-dispensing facility, using the SCAQMD Risk Assessment Procedures for Rules 1401, 1401.1 and 212 7 and the SCAQMD Permit Application Package “N”8 and a downwind distance of 75 meters from the Upland station9, the residential cancer risk for the closest residential receptors is 4.93 in a million.
As the residential cancer risk does not exceed the SCAQMD threshold of 10 in a million, the Project
7 South Coast Air Quality Management District, http://www.aqmd.gov/docs/default-source/permitting/rule-1401-risk- assessment/riskassessproc-v8-1.pdf?sfvrsn=12, accessed June 3, 2022. 8 South Coast Air Quality Management District, http://www.aqmd.gov/docs/default-source/permitting/rule-1401-risk- assessment/attachmentn-v8-1.pdf?sfvrsn=4, accessed June 3, 2022. 9 Closest station to the site with available data.
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would not be a significant source of TACs or fugitive VOC emissions and sensitive receptors would not be exposed to toxic sources of air pollution. Therefore, the Project would not result in significant Localized Operational emissions-related impacts.
d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Potential sources that may emit odors during cons truction activities include the application of materials such as asphalt pavement. The objectio nable odors that may be produced during the construction process are of short-term in nature and the odor emissions are expected to cease upon the drying or hardening of the odor producing materials. Due to the short-term nature and limited amounts of odor producing materials being utilized, no significant impact related to odors would occur during construction of the proposed Proj ect. Diesel exhaust and VOCs would be emitted during construction of the Project, which are objectionable to some; ho wever, emissions would disperse rapidly from the Project Site and therefore should not reach an objectionable level at the nearest sensitive receptors.
Potential sources that may emit odors during th e on-going operations of the proposed Project would include odor emissions from the gas pumps, the intermittent diesel delivery truck emissions and trash storage areas. As detailed above, th e fuel pump-portion of the Project would be permitted by SCAQMD and fuel-related emissions would be regulated by the SCAQMD Rule 461 10 and be required to obtain a Permit To Operate. Ga soline dispensing facilities are required to use Phase I/II EVR (enhanced vapor recovery) systems. Phase II EVR have an average efficiency of 95.1 percent and Phase I EVR have an average efficien cy of 98 percent. Therefore, odors from pump- related VOC emissions would be negligible. Due to the distance of the nearest receptors from the Project Site and through compliance with SCAQMD’s Rule 402,11 no significant impact related to odors would occur during the on-going operations of the proposed Project.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to air quality have been identified as a result of the Project or its site; there are no potentiall y significant impacts to air quality that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in an air quality impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to air quality found all impacts to be less than significant with no mitigation measures required.
10 SCAQMD Rule 461 regulates the transfer of gasoline from any tank truck, trailer, or railroad tank car into any stationary storage tank, and from any stationary storage tank into any motor vehicle fuel tank. 11 SCAQMD Rule 402 prohibits a person from discharging from an y source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property. 42 Rio Rancho Road Project
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
4 . B I O L O G I C A L R E S O U R C E S. Would the project:
a. Have a substantial adverse effect, either
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations, or
by the California Department of Fish and
Wildlife or the U.S. Fish and Wildlife
Service?
b. Have a substantial adverse effect on any
riparian habitat or ot her 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?
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?
d. Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites?
e. Conflict with any local policies or
ordinances protecting biological resources,
such as tree preservation policy or
ordinance?
f. Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
GPU EIR: The GPU EIR analyzes biological resources on pages 4.3-1 through 4.3-27. The GPU EIR determined all impacts related to biological re sources would be less than significant with implementation of mitigation meas u r e s a s w e l l a s f r o m e x i s t i n g regulations. These mitigation measures were incorporated as policies of the General Plan. 42 Rio Rancho Road Project
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a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or the U.S. Fish and Wildlife Service?
The Project Site is located in an urbanized setting adjacent to SR-71 within a regional retail plaza including commercial structures, surface parking lots, ornamental landscape with a few undeveloped pads. The Project Site does not contain any native plant habitat or special-status plant species. The Project Site and immediate surroundings have been operating as urban uses for decades, and the Project Site is surrounded by disturbed landscapes from urbanized development. Any wildlife found on-site would be temporary and typical for an urban area, such as racoons and opossums. The General Plan does not identify the Project Site or its surroundings within open space, encompassing special-status wildlife or plant species or crit ical habitats. Project implementation would not adversely affect a candidate, sensitive, or special status species as identified on local, regional, state, or federal plans. Therefore, impacts would be less than significant and no mitigation measures are required.
b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife (CDFW) or U.S. Fish and Wildlife Service (USFWS)? The Project Site is located in an urbanized setting. Riparian habitats are habitats along the banks of rivers or streams. Sensitive natural communities are considered rare in the region by the USFWS, CDFW, or local regulatory agencies, and are known to provide habitat for sensitive animal or plant species. No riparian habitat or other sensitive na tural community identified in local or regional plans, policies, and regulations or by the CDFW or USFWS exists at the Project Site or within the immediate surroundings. The General Plan does not identify the Project Site or its surroundings within open space, encompassing special-status wi ldlife or plant species or critical habitats. No riparian or sensitive natural community habitat is proposed to be installed as part of the Project, or would result from the Project. Therefore, no im pacts to riparian habitat or sensitive natural communities would occur and no mitigation measures are required. c. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
The Project Site is located in an urbanized setting. No wetlands occur at the Project Site or adjacent to the Project Site. Thus, the Project would not re sult in impacts to wetlands and no mitigation measures are required.
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?
The Project Site and vicinity are completely urba nized; no large areas of open space that would facilitate wildlife movement exist in the immedi ate Project area. Furthermore, wildlife movement 42 Rio Rancho Road Project
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would be constrained by the existing arterial roadway system, particularly the proximity to SR 71 directly north and east of the Project Site, as well as the intensive development. There is no potential or established resident or migratory wildlife corridors on the Project Site or in the vicinity. Project implementation would not significantly impact a wildlife corridor or native wildlife nursery sites, and as the Project Site does not contain any body of water that could serve as fish habitat, fish species would not be impacted.
The Project Site includes an existing sycamore tree near Rio Rancho Road, which is proposed to remain. This tree and any weedy shrubs may provide suitable habitat for migrating birds, including those protected under the Migratory Bird Treaty Act (MBTA). Most native, breeding birds are also protected under Sections 3503, 3511, and 3513 of the California Fish and Game (CFG) Code as well as General Plan policies. However, the Project would be required to comply with the MBTA and CFG Code as a matter of law to ensu re significant impacts to covere d bird species would not occur during construction activities. Therefore, impacts would be less than significant and no mitigation measures are required.
e. Conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance?
The Project Site is not located within an area with sensitive biological resources. The Project Site does contain an existing mature sycamore tree on site near Rio Rancho Road, which is proposed to remain. The Project would plant 35 trees are part of the proposed landscaping plan. No street trees would be affected by the Project as the Projec t’s ingress and egress would be from existing driveway accessed from Rio Rancho Road. The Projec t would not conflict with any local policy or ordinance protecting biological resources in th e City. Therefore, impacts would be less than significant and no mitigation measures are required.
f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? The Project Site and surrounding area are not covered by an adopted Habitat Conservation Plan or Natural Community Conservation Plan.12 Moreover, the Project Site is not located within an area with potential habitat for sensitive wildlife or sensitive biological resource area. As such, the Project would not have the potential to conflict with a habitat conservation or natural community conservation plan. Therefore, no impacts would occur and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to biological resources have been identified as a result of the Project or its site; there are no potentially significant impacts to biological resources that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were no t discussed by the GPU EIR; no substantial new information has been identified that results in a biological resources impact that is more severe than
12 California Department of Fish and Wildlife, California Natu ral Community Conservation Plans, April 2019, available at:
https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=68626&inline, accessed June 3, 2022. 42 Rio Rancho Road Project
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anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to biological resources found all impacts to be less than significant with ap propriate mitigation measures, which have been incorporated as policies of the adopted General Plan.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
5. CULTURAL RESOURCES . Would the
project:
a. Cause a substantial adverse change in the
significance of a historical resource
pursuant to Section 15064.5 (of CEQA)?
b. Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to Section 15064.5 (of CEQA)?
c. Disturb any human remains, including
those interred outside of formal
cemeteries?
GPU EIR: The GPU EIR analyzes cultural resources on pages 4.4-1 through 4.4-24. The GPU EIR determined all impacts related to cultural re sources would be less than significant with implementation of mitigation meas u r e s a s w e l l a s f r o m e x i s t i n g regulations. These mitigation measures were incorporated as policies of the General Plan. a) Cause a substantial adverse change in the significance of a historical resource pursuant to Section 15064.5 (of CEQA)?
A significant impact may occur if a project would disturb historic resources which presently exist within a project site. State CEQA Guidelines Section 15064.5 defines a historical resource as:
1) a resource listed in or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources; 2) a resource listed in a local register of historic al resources or identified as significant in an historical resource survey meeting certain state guidelines; or 3) an object, building, structure, site, area, plac e, record or manuscript which a lead agency determines to be significant in the architec tural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California, provided that the lead agency’s determination is supported by substantial evidence in light of the whole record.
The Project Site is located within the existing Pomona Ranch Plaza retail development that was originally approved by the City in 1994. Portions of the plaza site have not yet been developed, including the Project Site, which consists of graded , relatively flat vacant land that is primarily undeveloped with limited areas of concrete and asphalt paving from adjacent developments within 42 Rio Rancho Road Project
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the plaza. As there are no structures on the Project Site and given the developed nature of surrounding built environment, it is unlikely that the Project would potentially a historic resource. At any rate, the Project would comply with the City’ s standard conditions pertaining to historic resources in the event a resource, previously unknown, is encountered during construction phase, which includes grading and excavation for underground storage tanks. Therefore, impacts would be less than significant and no mitigation measures are required. b) Cause a substantial adverse change in the signific ance of an archaeological resource pursuant to Section 15064.5 (of CEQA)?
A significant impact would occur if a known or unknown archaeological resource would be removed, altered, or destroyed as a result of the propos ed development. State CEQA Guidelines Section 15064.5 defines criteria for historical resources or resources that constitute unique archaeological resources.
The Project Site consists of graded, relatively flat vacant land that is primarily undeveloped with limited areas of concrete and asphalt paving from adjacent developments within the Pomona Ranch Plaza. While unlikely given the developed nature of the surrounding built environment, previously unknown buried archaeological resources coul d potentially be unearthed during Project construction, for example, grading and excavation activities for the underground storage tanks. The Project would comply with the City’s standard conditions pertaining to archaeological resources in the event a resource is encountered during cons truction. These conditions include, but are not limited to, halting work until found resources are appropriately handled, assessed, and/or recorded by qualified personnel to prevent damage to found resources. Therefore, impacts would be less than significant and no mitigation measures are required. c) Disturb any human remains, including th ose interred outside of formal cemeteries? A significant adverse impact would occur if grading or excavation activities associated with a project were to disturb previously interred human remains.
There are no known human remains or formal cemeteries within the Project Site or half-mile radius.
While no formal cemeteries, other places of human internment, or burial grounds sites are known to occur within the immediate Project Site area, there is always a possibility that human remains could be encountered during construction. Should human remains be encountered unexpectedly during grading or construction activiti es, state Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County Co roner has made the necessary findings as to origin and disposition pursuant to Public Reso urces Code Section 5097.98. If human remains of Native American origin are discovered during Pr oject construction, compliance with state laws, which fall within the jurisdiction of the Native American Heritage Commission (NAHC) per Public Resources Code Section 5097, relating to the disp osition of Native American burials would be required. Therefore, through compliance to existing laws, impacts would be less than significant and no mitigation measures are required.
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Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to cultural resources have been identified as a result of the Project or its site; there are no po tentially significant impacts to cultural resources that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a cultural resources impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to cultural resources found all impacts to be less than significant with appropriate mitigation measures, which have been incorporated as policies of the adopted General Plan.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
6. ENERGY. Would the project:
a. Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project
construction or operation?
b. Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
GPU EIR: The GPU EIR analyzes energy in various locations of the document including its respective Project Description, Air Quality, Land Use and Planning, and Greenhouse Gases sections. While no significant energy-related impacts have been identified in relation to adoption and implementation of the General Plan, and no mitigation is required , the General Plan includes policies that further reduce the energy usage from individual development projects that take place through 2035.
The City’s Energy Action Plan (EAP) overlaps with a number of the other Green Plan topics and is an integral element of the Green Plan. The EAP identi fies a comprehensive set of electricity-related energy efficiency targets, goals, policies, and actions to assist the community and City in becoming more energy-efficient and provides policies and actions to assist with their implementation. a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? The Project would use nonrenewable resources fo r construction and operation of the Project.
Natural resources that would be utilized by the Project include petroleum-based fuels for vehicles and equipment, operational building energy us age, and operational water consumption. The anticipated use of these resources is detailed in the following subsections. As supported by the discussion below, the Project would not create en ergy demand that would result in a significant environmental impact.
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Construction Energy Demand
The Project would utilize construction contractors which practice compliance with applicable CARB regulation regarding retrofitting, repowering, or replacement of diesel off-road construction equipment. Additionally, CARB has adopted the Airborne Toxic Control Measure to limit heavy-duty diesel motor vehicle idling in order to reduce public exposure to diesel particulate matter and other TACs. Compliance with these measures would result in a more efficient use of construction-related energy and would minimize or eliminate wasteful or unnecessary consumption of energy. Idling restrictions and the use of newer engines and equipment would result in less fuel combustion and energy consumption. Enforcement of idling limitations is realized through periodic site inspections conducted by City building officials, and/or in response to citizen complaints.
Therefore, Project construction would not result in the inefficient, wasteful or unnecessary consumption of energy. Further, the energy demands of the Project can be accommodated within the context of available resources and energy de livery systems. The Project would therefore not cause or result in the need for additional energy producing or transmission facilities. The Project would not engage in wasteful or inefficient uses of energy and aims to achieve energy conservations goals within the state. Notwithstanding, the Proj ect would not have any long-term effects on an energy provider’s future energy development or future energy conservation strategies.
Operational Energy Demand
Operation of the Project would contribute to area energy demand by consuming electricity, natural gas, and gasoline consumption. Natural gas and electricity would be used for heating and cooling systems, lighting, appliances, water use, and th e overall operation of the Project. Gasoline consumption would be attributed to the trips generated from patrons frequenting the Project Site.
The estimated number of average daily trips associated with the Project is used to determine the energy consumption associated with fuel use from operation of the Project. The majority of the fuel consumption would be from motor vehicles traveling to and from the Project Site. According to the air quality CalEEMod calculations (Appendix A to this document), the Project would result in approximately 4,465,605 annual vehicles miles traveled (VMT). This estimate is based on the most conservative estimate of daily trip generation determined in the Traffic Impact Analysis (TIA) (Appendix E to this document). Using the vehicle mix in CalEEMod, the Project would be anticipated to consume approximately 1,182,707 gallons of fuel per year (see fuel consumption energy data in Appendix B to this document).
Project operation would consume approximately 179,225.46 kWh (0.179 gigawatt hours [GWh]) of electricity per year (see GHG CalEEMod output in Appendix C to this document). The Project’s electricity demand would be served by Southern California Edison (SCE), which provided 85,275 GWh of electricity in 2018
13. The Project’s electricity demand would represent less than 0.001 percent of electricity provided by SCE. Therefore, SCE would have sufficient supplies for the Project.
Estimated natural gas consumption for the Project would be 440,180.2 kBTU/year (0.0044 MMthm per year) (see GHG CalEEMod output in Appendix C to this document). The Project’s natural gas
13 California Energy Commission, Energy Repo rts, Electricity Consumption by Entity, http://ecdms.energy.ca.gov/elecbyutil.aspx, accessed June 3, 2022. 42 Rio Rancho Road Project
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demand would be serviced by the Southern Cali fornia Gas Company (SoCalGas), which provided 5,156 MMthm per year in 201814. The Project’s natural gas consumption would represent less than
0.001 percent of natural gas provided by SoCalGas; which would therefore have adequate supply to serve the Project.
The Project would be required to comply with al l standards set in Califo rnia Building Standards Code (CBC) Title 24, which would minimize the wasteful, inefficient, or unnecessary consumption of energy resources during operation. The Building Energy Efficiency Standards (CBC Title 24, Part 6) requires newly constructed buildings to meet en ergy performance standards set by the Energy Commission. The California Green Building Standa rds (CALGreen) Code (CBC Title 24, Part 11) requires implementation of energy efficient light fixtures and building materials into the design of new construction projects. These standards are spec ifically crafted for new buildings to result in energy efficient performance so that the building s do not result in wasteful, inefficient, or unnecessary consumption of energy. The standards are updated every three years and each iteration is more energy efficient than the pr evious standards. Furthermore, the Project would continue to reduce its use of nonrenewable en ergy resources as the electricity generated by renewable resources provided by SCE continues to increase to comply with state requirements through Senate Bill (SB) 100, which requires elec tricity providers to increase procurement from eligible renewable energy resources to 33 percent of total retail sales by 2020, 60 percent by 2030, and 100 percent by 2045.
In conclusion, construction of the Project would be temporary and typical of similar projects, and would not result in the wasteful, inefficient, or unnecessary consumption of energy. Operation of the Project would consume fuel, natural gas, and electricity; however, the project would conform to the latest versions of the Building Energy Efficiency Standards and CALGreen Code, and would therefore not lead to wasteful, inefficient, or unnecessary consumption of energy resources. In addition, SCE and SoCal Gas have sufficient ener gy supplies to serve the Project. Therefore, the Project would have a less than significant impact and no mitigation measures are required. b) Conflict with or obstruct a state or local pl an for renewable energy or energy efficiency? The Project would be designed to comply with the performance levels and residential mandatory measures of the latest version of the Building Energy Efficiency Standards and CALGreen Code (Title 24, Parts 6 and 11), effective January 1, 2020, which would reduce energy consumption compared to standard building practices. Measures to meet these energy standards may include low-flow plumbing fixtures, water-efficient irrigation system s, high-efficiency heating, ventilation, and air conditioning (HVAC) and hot water storage tank equipment, and lighting conservation features.
Compliance with these regulations would ensure the proposed Project would not conflict with adopted energy conservation plans. Impacts woul d be less than significant and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to energy have been identified as a result of
14 California Energy Commission, Energy Reports, Gas Consumpt ion by Entity, http://ecdms.energy.ca.gov/gasbyutil.aspx, accessed June 3, 2022.
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the Project or its site; there are no potentially significant impacts to energy that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no subs tantial new information has been identified that results in an energy impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to energy found all impacts to be less than significant.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
7. GEOLOGY AND SOILS. Would the project:
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.
(ii) Strong seismic ground shaking?
(iii) Seismic-related ground failure, including
liquefaction?
(iv) Landslides
b. Result in substantial soil erosion or the loss
of topsoil?
c. Be located on a geologic unit or soil that is
unstable, or that would become unstable as
a result of the project, and potentially result
in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or
collapse?
d. Be located on expans ive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial direct or
indirect risks to life or property?
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?
f. Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
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GPU EIR: The GPU EIR analyzes geology and soils on pages 4.5-1 through 4.5-19 and paleontological resources on pages 4.4-1 thro ugh 4.4-24. The GPU EIR determined all impacts related to geology and soils would be less than significant and mitigation measures are not required as existing regulations and policies of the General Plan would address any potential impacts. a) Directly or indirectly cause pote ntial 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? Refe r to Division of Mines and Geology Special Publication 42.
A project would normally have a significant geol ogic hazard impact if it would cause or accelerate geologic hazards which would result i n s u b s t a n t i a l d a m a g e t o s t r u c t u r e s o r infrastructure, or expose people to substantial ri sk of injury. For the purpose of this specific issue, a significant impact may occur if a project site is located within a state-designated Alquist- Priolo Fault Zone or other designated fault zo ne, and appropriate building practices are not employed.
No parts of the City are within an Alquist-Priolo Special Study Zone. Thus, the Project would not require a special site investigation by an engineering geologist. No active faults are known to exist within or in the immediate vicinity of the Project Site. The closest known active fault is the Indian Hill fault system located approximately five miles to the northwest, and as such, no known risk from surface fault rupture is known to exist at the Project Site. Therefore, impacts related to fault rupture at the Project Site wo uld be less than significant and no mitigation measures are required.
ii) Strong seismic ground shaking?
A project would normally have a significant geol ogic hazard impact if it would cause or accelerate geologic hazards which would result in substantial damage to structures or infrastructure, or expose people to substantial ri sk of injury. For the purpose of this issue, a significant impact may occur if a project repres ents an increased risk to public safety or destruction of property by exposing people, property, or infrastructure to seismically-induced ground shaking hazards that are greater than the average risk associated with locations in the Southern California region.
Southern California is a seismically active re gion likely to experience, on average, one earthquake of Magnitude 7.0, and 10 earthquakes of Magnitude 6.0 over a period of 10 years.
The Project Site is located in the Peninsular Range Geomorphic Province. The Peninsular Range Geomorphic Province is characterized by nort hwest trending mountain ranges, separated by subparallel fault zones. Based on the general proximity of active faults and seismogenic structures, as well as the historic seismic record, the area of the Project Site is considered subject to relatively moderate to high seismicity. The nearest fault is the Indian Hill fault system, 42 Rio Rancho Road Project
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approximately five miles to the northwest.
As with all development projects in the City and throughout Southern California, the Project would be designed and constructed in conforma nce with the California Building Code (CBC) , including Section 1613 – Earthquake Loads, an d locally adopted seismic-design-related measures. Further, the Project would be requir ed to implement all design and construction recommendations of an applicable geotechnic al evaluation prepared for the Project.
Conformance with standard engineering practices and design criteria would reduce the effects of seismic ground shaking to a less than significant level. No mitigation measures are required. iii) Seismic-related ground failure, including liquefaction? A project would normally have a significant geol ogic hazard impact if it would cause or accelerate geologic hazards which would result i n s u b s t a n t i a l d a m a g e t o s t r u c t u r e s o r infrastructure, or expose people to substantial ri sk of injury. For the purpose of this specific issue, a significant impact may occur if a project is located in an area identified as having a high risk of liquefaction and mitigation measures required within such designated areas are not incorporated into the project.
Liquefaction is the loss of strength of cohesionless soils when the pore water pressure in the soil becomes equal to the confining pressure. Liquefaction generally occurs as a “quicksand” type of ground failure caused by strong ground shaking. The primary factors influencing liquefaction potential include groundwater, soil type, relative density of the sandy soils, confining pressure, and the intensity and duration of ground shaking. Due to the increasing overburden pressure with depth, liquefaction of granular soils is generally limited to the upper 50 feet of a soil profile.
Seismic risks including from liquefaction have no t been found to occur at the Project Site in prior environmental analyses prepared for the Po mona Ranch Plaza. The Project is subject to mandated compliance with City and state se ismic design, engineerin g, and construction standards. The City requires site and design-specific geotechnical analyses in conjunction with an application for building permits, and ensures, through plan review and building inspections, that geotechnical analyses recommendations and standards are implemented. Therefore, impacts related to liquefaction would be less than significant and no mitigation measures are required.
iv) Landslides?
Landslides are mass movements of the ground th at include rock falls, relatively shallow slumping and sliding of soil, and deeper rotation al or transitional movement of soil or rock.
General slope stability is determined by a number of factors including slope, vegetative cover, wildfire, bedrock, soil, precipitation, and human alteration.
The Project Site is characterized by a relatively flat topography; however, an adjacent slope is located immediately to the north and east of the proposed development in the Rio Rancho Road and SR 71 rights-of-way. There have been no known landslides at the Project Site. The 42 Rio Rancho Road Project
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Project proposed a retaining wall along to eastern perimeter and northern-most perimeter around the proposed office building because of the slope to ensure any landslide risk is negated. Moreover, the City requires site an d design-specific geotechnical analyses in conjunction with an applicatio n for building permits, and ensu res, through plan review and building inspections, that geotechnical analyses recommendations and standards are implemented. Therefore, impacts would be less than significant and no mitigation measures are required.
b) Result in substantial soil erosion or the loss of topsoil? A significant impact may occur if a project exposes large areas to the erosional effects of wind or water for a protracted period of time. During construction, the Project would include the grading, which would entail approximately 1,125 cubic yards of cut and approximately 2,640 cubic yards of fill. These types of construction activities have the potential to disturb and expose native soils to soil erosion. In addition, a temporary change in on-s ite drainage patterns from Project construction could also result in limited soil erosion. Thus, development of the Project has the potential to result in the erosion of soils during site preparation and construction activities. However, the potential for erosion during construction is limited and any potential erosion would be reduced by compliance with the National Pollutant Disch arge Elimination System (NPDES), which includes the General Permit for Discharges of Storm Water Runoff Associated with Construction and Land Disturbance Activities.15 The Construction General Permit requires preparation and implementation of a stormwater pollution prevention plan (SWPPP), whic h, in turn, requires applications of best management practices (BMPs) to control runoff fr om construction work sites. The BMPs would include, but would not be limited to, physical barriers to prevent erosion and sedimentation, construction of sedimentation basins, limitations on work periods during storm events, protection of stockpiled materials, and a variety of other measur es that would substantially reduce or prevent erosion from occurring during construction. Further, the construction contractor would be required to implement standard dust control measures (SCAQMD Rule 403). Conformance with such standards would reduce the potential for substantial soil erosion or the loss of topsoil from the site during the grading and construction phase. Once construction is complete, all exposed soil materials would be covered (e.g., developed an d/or landscaped) and there would be limited potential for erosion or siltation to occur. Theref ore, construction-related impacts would be less than significant and no mitigation measures are required.
During operation, the Project would not have the potential to result in substantial soil erosion or loss of topsoil as the Project Site would be near ly entirely developed with buildings and paved surfaces with the exception of limited areas of landscaping. T hus, the potential for soil erosion during operation of the Project is very low. Therefore, operation-related impacts would be less than significant and no mitigation measures are required.
15 As set forth in State Water Resources Control Bo ard Order 2009-0009-DWQ, NPDES No. CAS000002; as amended by Orders 2010-0014-DWQ and 2012-006-DWQ.
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c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
See above for the discussion of potential impact s related to liquefacti on and landslides. As discussed, impacts related to liquefaction and landslide would be less than significant.
Lateral spreading is the movement of the ground surface down a mild slope or toward an open free face during a seismic event that causes soil liquefaction. Seismic risks including from liquefaction as well as lateral spreading have not been found to occur at the Project Site in prior environmental analyses prepared for the Pomona Ranch Plaza. The Project is subject to mandated compliance with City and state seismic design, engineering, and construction standards. The City requires site and design-specific geotechnical analyses in conjunction with an application for building permits, and ensures, through plan review and building inspections, that geotechnical analyses recommendations and standards are implemented. Therefore, impact s related to liquefaction would be less than significant and no mitigation measures are required.
Land subsidence is a gradual settling or sudden sinking of the earth’s surface owing to subsurface movement of earth materials. Land subsidence is typically caused by compression of soft, geologically young sediments or activities related to fluid extraction (e.g., groundwater, petroleum, or natural gas). No water or oil drilling extractions or similar practices that are typically associated with subsidence effects would occur as a result of the Project. The Project Site is not known to be susceptible to subsidence. In addition, surface materials that are disrupted/displaced would be re- compacted on-site during Project construction. Therefore, impacts would be less than significant and no mitigation measures are required.
Soil collapse occurs when sediment moisture co ntent increases substantially, leading to the densification of the soil, which can lead to structural damage from cracking foundations, walls, and floors. Typical causes of soil collapse include in filtration resulting from poor surface drainage, irrigation water, or leaking pipes into low-density, silty sandy soil in semi-arid and arid climates that are not regularly subjected to saturation. Soil compaction as engineered fill would ensure adequate pavement support characteristics. As mentioned above, the City requires site and design-specific geotechnical analyses in conjunction with an application for building permits, and ensures, through plan review and building inspections, that geotechnical analyses recommendations and standards are implemented. Therefore, impacts related to soil collapse would be less than significant and no mitigation measures are required.
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Expansive soils generally result from specific clay minerals that expand when saturated and shrink when dry. The subsurface conditions are typical for the geologic region of the Project Site. The expansion potential of soils near finished grade is low to moderate within the general plaza development area. Underlying alluvial soils wo uld require removal and re-compaction. The City requires site and design-specific geotechnical an alyses in conjunction with an application for 42 Rio Rancho Road Project
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building permits, and ensures, through plan review and building inspections, that geotechnical analyses recommendations and standards are implemented. Therefore, impact would be less than significant and no mitigation measures are required.
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? The Project would be served by the existing wast ewater collection system (sewer) and would not require septic tanks or alternative on-site disposal systems. Therefore, no impacts would occur and no mitigation measures are required.
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? A significant impact could occur if grading or excavation activities associated with a project would disturb paleontological resources or unique geologic features which presently exist within a project site. Paleontological resources are the fossili zed remains of organisms from prehistoric environments found in geologic strata. These resources are valued for the information they yield about the history of the earth and its past ecolog ical settings. There are two types of resources; vertebrate and invertebrate paleontological resources. These resources are found in geologic strata conducive to their preservation, typically sedimentary formations. Paleontological sites are those areas that show evidence of pre-human activity. Often, they are simply small outcroppings visible on the surface or sites encountered during grading. While the sites are important indications, it is the geologic formations that are the most import ant since they may contain important fossils.
Potentially sensitive areas for the presence of paleontological resources are based on the underlying geologic formation. Fossil remains may occur throughout the City, although the evenness of their distribution is not known. The potential for fossil occurrence depends on the rock type exposed at the surface in a given area.
The Project Site does not contain any unique geological features. While the likelihood of discovery is remote, the Project construction would include gro und disturbing activities such as grading and excavation for the underground storage tanks. As such, the possibility exists that previously unknown paleontological artifacts may be present. However, the Project would comply with the City’s standard conditions pertaining to paleon tological resources should such resources be encountered during construction. The City’s standard conditions include procedures to halt work until found resources are appropriately handled, assessed, and/or recorded by qualified personnel to prevent damage to found resources. Adherence to these conditions would ensure impacts would be less than significant and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to geology and soils have been identified as a result of the Project or its site; there are no potentially significant impacts to geology and soils that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a geology and soils impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to geology and soils found all impacts to be 42 Rio Rancho Road Project
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less than significant with no mitigation measures required.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
8. GREENHOUSE GAS EMISSIONS . Would
the project:
a. Generate greenhouse gas emissions, either
directly or indirectly, that may have a
significant impact on the environment?
b. Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse
gases?
GPU EIR: The GPU EIR analyzes GHG emissions on pages 4.15-1 through 4.15-17. The GPU EIR determined all impacts related to GHG emissions would be less than significant and mitigation measures are not required as policies of the Ge neral Plan and ATP would address any potential impacts.
GHG Overview
Gases that absorb and re-emit infrared radiation in the atmosphere are called GHGs. The gases that are widely seen as the principal contributors to human-induced climate change include carbon dioxide (CO2), methane (CH4), nitrous oxides (N2O), fluorinated gases such as hydrofluorocarbons (HFCs) and perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). Water vapor is excluded from the list of GHGs because it is short-lived in the at mosphere, and its atmospheric concentrations are largely determined by natural processes, such as oceanic evaporation.
Different types of GHGs have varying global warming potentials (GWPs). The GWP of a GHG is the potential of a gas or aerosol to trap heat in the atmosphere over a specified timescale (generally, 100 years). Because GHGs absorb different amounts of heat, a common reference gas (CO2) is used to relate the amount of heat absorbed to the amount of the gas emissions, referred to as “carbon dioxide equivalent” (CO2e), and is the amount of a GHG emit ted multiplied by its GWP. Carbon dioxide has a 100-year GWP of one. By contrast, CH4 has a GWP of 28, meaning its global warming effect is 25 times greater than carbon dioxide on a molecule per molecule basis. N2O has a global warming potential of 265.
GHG Emissions Inventory
California
Based on CARB’s California Greenhouse Gas Inventory for 2000-2017, California produced 424 MMT CO2e in 2017. The largest source of GHGs in California is transportation, which generates 41 percent of the state’s total GHG emissions. The industrial sector is the second largest source, contributing 24 percent of the state’s GHG emissions, and electric power accounted for approximately 15 percent. 42 Rio Rancho Road Project
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California emissions are due in part to its large size and large population compared to other states.
However, a factor that reduces California’s per capita fuel use and GHG emissions, as compared to other states, is its relatively mild climate. In 2016, the State of California achieved its 2020 GHG emission reduction target as emissions fell below 431 MMT CO2e. The annual 2030 statewide target emissions level is 260 MMT CO2e.
Local
The City’s Green Plan16 sets a 2020 target to achieve a 15 percent reduction below community wide GHG emissions and identifies actions to achiev e the target. The City’s Green Plan contains GHG-reduction policies for transp ortation, land use, energy use, water management, and waste reduction and recycling.
Appended to the City’s Green Plan is the Energy Action Plan (EAP), which includes a GHG emissions inventory, reduction targets through 2020, comm unity-wide and municipal energy efficiency strategies, and implementation policies. 17 In 2007, GHG emissions for community-wide activities were estimated at 987,170 MT CO2e, while GHG emissions for municipal operations were estimated at approximately 14,300 MT CO2e. The majority of community-wide activities emissions were associated with on-road transportation (53 percent) and commercial/industrial energy (24 percent), while the majority of municipal operations emissions were associated with water use and supply and the City-owned vehicle fleet.
Significance Threshold
CEQA Guidelines Section 15064.4(b) states that a lead agency should consider the following factors, among others, when assessing the significance of impacts from GHG emissions on the environment:
The extent to which the project may increase or reduce GHG emissions as compared to the existing environmental setting;
Whether the project emissions exceed a thresh old of significance that the lead agency determines applies to the project; and
The extent to which the project complies wi th regulations or requirements adopted to implement a statewide, regional, or local pl an for the reduction or mitigation of GHG emissions. Such requirements must be adopte d by the relevant public agency through a public review process and must reduce or mitigate the project’s incremental contribution of GHG emissions.
Individual projects do not generate enough GH G emissions to substant ially influence climate change. However, physical changes caused by a project can contribute incrementally to cumulative effects that may be significant, even if individual changes resulting from a project are limited. The issue of climate change typically involves an analysis of whether a project’s contribution towards an impact would be cumulatively considerable. “Cumulatively considerable” means that the incremental effects of an individual project are significant wh en viewed in connection with the effects of past
16 City of Pomona, Green Plan, November 2012,
https://www.pomonaca.gov/home/showpublisheddocument/568/637459744633670000, accessed June 3, 2022. 17 City of Pomona, Energy Action Plan, November 2012,
https://www.pomonaca.gov/home/showpublisheddocument/562/637459744607400000, accessed June 3, 2022. 42 Rio Rancho Road Project
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projects, other current projects, and probable future projects (CEQA Guidelines, Section 15064[h][1]).
The SCAQMD is in the process of preparing reco mmended significance thresholds for GHGs for local lead agency consideration (“SCAQMD draft local agency threshold”); however, the SCAQMD Board has not approved the thresholds to date. The current draft thresholds consist of the following tiered approach:
Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA.
Tier 2 consists of determining whether the project is consistent with a GHG reduction plan. If a project is consistent with a qualifying local GHG reduction plan, it does not have significant GHG emissions.
Tier 3 consists of screening values, which the lead agency can choose, but must be consistent with all projects within its jurisd iction. A project’s construction emissions are averaged over 30 years and are added to a proj ect’s operational emissions. If a project’s emissions are under one of the following screening thresholds, then the project is less than significant:
o All land use types: 3,000 MTCO2e per year
o Based on land use type: residential: 3,500 MTCO2e per year; commercial: 1,400 MTCO2e per year; or mixed use: 3,000 MTCO2e per year.
o Based on land type: Industrial (where SCAQMD is the lead agency), 10,000 MTCO2e per year.
Tier 4 has the following options:
o Option 1: Reduce emissions from business as usual (BAU) by a certain percentage; this percentage is currently undefined.
o Option 2: Early implementation of applicable AB 32 Scoping Plan measures. o Option 3, 2020 target for service popula tions (SP), which includes residents and employees: 4.8 MTCO2e/SP/year for projects and 6.6 MTCO2e/SP/year for plans; o Option 3, 2035 target: 3.0 MTCO2e/SP/year for projects and 4.1 MTCO2e/SP/year for plans.
Tier 5 involves mitigation offsets to achieve target significance threshold.
The SCAQMD’s draft threshold uses the Executive Order S-3-05 goal as the basis for the Tier 3 screening level. Achieving the Executive Order’s objective would contribute to worldwide efforts to cap carbon dioxide concentrations at 450 ppm, thus stabilizing global climate. Specifically, the Tier 3 screening level for stationary sources is based on an emission capture rate of 90 percent for all new or modified projects. A 90 percent emission capture rate means that 90 percent of total emissions from all new or modified stationary source projects would be subject to a CEQA analysis, including a negative declaration, a mitigated negative declaration, or an environmental impact report, which includes analyzing feasible alternatives and imposing feasible mitigation measures. A GHG significance threshold based on a 90 percent emi ssion capture rate may be more appropriate to address the long-term adverse impacts associated with global climate change because most 42 Rio Rancho Road Project
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projects will be required to implement GHG re duction measures. Further, a 90 percent emission capture rate sets the emission threshold low enou gh to capture a substantial fraction of future stationary source projects that will be constructed to accommodate future statewide population and economic growth, while setting the emission threshold high enough to exclude small projects that will in aggregate contribute a relatively small fraction of the cumulative statewide GHG emissions.
This assertion is based on the fact that staff estimates that these GHG emissions would account for slightly less than one percent of future 2050 statewide GHG emissions target (85 MMTCO2eq/year).
In addition, these small projects may be subject to future applicable GHG control regulations that would further reduce their overall future contribution to the statewide GHG inventory. Finally, these small sources are already subject to BACT for criter ia pollutants and are more likely to be single- permit facilities, so they are more likely to have few opportunities readily available to reduce GHG emissions from other parts of their facility.
While Tier 1 would technically appl y to the Project as it qualifies for a CEQA Guidelines Section 15183 exemption, for purposes of a conservative analysis, Tier 2 is consulted. For Tier 2, the City has not adopted a qualified GHG reduction plan at the time of this analysis. Therefore, for a project-specific threshold, the City has selected SCAQMD’s 3,000 MT CO2e per year threshold for non-industrial projects as the applicable project-specific threshold, in accordance with Tier 3. a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
The proposed Project is anticipated to generate GHG emissions from area sources, energy usage, mobile sources, waste, water, and construction equipment. CalEEMod Version 2020.4.0 was used to calculate the GHG emissions from the proposed project. A summary of the results is shown below in Table 7 below and the GHG CalEEMod run for the proposed Project is provided in Appendix C to this document.
Table 7
Project-Related Greenhouse Gas Emissions
Category
Greenhouse Gas Emissions (Metric Tons/Year)
Bio-CO2 NonBio-CO2 CO2 CH4 N2O CO2e
Area Sources 0.00 0.00 0.00 0.00 0.00 0.00
Energy Usage 0.00 55.27 55.27 0.00 0.00 55.58
Mobile Sources 0.00 1,576.04 1,576.04 0.19 0.11 1,612.94 Waste 10.47 0.00 10.47 0.62 0.00 25.93
Water 0.61 5.60 6.20 0.06 0.00 8.23
Construction 0.00 11.46 11.46 0.00 0.00 11.58
Total Emissions 11.07 1,648.38 1,659.45 0.88 0.11 1,714.26 Notes:
Area sources consist of GHG emissions from consumer products, architectural coatings, and landscape equipment.
Energy usage consist of GHG emissions from electricity and natural gas usage.
Mobile sources consist of GHG emissions from vehicles.
Solid waste includes the CO2 and CH4 emissions created from the solid waste placed in landfills.
Water includes GHG emissions from electricity used for transport of water and processing of wastewater. 42 Rio Rancho Road Project
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Table 7
Project-Related Greenhouse Gas Emissions
Category
Greenhouse Gas Emissions (Metric Tons/Year)
Bio-CO2 NonBio-CO2 CO2 CH4 N2O CO2e
Construction GHG emissions CO2e based on a 30-year amortization rate.
Source: CalEEMod Version 2020.4.0 for Opening Year 2024. GHG CalEEMod data are provided in Appendix C to this document.
Table 7 shows that the total for the proposed Project’s emissions would be 1,714.26 MTCO2e per year. According to the thresholds of significance established above, a cumulative global climate change impact would occur if the GHG emissions created from the on-going operations of the proposed Project would exceed the SCAQMD draft threshold of 3,000 MTCO2e per year for all land uses. Therefore, operation of the proposed Project would not create a significant cumulative impact to global climate change. No mitigation is required.
b) Conflict with an applicable plan, policy or re gulation adopted for the purpose of reducing the emissions of greenhouse gases?
The City adopted the Green Plan to reduce energy costs, increase efficiencies, improve air quality and become a leader in sustainable government and reduce GHGs. Moreover, the California Governor issued Executive Order S-3-05, GHG Emission, in June 2005, which established the following reduction targets:
2010: Reduce GHG emissions to 2000 levels.
2020: Reduce GHG emissions to 1990 levels.
2050: Reduce GHG emissions to 80 percent below 1990 levels.
In 2006, the California State Legislature adopted AB 32, the California Global Warming Solutions Act of 2006 that requires CARB to adopt rules and regulations that would achieve GHG emissions equivalent to statewide levels in 1990 by 2020 th rough an enforceable statewide emission cap, which were phased in starting in 2012. The Project's estimated GHG emissions meet the threshold for compliance with Executive Order S-3- 05. The Project's emissions also comply with the goals of AB 32. Because the Project meets the current interim emissions targets/thresholds established by SCAQMD the Project would also be meet the reduction target of 40 percent below 1990 levels by 2030 mandated by SB-32. Furthermore, the majority of the post 2020 reductions in GHG emissions are addressed via regulatory requirements at the state level and the Project would be required to comply with the regulations as they come into effect.
The Project is also subject to the requirements of the CALGreen Code. On January 12, 2010, the State Building Standards Commission unanimous ly adopted updates to the California Green Building Standards Code, which went into effect on January 1, 2011. The Code is a comprehensive and uniform regulatory code for all residential, commercial and school buildings.
The CALGreen Code does not prevent a local jurisdiction from adopting a more stringent code as state law provides methods for local enhancements. The Code recognizes that many jurisdictions have developed existing construction and demolition ordinances, and defers to them as the ruling guidance requires that they provide a minimum 65 percent diversion requirement. The Code also 42 Rio Rancho Road Project
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provides exemptions for areas not served by construction and demolition recycling infrastructure.
State building code provides the minimum standard that buildings need to meet to be certified for occupancy. Enforcement is generally through th e local building official. The California Green Building Standards Code (code section in parentheses) requires:
Water Efficiency and Conservation [Indoor Water Use (4.303.1)]. Water Efficiency and Conservation [Outdoor Water Use (4.304.1)]. Construction Waste Reduction of at least 65 percent (4.408.1). Materials pollution control (4.504.1 – 4.504.6).
Installer and Special Inspector Qualifications (702.1-702.2).
As shown on Table 7 above, the Project is estimated to generate approximately 1,714.26 MTCO2e per year and is below the SCAQMD draft local ag ency threshold of 3,000 MTCO2e per year. The Project would be required by the City to comply with all applicable Green Building Standards.
Therefore, the Project would not significantly impact and conflict with any applicable plan, policy, or regulations to reduce GHG emissions.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to GHG emissions have been identified as a result of the Project or its site; there are no po tentially significant impacts to GHG emissions that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a GHG emissions impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to GHG emissions found all impacts to be less than significant with no mitigation measures required.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
9. HAZARDS & HAZARDOUS MATERIALS .
Would the project:
a. Create a significant hazard to the public or
the environment through the routine
transport, use, or disposal of hazardous
materials?
b. Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous
materials into the environment?
c. Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter
mile of an existing or proposed school?
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
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?
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?
f. Impair implementation of or physically
interfere with an adopted emergency
response plan or emergency evacuation
plan?
g. Expose people or structures, either directly
or indirectly, to a significant risk of loss,
injury or death involving wildland fires?
GPU EIR: The GPU EIR analyzes hazards and hazardous materials on pages 4.6-1 through 4.6-32.
The GPU EIR determined all impacts related to hazards and hazardous materials would be less than significant and mitigation measures are not requir ed as existing regulations and policies of the General Plan would address any potential impacts with exception of potential safety impacts for projects within two miles of Brackett Field, which required a mitigation measure that was incorporated into the adopted General Plan.
Please note that the following two thresholds are analyzed together. a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
AND
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? A significant impact may occur if a project involves use or disposal of hazardous materials as part of its routine operations and would have the potent ial to generate toxic or otherwise hazardous emissions that could adversely affect sensitive receptors. Uses sensitive to hazardous emissions (i.e., sensitive receptors) in the area include the residential areas beyond the Pomona Ranch Plaza to the 42 Rio Rancho Road Project
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west.
Construction
Project construction would involve limited use of toxic or hazardous substances that are typical for construction-related activities (e.g., oil, fuel fo r vehicles and construction equipment, hydraulic fluids, cleaners, solvents, paints); nevertheless, th ere is the possibility of accidental release (e.g., spilling of hydraulic fluid or diesel fuel from construction equipment maintenance). Such incidents are expected to involve small volumes and low concentrations, and the contractor would be required to employ standard cleanup and safety procedures to minimize the potential for public exposure from accidental releases of such substances into the environment. BMPs for the proper handling, use, and disposal of hazardous material s during construction would be included in the SWPPP required for the Project (as previously discussed in the geology and soils analysis). Project construction would also be required to comply with regulations within the Clean Air Act, Clean Water Act, Comprehensive Environmental Response, Compensation and Liability Act, and the Toxic Substances Control Act regarding proper disposal of hazardous materials and the protection of public. Therefore, construction-related impacts wo uld be less than significant and no mitigation measures are required.
Operation
Project operations would include the operation of a fuel station, which includes underground storage tanks, as well as convenience store, rest aurant with drive-through, car wash, and office building. Gasoline storage and dispensing facilities contain potentially hazardous materials including liquid fuels as well as gas vapors. Additionally , other potentially haza rdous materials include propane fuel, lubricants, oils, and petroleum-based products may be available at the convenience store as well as commercial-grade cleaning products that may be used at the Project. At operation, the Project would routinely handle, store, and dispense potentially hazardous materials. The design and operation of the Project, including the gas stat ion, would be required to comply with local, state, and federal regulations that are applicable to fueling facilities and be required to meet certain standards for design, operation, maintenance and safety.
The transfer and storage of gasoline would result in emission of VOC/ROG. Such compounds are emitted through the loading, breathing, and dispen sing of fuels. The state requires that fueling stations incorporate proper control equipment to minimize vapor emitted from the facility such as enhanced vapor recovery systems. The fuel disp ensing valves would control and minimize vapor emissions in accordance with SCAQMD regulations for the operation of gas stations. Additionally, the facility would be constructed in accordance with state fire, building, and health codes that require measures such as automatic shutoffs, signage, collision bollards, and onsite spill containment for the underground storage tanks. The Project would be required to comply with all applicable federal, state and local regulations in order to operate, including but not limited to California Occupational Safety and Health Regulations Section 2540.7 – Gasoline Dispensing and Service Stations and California Fire Code regulations for Liquified Petroleum Gases. Additionally, the Project would be subject to Code of Federal Regulations Title 40, which requires that handling any individual hazardous materials or mixture in excess of following quantities: 55 gallons (liquid); 500 pounds (solid); or 2000 cubic feet (gases) to pr epare and submit a Hazardous Materials Business Plan (HMBP). The HMBP is required to be subm itted to the Los Angeles County Fire Department 42 Rio Rancho Road Project
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Health Hazardous Materials Division. The HMBP is required to include a contingency plan that describes the facility’s response procedures in the event of an accidental release of hazardous materials and an employee training plan, which must also be reported to the California Environmental Reporting System.
Transportation of hazardous materials would be accomplished in accordance with regulations established by the United States Department of Transportation and Caltrans. The delivery of gasoline would also be required to follow any applicable designated ha zardous material carrier route to promote safe transport of hazardous materials through the City. Therefore, with incorporation of design and operations features that are required by existing regulations, impacts would be less than significant and no mitigation measures are required.
Furthermore, the majority of the Pomona Ranch Plaza site is not affected by known hazards or potentially hazardous conditions. However, an approximately 3.6 acre located along the southerly boundary of the Pomona Ranch Plaza, was formerly utilized as a municipal landfill during the 1940s and 1950s. Previous environmental investigations have identified the presence of hazardous materials within and proximate to the landfill site. However, implementation of the Project would not affect the former landfill site, which was cert ified closed by CalRecyc le in 2018 following installation of an engineered landfill cover syst em. No impacts would result from the Project in regards to the former landfill.
Therefore, Project construction and operation would result in a less than significant impact and no mitigation measures are required.
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? No existing or proposed school facilities are located within a one-quarter mile (1,320 feet) radius of the Project Site. The nearest school is Lexing ton Elementary School, approximately 2,100 feet northeast of the Project Site, and which is operated by the Pomona Unified School District (PUSD). It should be noted that adherence to existing federal, state, and local regulations would ensure that all potentially hazardous materials onsite are properly labeled, transported, and stored. Established policies and programs set forth by regulatory ag encies provide that the presence of potential hazardous materials occurs in the safest possible manner by reducing the opportunity for accidental release of spills and ensuring that a response is in place. Such policies include corrosion and overfill protection, as well as leak detecting for underground storage tanks. The Project would be required to adhere to local, state, and federal regulation s regarding the storage and sale of gasoline. The HMBP, which is required by Title 40 of the Code of Federal Regulations, would be prepared and implemented to address spill prevention and respon se in the event of an accidental release.
Therefore, as there are no schools located within one-quarter mile of the Project Site, no impact would occur and no mitigation measures are required.
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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?
The Project Site is not listed a search of regulatory databases such as those required by California Government Code Section 65962.5. The nearest listed site is the former landfill discussed in the preceding threshold question, which was certified closed in 2018 by CalRecycle. No sites with a reported release of hazardous substances or petroleum products to the subsurface were reported within a one-eighth-mile radius of the Project Si te. Therefore, construction and operation of the Project would not pose an environmental hazard to surrounding sensitive uses or the environment in regards to siting the Project on a known hazardous waste site, and impacts would be less than significant. No mitigation measures are required.
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? The nearest airport to the Project Site is Brackett Field Airport, located approximately 4.3 miles to the north, and the Project Site is not located within an airport influence area. 18 Therefore, no impact
would occur and no mitigation measures are required.
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
The Project would not be anticipated to result in significant impacts to emergency response or emergency evacuation plans given the nature of th e Project and the location of the Project Site within the Pomona Ranch Plaza. Construction of the Project would not require lane or street closures along public rights-of-way such as Rio Rancho Road or SR-71. Development onsite would be subject to all applicable City ordinances and design requiremen ts, as well as review by local police and fire protection authorities, prior to project approval, to ensure that emergency access can be adequately maintained and/or provided. Therefore, the Project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan and impacts would be less than significant. No mitigation measures are required. g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
The Project Site is located within an urbanized area and no wildlands are present in the surrounding area. As such, Project would not expose people or structures to risks associated with wildland fires.
See also the wildfire analysis in this document. Therefore, no impact would occur and no mitigation measures are required.
18 Los Angeles County, Airport Influence Area, website: h ttps://data.lacounty.gov/Property-Planning/Airport-Influence- Area/dk4z-eiqh/data, accessed June 3, 2022.
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Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impa cts to hazards and hazardous materials have been identified as a result of the Project or its site; there are no potentially significant impacts to hazards and hazardous materials that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a hazards and hazardous materials impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to hazards and hazardous materials found all impacts to be less than significant with incorporation of a mitigation measure regarding developments within two miles of Brackett Field Airport that has been incorporated into the adopted General Plan.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
10. HYDROLOGY AND WATER QUALITY .
Would the project:
a. Violate any water quality standards or
waste discharge requirements or otherwise
substantially degrade surface or ground
water quality?
b. Substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the project
may impede sustainable groundwater
management of the basin?
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:
i. result in a substantial erosion or
siltation on- or off-site?
ii. substantially increase the rate or
amount of surface runoff in a manner
which would result in flooding on- or
offsite?
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?
iv. impede or redirect flood flows?
d. In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
inundation?
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
e. Conflict with or obstruct implementation of
a water quality control plan or sustainable
groundwater management plan?
GPU EIR: The GPU EIR analyzes hydrology and water qu ality on pages 4.7-1 through 4.7-23. The GPU EIR determined all impacts related to hydr ology and water quality would be less than significant and mitigation measures are not requir ed as existing regulations and policies of the General Plan would address any potential impacts.
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
Construction activities could expose bare sediment and construction-related chemicals onsite (e.g., vehicle fuel) to runoff, which would degrade runoff water quality and the quality of any receiving waters to which it discharges. Project construction would disturb greater than an acre of ground surface, and would be required to comply with the Construction General Permit, which includes the preparation of a SWPPP. The SWPPP would includ e erosion control, sediment control, waste management, and good housekeeping BMPs desi gned to both prevent runoff contact with sediment and other pollutants as well as to contain any polluted runoff onsite, avoiding impacts to water quality. These BMPs would either retain all r unoff onsite or treat runoff prior to its release offsite, thereby reducing potential impacts to water quality or waste discharge requirements.
Moreover, the Project would be required to comply with applicable City zoning code regulations to meet federal and state water quality requiremen ts related to storm water runoff. Therefore, compliance with the NPDES Construction General Permit and zoning code would minimize impacts to water quality during construction and operation to a less-than-significant level and no mitigation measures are required.
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? The Project would not have the potential to substantially deplete groundwater supplies or interfere with groundwater recharge. It is not anticipate d that construction activities would encounter groundwater during grading and excavation activi ties; thus, dewatering ac tivities would not be required. Operation of the Project would not requ ire the use of groundwater. Therefore, impacts would be less than significant and no mitigation measures are required. 42 Rio Rancho Road Project
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c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) result in a substantial erosion or siltation on- or off-site; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite;
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 iv) impede or redirect flood flows?
Project implementation would not substantially increase runoff. The introduction of new structures, however, would alter the existing drainage pattern of the Project Site, which currently lack formal conveyance infrastructure as it is primarily undeveloped land. The NPDES Construction General Permit requires the preparation of a SWPPP that wo uld prevent pollutants from entering surface waters.
The proposed retaining wall would protect against erosion and runoff from the adjacent slopes, and proposed curb and gutters at the Project Site would convey runoff in a controlled manner to proposed storm drain pipes which would then conv ey flow to the southeastern perimeter of the Project Site to one of three proposed retention basins within landscaped areas. Another retention basin is proposed in the median dividing the proposed car wash site and the parking for the proposed office building. The Project would also connect into an existing storm drain onsite that connects with the Walmart Supercenter property for excess flows as needed. The proposed drainage system would meet Los Angeles County Low Impa ct Development (LID) manual standards. Once constructed, the site would prevent erosion or si ltation due to the impervious surfaces covering nearly all of the Project Site in the built cond ition, and the Project’s storm water system would adequately convey runoff thereby preventing on- and off-site flooding.
Additionally, no stream or river courses exist within the vicinity that affect the Project Site or that could be affected by the Project. The Project Site is also not located within a 100-year flood zone, and thus, would not impede or redirect flood flows. Therefore, impacts on existing drainage patterns of the Project Site and area associated with erosion, siltation, flooding, or storm water capacity and treatment on- or off-site would be less than significant and no mitigation measures are required. d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? The Project Site is not located within a flood zone according the Federal Emergency Management Agency.
19 The Project Site is located approximately 30 miles away from the Pacific Ocean, which eliminates the potential for a tsunami to impact the area. Additionally, no large bodies of water such
19 Federal Emergency Management Agency, National Flood Hazard Layer, website: https://www.fema.gov/flood- maps/national-flood-hazard-layer, accessed June 3, 2022. 42 Rio Rancho Road Project
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as lakes or reservoirs that would experience seic he are located near the Project Site as to risk inundation from a seiche. Therefore, no impact would occur and no mitigation measures are required.
e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
The nine RWQCBs throughout California each ad opt and implement a Basin Plan designed to preserve water quality and protect all regional waters. In 2014, the Los Angeles RWQCB created a Basin Plan for the protection of the beneficial uses of waters within the coastal watersheds of Los Angeles and Ventura counties. Specifically, the Basin Plan: (i) identifies beneficial uses for surface and ground waters, (ii) includes the narrative and numerical water quality objectives that must be attained or maintained to protect the designated beneficial uses and conform to the state’s anti- degradation policy, and (iii) describes implemen tation programs and other actions that are necessary to achieve the water quality objectives established in the Basin Plan.
In accordance with these policies and objectives, the Project’s connection to the existing storm drain system, implementation of a SWPPP, and complia nce with LID requirements would reduce the Project’s contributions to water quality and runoff impacts to levels that are less than significant. As such, the proposed Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to hydrology and water quality have been identified as a result of the Project or its site ; there are no potentially significant impacts to hydrology and water quality that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a hydrology and water quality impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to hydrology and water quality found all impacts to be less than significant with no mitigation measures required.
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
11. LAND USE AND PLANNING. Would the
project:
a. Physically divi de an established
community?
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?
GPU EIR: The GPU EIR analyzes land use and planning on pages 4.8-1 through 4.8-46. The GPU EIR determined all impacts related to land use and planning would be less than significant with implementation mitigation measures as well as policies of the General Plan. These mitigation measures were incorporated as policies of the General Plan. a) Physically divide an established community?
A significant impact may occur if a project were sufficiently large enough or otherwise configured in such a way as to create a physical barrier within an established community (a typical example would be a project which involved a continuous right- of-way such as a roadway which would divide a community and impede access between parts of the community).
The Project is not of the scale or nature that could physically divide an established community. The Project Site is located within an urban area and represents a portion of an undeveloped pad within the existing Pomona Ranch Plaza. The Project Site is adjacent to SR 71 to the north and east, and commercial uses to the south, west, and east. Development of the Project would continue the development buildout of the commercial uses in the area and at the Pomona Ranch Plaza.
Therefore, no impact would occur and no mitigation measures are required. 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? A significant impact may occur if a project is inconsistent with the General Plan or zoning designations currently applicable to a project site and would cause adverse environmental effects, which the General Plan and zoning ordinance are designed to avoid or mitigate.
According to the General Plan, the Project Site has a land use designation of Activity Center in T6-B Typical Transect and is zoned Regional Activity Center by the Phillips Ranch Specific Plan. The Project would develop a portion of an undeveloped pad within the existing Pomona Ranch Plaza with additional commercial uses following in the same commercial development pattern as exists at the Pomona Ranch Plaza. The Project would not constrain or change the commercial land use designation and zoning of the Pomona Ranch Plaza. Moreover, the Project is consistent with the 42 Rio Rancho Road Project
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underlying General Plan designation and zoning and would not conflict with a policy adopted for avoiding or mitigating an environmental effect. Therefore, no impact would occur and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar im pacts to land use and planning have been identified as a result of the Project or its site; there are no potentially significant impacts to land use and planning that were not analyzed as signif icant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a land use and planning impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to land use and planning found all impacts to be less than significant with appropriate mitigation measures, which have been incorporated as policies of the adopted General Plan.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
12. MINERAL RESOURCES . Would the
project:
a. Result in the loss of availability of a known
mineral resource that would be a value to
the region and the residents of the state?
b. Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general plan, specific
plan or other land use plan?
GPU EIR: The GPU EIR analyzes mineral resources on page 5-3. The GPU EIR determined all impacts related to mineral resources would be less than significant and mitigation measures are not required.
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?
A significant impact may occur if a project site is located in an area used or available for extraction of a regionally-important mineral resource, or if the project development would convert an existing or future regionally-important mineral extraction uses to another use, or if the project development would affect access to a site used or potentially available for regionally-important mineral resource extraction.
The Project Site is located in an urbanized area on a developed parcel with surrounding commercial and residential uses in the general vicinity. The Project Site is not mapped as located within Mineral Resource Zone.
20 The GPU EIR states the City is not within a Significant Mineral Aggregate Resource
20 Los Angeles County Department of Regional Planning, GIS-NE T, website: https://planning.lacounty.gov/gisnet, accessed 42 Rio Rancho Road Project
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Area nor is the City located in an area with active mineral extraction activities. Additionally, no oil wells are present on the Project Site or proximate to the Project Site.21 As such, the Project would not result in the loss of availability of any known mineral resource. Therefore, impacts would be less than significant and no mitigation measures are required. b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? A significant impact may occur if the project site is located in an area used or available for extraction of a locally-important mineral resource, or if the project development would convert an existing or future locally-important mineral extraction uses to another use, or if the project development would affect access to a site used or potentially available for locally-important mineral resource extraction.
The Project Site is no located with a Mineral Resource Zone. The GPU EIR states the City is not within a Significant Mineral Aggregate Resource Area nor is the City located in an area with active mineral extraction activities. No mineral extraction or other mining operations have historically occurred or currently occur at the Project Site and immediate vicinity, nor would implementation of the Project result in the loss of availability of a locally important mineral resource. Therefore, impacts would be less than significant and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to mineral resources have been identified as a result of the Project or its site; there are no potentially significant impacts to mineral resources that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a mineral resources impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to mineral resources found all impacts to be less than significant with no mitigation measures required.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
13. NOISE. Would the project result in:
a. Generation of a substantial temporary or
permanent increase in ambient noise levels
in the vicinity of the project in excess of
standards established in the local general
plan or noise ordinance, or applicable
standards of other agencies?
b. Generation of excessive ground-borne
vibration or ground-borne noise levels?
June 3, 2022.
21 California Department of Conservation, Division of Oil, Gas & Geothermal Resources-Well Finder, website:
https://maps.conservation.ca.gov/doggr/wellfinder/#close, accessed June 3, 2022. 42 Rio Rancho Road Project
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
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?
GPU EIR: The GPU EIR analyzes noise on pages 4.9-1 through 4.9-28. The GPU EIR determined all impacts related to noise would be less than significant with implementation mitigation measures as well as existing regulations and policies of th e General Plan. These mitigation measures were incorporated as policies of the General Plan.
Noise Overview
Noise is unwanted sound that disturbs human activity. Environmental noise levels typically fluctuate over time, and different types of noise descriptors are used to account for this variability. The unit of measurement used to describe a noise level is the decibel (dB). Decibels are measured on a logarithmic scale that quantifies sound intensity. A doubling of the energy of a noise source, such as a doubling of traffic volume, would increase the noise level by 3 dB; similarly, dividing the energy in half would result in a decrease of 3 dB.
The impact of noise is not a function of loudness alone. The time of day when noise occurs, and the duration of the noise are also important. In addi tion, most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors has been developed.
The noise descriptors used for this analysis are the one-hour equivalent noise level (Leq) and the community noise equivalent level (CNEL).
Noise that occurs at night tends to be more di sturbing than that occurring during the day.
Community noise is usually measured using Day-Night Average Level (Ldn), which is the 24-hour average noise level with a +10 dBA penalty for noise occurring during nighttime (10:00 PM to 7:00 AM) hours. It is also measured using CNEL, which is the 24-hour average noise level with a +5 dBA penalty for noise occurring from 7:00 PM to 10:00 PM and a +10 dBA penalty for noise occurring from 10:00 PM to 7:00 AM. Noise levels described by Ldn and CNEL usually differ by about 1 dBA.
The relationship between the peak-hour Leq value and the Ldn/CNEL depends on the distribution of traffic during the day, evening, and night.
Noise levels may also be reduced by intervening structures. The amount of attenuation provided by this “shielding” depends on the size of the object and the frequencies of the noise levels. Generally, any large structure blocking the line of sight will provide at least a 5 dBA reduction in source noise levels at the receiver. Structures can substantially reduce occupants’ exposure to noise as well. The Federal Highway Administration’s (FHWA) guidelines indicate that modern building construction 42 Rio Rancho Road Project
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generally provides an exterior-to-interior noise level reduction of 20 to 35 dBA with closed windows.
Vibration Overview
While people have varying sensitivities to vibratio ns at different frequencies, in general they are most sensitive to low-frequency vibration. Th e normal frequency range of most groundborne vibration that can be felt by the human body starts from a low frequency of less than 1 Hz and goes to a high of about 200 Hz. Vibration in buildings, such as from nearby construction activities, may cause windows, items on shelves, and pictures on walls to rattle. Vibration of building components can also take the form of an audible low-freque ncy rumbling noise, referred to as groundborne noise. Groundborne noise is usually only a prob lem when the originating vibration spectrum is dominated by frequencies in the upper end of th e range (60 to 200 Hz), or when foundations or utilities, such as sewer and water pipes, physically connect the structure and the vibration source. 22 Although groundborne vibration is sometimes noti ceable in outdoor environments, it is almost never annoying to people who are outdoors. The primary concern from vibration is that it can be intrusive and annoying to building occupants and vibration-sensitive land uses.
Vibration amplitudes are usually expressed in peak particle velocity (PPV) or root mean squared (RMS) vibration velocity. The PPV and RMS velocity are normally de scribed in inches per second (in/sec). PPV is defined as the maximum instantane ous positive or negative peak of a vibration signal. PPV is often used in monitoring of blasting vibration because it is related to the stresses that are experienced by buildings.23
Noise Compatibility Guidelines
The City considers noise compatibility standards when evaluating land use projects. A proposed land use must be compatible with the ambient noise environment, particularly for noise sources the City is preempted by other agencies and does not have direct control such as vehicle traffic on public streets, aircraft, and trains. Since the City cannot regulate the noise level from these sources it exercises its land use decision authority to ensure that noise/land use incompatibility is minimized.
The City guidelines recommend an exterior noise exposure of less than 70 dB CNEL for office buildings, business, commercial, and professional uses as “normally acceptable” and up to 77.5 dB CNEL are considered “conditionally acceptable” and may be permitted if noise mitigation is included in the design.
24 Noise Standards
The Pomona Municipal Code, Article VII includes the City’s noise and vibration control standards.
The City’s noise standards are shown in Table 8. The noise ordinance establishes exterior noise limits that cannot be exceeded at various uses of ne ighboring properties due to noise generated on
22 Federal Transit Administration, Transit Noise an d Vibration Impact Assessmen t Manual, September 2018, https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/research-innovation/118131/transit-noise-and-vibration-impact- assessment-manual-fta-report-no-0123_0.pdf, accessed June 3, 2022. 23 California Department of Transportation, Transportatio n and Construction Vibration Guidance Manual, April 2020, https://dot.ca.gov/-/media/dot-media/programs/environmental-analysis/documents/env/tcvgm-apr2020-a11y.pdf, accessed June 3, 2022.
24 City of Pomona General Plan Update, Noise Compatibility Matrix. Figure 4.9-1. 42 Rio Rancho Road Project
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private property. The noise standards are in terms of noise levels that cannot be exceeded for a specified period of time.
Table 8
City Noise Standards
Noise Zone Time Interval Allowable Exterior Noise
Level (dBA)
1. Single Family residential 10:00 PM to 7:00 AM 50
7:00 AM to 10:00 PM 60
2. Multiple-family residential 10:00 PM to 7:00 AM 50
7:00 AM to 10:00 PM 65
3. Commercial 10:00 PM to 7:00 AM 60
7:00 AM to 10:00 PM 65
4. Industrial Any 70
5. High traffic corridors Any 70
With regards to Table 8, the Pomona Municipal Code states: It shall be unlawful for any person at any location within the incorporated area of the city to create any noise, when measured on any other property, to exceed the following:
The noise standard for a cumulative period of more than 30 minutes in any hour; The noise standard plus five dB(A) for a cumulative period of more than 15 minutes in any hour;
The noise standard plus ten dB(A) for a cumulative period of more than five minutes in any hour;
The noise standard plus 15 dB(A) for a cumulative period of more than one minute in any hour; or
The noise standard plus 20 dB(A) for any period of time.25 The Noise Ordinance identifies specific activities that are exempt from the provisions of the noise restrictions. Construction is exempt between the hours of 7:00 AM and 8:00 PM on weekdays and Saturday. Construction is not permitted on Sundays and federal holidays. The noise level created by construction activities should not exceed the noise standard of 65 dB(A) plus the limits specified in Table 6 at a residential property line.
Pomona Municipal Code Section 18-312(c) states that if the ambient noise level exceeds any of the noise limit categories in subsections (b)(1) or (2) of this section, the cumulative period applicable to such category shall be increased to reflect such ambient noise level. If the ambient noise level exceeds the noise limit category in subsection (b)(3) of this section, the maximum allowable noise level under such category shall be increased to reflect the maximum ambient noise level.
Pomona Municipal Code Section 18-316(d), Residential Property Nuisance, prohibits the operation on a residential property of any such set, instrument, stereo, television set, machine, loudspeaker, or similar device between the hours of 10:00 PM and 7:00 AM in such a manner as to be plainly audible
25 Pomona Municipal Code, Chapter 18, Article VII, Sec. 18-311. (b). 42 Rio Rancho Road Project
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at a distance of 50 feet from the building, structure, or vehicle in which it is located. Similarly, Pomona Municipal Code Section 18-316(e), prohibits the operation of the same devices between the hours of 7:00 AM and 10:00 PM in such a manner as to be plainly audible at a distance of 150 from the building, structure, or vehicle in which it is located.
Pomona Municipal Code Section 18-305, Exemptio ns, exempts construction noise and vibration from the Code standards provided that such activities do not take place between the hours of 8:00 PM and 7:00 AM on weekdays, including Saturday, or at any time on Sunday or a federal holiday, and provided that 1) the noise levels created by such activities does not exceed the noise standard of 65 dBA at a residential property or the standards specified in Pomona Municipal Code Section 18 311(b), and 2) the vibration levels do not endanger the public health, welfare, and safety.
The closest residential uses to the Project Site are the single-family homes on the western side of Rio Rancho Road, approximately 165 feet (~50 meters) from the Project boundary.
Existing Noise Levels
To ascertain the existing noise at and adjacent to the Project Site, field monitoring was conducted on April 19, 2022. The field survey noted that nois e within the proposed Project area is generally characterized by traffic noise.
Noise monitoring was performed using an American National Standards Institute (ANSI Section SI4 1979, Type 1) Larson Davis model LxT sound level meter. The sound level meter was programmed in “slow” mode to record the sound pressure level at one second intervals for in A-weighted form. The sound level meter and microphone were mounted approximately five feet above the ground and equipped with a windscreen during all measurements. The sound level meter was calibrated before monitoring using Larson Davis Cal 250. The noise level measurement equipment meets American National Standards Institute (ANSI) specifications for sound level meters (S1.4-1983 identified in Chapter 19.68.020.AA).
The noise monitoring locations were selected in order to obtain noise measurements of the current noise sources impacting the vicinity of the Project Site and to provide a baseline for any potential noise impacts that may be created by development of the proposed Project. The sites are shown in Figure 13, Noise Monitoring Locations. Appendix D (of this document) includes a photographic index of the study area and noise level measurement locations.
The noise measurements were recorded between 12:27 PM and 12:56 PM on April 19, 2022. At the start of the noise monitoring, the temperature was 74°F, 36 percent humidity, clear, sunny skies, and calm wind conditions (5-8 mph).
The noise measurements were taken at two locations in the Project vicinity. The results of the noise level measurements are provided below on Table 9, Existing Noise Level Measurements (dBA). The dominant noise source in the area was traffic, wi th secondary noise from birds, and low-altitude aircraft. As shown on Table 9, receptors in the Pr oject vicinity are subject to average noise levels ranging from 67.7 dBA leq to 68.3 dBA leq, with maximum noise levels reaching as high as 80.5 dBA.
Source: Google Earth, March 2022.
Figure 13
Noise Monitoring Locations
Project Site
DEER CREEK ROAD
CHINO VALLEY FREEWAY (CA 71)
RIO RANCHO ROAD
AUTO CENTER DRIVE
NM1
NM2
WALMART
SUPERCENTER
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Table 9
Existing Noise Level Measurements (dBA)
Site Location Description Leq LMAX LMIN
NM 1
On the grassy verge adjacent to the residential uses
located west of the Project Site, west of Rio Rancho Road and approximately 210 feet from the on/off ramp to SR 71.
68.3 75.9 54.8
NM 2
On the grassy verge adjacent to the residential uses
located west of the Project Site, west of Rio Rancho Road and approximately 210 feet north of Lone Ridge Road.
67.7 80.5 51.6
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?
The terms “substantial” or “excessive” are not defined in most environmental compliance guidelines.
Noise analysis methodology is accurate only to the nearest whole decibel and the human ear can only clearly detect changes of approximately 3 dBA; changes of less than 3 dBA, while audible under controlled circumstances, are not readily discernable in an outdoor environment. Thus, a change of 3 dBA is considered a perceptible audible change. The Project would require a doubling of existing traffic volume to create a +3 dBA noise increase due to the logarithmic nature of noise calculations.
Construction Noise
Construction noise levels would vary significantly based upon the size and topographical features of the active construction zone, duration of the work day, and types of equipment employed, as indicated on Table 10, Typical Construction Equi pment Noise Levels. Typical operating cycles for these types of construction equipment may involv e one or two minutes of full power operation followed by three to four minutes at lower power settings. Although there would be a relatively high single event noise exposure potential, resulting in potential short-term intermittent annoyances, the effect in long-term ambient noise levels would be small when averaged over longer time. As shown by the ambient noise level measurements in Table 9 above, the Project vicinity is already exposed to a maximum noise level of 80.5 dBA.
Remainder of Page Intentionally Blank
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Table 10
Typical Construction Equipment Noise Levels
EQUIPMENT NOISE LEVEL (dBA) AT 50 FEET
60 70 80 90 100 110
EQUIPMENT POWERED BY INTERNAL COMBUSTION ENGINES
EARTH MOVING
Compacters (Rollers)
F r o n t L o a d e r s
B a c k h o e s
T r a c t o r s
S c r a p e r s , G r a d e r s
P a v e r s
T r u c k s
MATERIAL
HANDLING
C o n c r e t e M i x e r s
C o n c r e t e P u m p s
Cranes (Moveable)
C r a n e s ( D e r r i c k )
STATIONARY
Pumps
Generators
Compressors
IMPACT
EQUIPMENT
P n e u m a t i c W r e n c h e s
Jack Hammers and Rock
Drills
P i l e D r i v e r s
OTHER
Vibrators
S a w s
Source: United States Environmental Protection Agency, 1971, "N oise from Construction Equipment and Operations, Building Equipment, and Home Appliances," NTID 300-1.
Construction noise associated with the Project was calculated utilizing methodology presented in the FTA Transit Noise and Vibration Impact Asse ssment Manual (2018) together with several key construction parameters including: distance to each sensitive receiver, equipment usage, percent usage factor, and baseline parameters for the Proj ect Site (see Appendix D to this document for calculation details). Distance to the receptor was based on the acoustical center of the proposed construction activity.
Construction noise levels were calculated for each phase. To be conservative, the noise generated by each piece of equipment was added together fo r each phase of construction; however, it is unlikely (and unrealistic) that every piece of equipment would be used at the same time and at the same distance from the receptor for each phas e of construction. Furthermore, the construction noise levels reported are conservative and do no t take into account any attenuation afforded by 42 Rio Rancho Road Project
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intervening structures/buildings and topography, which would reduce noise levels at receptor locations by blocking the line-of-sight between the receptor and the construction activities.
Table 11
Maximum Construction Noise Levels at Closest Receptors
Off-Site Receptor Location
Maximum
Unmitigated
Construction
Noise Levels1
Applicable
Noise
Standard
(dBA Leq)2
Exceeds
Standard?
Single family residential uses located west of the site, south of the on/off ramps to the 71 freeway, near NM1 67.9 73.3 No Single family residential uses located west of the site, north of Lone Ridge Drive, near NM2 66.8 85.5 No
Notes:
(1) Construction noise worksheets showing noise levels for all phases of cons truction at each receptor location are provided in Appendix D of this document.
(2) As the ambient noise levels currently exceed 60 dBA, per Pomona Municipal Code 18-305 the noise standard is the ambient noise level plus 5 dBA.
As shown in Table 11, the highest construction no ise level, 67.9 dBA, would occur at the closest sensitive receptor located west of the Project Site. This noise level would occur during the demolition phase and would not exceed the ambi ent plus 5 dBA noise standard at sensitive receptors.
As stated previously, the noise levels calculated do not include any attenuation for intervening structures; however, there is a combination berm plus wall structure that runs the along the boundary of the homes west of Rio Rancho Road that is approximately eight feet tall. Additionally, the Project Site is L-shaped and over half of the site improvement would occur behind the existing businesses (Sonic Drive-in and Pomona Pizza Company) whose buildings would shield the closest receptors from on-site construction activities. Th erefore, the construction noise levels reported above are considered worst-case and would likely be at least 5 dBA lower than reported at receptor locations.
Impacts from construction noise are considered to be less than significant, no mitigation measures are required.
Operational Noise
Parking Noise
The proposed parking areas have the potential to generate noise due to cars entering and exiting, engines accelerating, braking, car alarms, squealing tires, and other general activities associated with people using the parking areas (i.e., talking, openin g/closing doors, etc.). Noise levels within the parking areas would fluctuate with the amount of automobile and human activity. However, these events would occur at low exiting and entering speeds, which would not generate high noise levels.
During these times, the noise levels can range from 36 to 70 dBA Leq at a distance of 50 feet from 42 Rio Rancho Road Project
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the source.26 The parking areas would be shielded by the existing commercial buildings and the proposed office building. Therefore, noise gene rated from within the parking areas would not adversely affect off-site sensitive receptors. Chapter 18, of the Pomona Municipal Code establishes exterior noise standards by land use. As such , the City’s Noise Ordinance prohibits any nuisance noise in the City. The Noise Ordinance does not control traffic noise, but applies to all noise sources located on private property. Therefore, through Project design, and compliance with existing Noise Ordinance regulations, noise impacts associated with parking would be less than significant and no mitigation measures are required.
Stationary Noise Sources
HVAC
As part of the Project, HVAC units are anticipated to installed for the proposed use. Although the operation of this equipment would generate noise, the closest noise sensitive use that could be affected by HVAC-related noise would be the single-family residential use located approximately 165 feet from the Project’s western boundary. No details were availabl e on the exact HVAC locations; however, it is anticipated that the HVAC units would be placed on the flat parts of the rooftops and would be shielded by parapets/roof architecture that would screen it from view.
Therefore, due to the screening of HVAC equipment that would completely block the line-of-site to the roof-top equipment and existing, ambient noise sourced from traffic along Rio Rancho Road, and SR 71 on/off-ramps, noise generated by an y HVAC equipment would be over-shadowed by existing noise and inaudible at the closest rece ptor location. Furthermore, the design of all mechanical equipment would be required to comp ly with applicable regulations. According to Sections 18-311 (b) through (e) of the Noise Ordina nce, the City generally limits intrusive noises from exceeding the ambient level at the property line by more than 5 dBA. The Project would be required to comply with the Noise Ordinance; therefore, impacts related to stationary noise sources are considered to be less than significant.
Carwash
Per the developer, the carwash would be locate d at least 400 feet from the closest sensitive receptor. The car wash drying system would be th e loudest noise source associated with the car wash tunnel and would be located closest to the exit way to the carwash. Reference noise level data for the dryers/blowers were provided by the applicant and would generate approximately 76 dBA at a distance of 30 feet. At a distance of 400 fe et, the noise level from the blowers would be approximately 53.5 dBA (not accounting for any attenuation from intervening structures or walls).
Therefore, the noise generated by the intermittent use of the carwash by patrons would not exceed the ambient noise levels or the 60 dBA residential standard.
Drive-Thru Menu Board
The menu board and speaker for the drive-through would be located on the eastern side of the proposed restaurant and convenience store building and would be located approximately 400 feet
26 Source: Gordon Bricken & Associates, 1996. Estimates are based on actual noise measurements taken at various parking lots.
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from the closest sensitive receptor. Drive-through speakers generate approximately 67 dBA Lmax at a distance of 20 feet from the source. 27 At a distance of 400 feet, that noise level would be approximately 40.98 dBA Lmax, which would not exceed the ambient noise level at the closest sensitive receptor (west of the Project Site) or the 60 dBA residential standard. Furthermore, the menu board would be screened by the restaurant/convenience store building; therefore, the noise generated by the menu board speaker would not be audible at the closest sensitive receptor location.
Traffic Noise
For off-site Project generated noise, increases in ambient noise along affected roadways due to Project generated vehicle traffic would be considered substantial if they result in an increase of at least 3 dBA CNEL. In order for a new noise source to be audible, there would need to be a 3 dBA or greater CNEL noise increase.
28 Potential noise impacts associated with the operations of the proposed Project are a result of Project-generated vehicular traffic on the Project vicinity roadways.
As stated previously, the noise impacts related to vehicular traffic were modeled using a version of the Federal Highway Administration (FHWA) Traffic Noise Prediction Model (FHWA-RD-77-108), as modified for CNEL and the “Calveno” energy curves. The baseline and baseline plus Project average daily traffic (ADT) were calculated from the PM peak hour volumes given in the Project’s TIA (Appendix E to this document). FHWA calculation spreadsheets are included in Appendix D to this document.
The calculated noise levels on Table 12, below, sh ow that there would be a marginal increase in noise due to the increase of Project-related traffic on roadways in the Project vicinity. The highest increase in traffic noise would be 1.4 dB at the road segment of Lone Ridge Road east of Rio Rancho Road. As the Project-related increase in traffic noise does not exceed 3 dBA, the Project would not contribute to a substantial permanent increase in ambient noise levels in the Project vicinity.
Impacts are considered to be less than significant.
Table 12
Project-Related Increase in Traffic Noise
Road Segments
Opening Year Opening Year Plus Project
ADT dB
CNEL1 ADT Total dB
CNEL*
Project-
Specific
Increase
Rio Rancho Road
s/o Rancho Camino Rd 5,590 65.2 5,780 65.3 0.1
n/o Rancho Camino Rd 8,300 66.9 8,500 67.0 0.1
s/o Lone Ridge Rd 5, 460 65.1 5,570 65.2 0.1
n/o Lone Ridge Rd 10,330 67.8 10,400 67.9 0.1
27 Illingworth & Rodkin, Inc., In-N-Out Burger, North Main Street, Environmen tal Noise Assessment, Pleasant Hill, California, June 10, 2010, https://www.pleasanthillca.org/DocumentCenter/View/3978/PH_InO_ISMND_AttG, accessed June 3, 2022.
28 Federal Highway Administration, Highway Traffic Noise: Analysis and Abatement Guidance, December 2011, page 9, https://www.fhwa.dot.gov/environment/noise/regulations_and_guidance/analysis_and_abatement_guidance/revguidanc e.pdf, accessed June 3, 2022.
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Table 12
Project-Related Increase in Traffic Noise
Road Segments Opening Year Opening Year Plus Project
ADT dB ADT Total dB Project-
s/o Project Driveway 9,140 67.3 9,880 67.6 0.3
n/o Project Driveway 10,270 67.8 9,900 67.7 -0.1
s/o SR-71 SB Ramps 9,150 67.3 9,900 67.7 0.4
n/o SR-71 SB Ramps 10,510 67.9 11,000 68.1 0.2
s/o SR-71 NB Ramps 13,680 69.1 14,180 69.2 0.1
n/o SR-71 NB Ramps 16,880 70.0 17,120 70.0 0.0
Rancho Camino Road
e/o Rio Rancho Rd 1,740 60.1 1,740 60.1 0.0
Lone Ridge Road
w/o Rio Rancho Rd 1,150 58.3 1,200 58.5 0.2
e/o Rio Rancho Rd 3,680 63.4 5,070 64.8 1.4
SR-71 SB Ramps
e/o Rio Rancho Rd 8,540 67.0 8,780 67.1 0.1
SR-71 NB Ramps
w/o Rio Rancho Rd 4,850 64.6 5,090 64.8 0.2
Notes:
(1) Noise levels at 50 feet from the roadway centerline. The uniform distance of 50 feet allows for direct comparisons of potential increases or decreases in noise levels based upon various traffic scenarios; however, at this distance, no specific noise standard necessarily applies. b) Generation of excessive ground-borne vibration or ground-borne noise levels? Construction activities known to generate excessive ground-borne vibration, such as pile driving, would not be conducted by the Project. The greate st source of vibration associated with Project construction would be a large dozer, which may be used within 200 feet of the nearest off-site sensitive receivers. The closest adjacent commercia l building, the Sonic canopy cover, is located approximately 30 feet from the construction/paving activity area.
Groundborne noise and vibration from common construction equipment such as large bulldozers, loaded trucks, and jackhammers would attenuate to less than 0.2 PPV at 12 feet, 10 feet, and 5 feet, respectively. At a distance of 30 feet, a vibrator y roller would generate approximately 0.16 in/sec PPV. As the Project construction is not anticipated to include operation of equipment within 30 feet of the closest structure or receptor, groundborn e noise and vibration impacts associated with Project construction would be less than significant.
The Project entails commercial uses on the Proj ect Site: car wash, gas station with convenience store, office, and restaurant with drive through. As such, operation of the Project would not include any substantial vibration sources. Therefore, op erational vibration impacts would be less than significant.
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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? There are no existing public or private airstrips in the City. Brackett Field Airport is the nearest airport and is located approximately 4.3 miles to the north of the Project Site. The Project Site is not located within any airport noise contour. 29 Therefore, no substantial noise exposure from airport noise would occur to construction workers, users, or residences of the project, and no impacts would occur.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to noise have been identified as a result of the Project or its site; there are no potentially significant impacts to noise that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a noise impact that is more severe than anti cipated by the GPU EIR; and the conclusion of the GPU EIR relating to noise found all impacts to be less than significant with appropriate mitigation measures, which have been incorporated as policies of the adopted General Plan.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
14. POPULATION & HOUSING . Would the
project:
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)?
b. Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing
elsewhere?
GPU EIR: The GPU EIR analyzes population and housing on pages 4.10-1 through 4.10-11. The GPU EIR determined all impacts related to population and housing would be less than significant and mitigation measures are not required as the General Plan buildout would not exceed SCAG’s population forecast as well as goals and policies of the General Plan would address any potential impacts.
29 Los Angeles County Airport Land Use Commission, Brackett Field Airport Land Use Compatibility Plan, December 2015, https://planning.lacounty.gov/assets/upl/project/brackett_alucp_final.pdf, accessed June 3, 2022. 42 Rio Rancho Road Project
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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)?
The Project would be infill development of an undeveloped pad within the existing Pomona Ranch Plaza with commercial uses similar to the larger plaza development. The Project does not include any residential component or services that woul d induce population growth. While the Project would generate an estimated 120-140 temporary construction jobs and 40 to 60 fulltime and parttime employees, the additional workers woul d not constitute a substantial increase in population. The Project would also not result in or require an extension of roads or other infrastructure to the Project Site or in the City. As such, the Project would not directly or indirectly induce substantial unplanned population growth . Therefore, no impact would occur and no mitigation measures are required.
b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
The Project would be infill development of an undeveloped pad within the existing Pomona Ranch Plaza with commercial uses similar to the larger plaza development. Implementation of the Project would not displace any persons or existing hous ing. Therefore, no impact would occur and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar im pacts to population and housing have been identified as a result of the Project or its site ; there are no potentially significant impacts to population and housing that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a population and housing impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to population and housing found all impacts to be less than significant with no mitigation measures required as goals and policies of the General Plan would address any potential impacts. Such population and housing-oriented goal and policies applicable to the Project are as follows:
Goal 7B.G9: Embrace 21st century work trends, cr eate environments that support profitable and innovative enterprises, and attract businesses that will lead to a more diversified economic base.
Goal 7B.G10: Encourage expansion of existing businesses and extend efforts at business retention.
Goal 7B.G11: Promote a growing and skilled labor force.
Policy 7B.P16: Promote partnerships between bu sinesses within the same industry and across different industries within the City and region.
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
15. PUBLIC SERVICES . Would the project:
a. 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:
i. Fire Protection?
ii. Police Protection?
iii. Schools?
iv. Parks?
v. Other public facilities?
GPU EIR: The GPU EIR analyzes public services on pages 4.11-1 through 4.11-18. The GPU EIR determined all impacts related to public services would be less than significant and mitigation measures are not required as existing regulations as well as policies of the General Plan would address any potential impacts.
i) Fire protection?
A project would normally have a significant impact on fire protection if it requires the addition of a new fire station or the expansion, consolidation or relocation of an existing facility to maintain service. Fire prevention and protection for the City are provided by the Los Angeles County Fire Department (LACFD). The nearest fire station in the City is Station 188, located at 18 Village Loop Road (1.4 driving miles northwest of the Project Site).
Construction of the Project could increase the potential for on-site fires from such sources as the operation of mechanical equipment or the use of flammable construction materials. However, implementation of “good housekeeping” procedures by the construction contractors and the work crews would minimize fire hazards associated with the construction of the Project. Such measures would be in effect during construction of the Project.
Construction activities could also have the potential to affect fire protection services, such as emergency vehicle response times, by adding construction traffic to the street network to and from the Project Site. However, these impacts would be less than significant as the Project would not require street or lane closure and equipment would be entirely staged at the Pomona Ranch Plaza. 42 Rio Rancho Road Project
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Project construction would be temporary in nature and, thus, would not require additional fire protection and emergency services to the extent that there would be a need for new or expanded fire facilities in order to maintain acceptable service ratios, response times, or other performance objectives of the LACFD. Therefore, construction-related impacts to fire protection services would be less than significant.
As required by the California Health and Safety Code, the Project would be required to comply with all requirements pertaining to fire protection systems, such as the adequate provisions of smoke alarms, fire extinguishers, building access, emergency response notification systems, and fire flows.
The Project would also be required to obtain an operational permit for motor fuel dispensing facilities. With adherence to California Health and Safety Code, LACFD standards and regulations, the proposed project would install adequate fire protection systems and, thus, would not result in the need for new or physically altered governmental facilities, the construction of which could cause a significant environmental impact. Therefore, impacts to fire protection services would be less than significant and no mitigation measures are required.
ii) Police protection?
For the purpose of this issue, a significant impact may occur if the Pomona Police Department (PPD) could not adequately serve a proj ect, necessitating a new or physically altered station. The PPD station is located approximately two driving mile s north of the Project Site at 490 W. Mission Boulevard.
The Project represents an infill development of an undeveloped pad within the existing Pomona Ranch Plaza. Once constructed, the Project would operate commercial uses that would introduce approximately 40 to 60 fulltime and parttime employees to the Project Site. This employee estimate would not increase the need for po lice protection services in a materially way such that new or expanded facilities would be necessary because of the Project. Given that the Project Site is within an existing large retail development site, the employee increase would not result in a need for new or expanded law enforcement facilities in order to provide adequate police protection services.
Therefore, impacts to police protection services would be less than significant and no mitigation measures are required.
iii) Schools?
For the purpose of this issue, a significant impa ct may occur if a project includes substantial employment or population growth, which could generate a demand for school facilities that would exceed capacity. The Project Site is located within PUSD boundaries.
The Project does not include a residential component that would create housing or any other facility that would increase the local population which would require an increase of student at local schools.
Therefore, no impact would occur and no mitigation measures are required. 42 Rio Rancho Road Project
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iv) Parks?
For the purpose of this issue, a significant impact would occur if the recreation and park services available could not accommodate the projected population increase resulting from implementation of a project. The Project would not introduce inhabitants to the Project area that would require the use of parks or recreational facilities in the vicinity of the Project Site. Thus, no impact would occur and no mitigation measures are required.
v) Other public facilities?
For the purpose of this issue, a significant impa ct may occur if a project includes substantial employment or population growth that could generate a demand for other public facilities (such as libraries), which would exceed the capacity available to serve a project site. The Project would not introduce inhabitants to the Project area that would require the use of other public facilities such as libraries in the vicinity of the Project Site. Thus, no impact would occur and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to public services have been identified as a result of the Project or its site; there are no pote ntially significant impacts to public services that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a public services impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to public services found all impacts to be less than significant with no mitigation measures required.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
16. RECREATION. Would the project:
a. Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
b. Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment?
GPU EIR: The GPU EIR analyzes recreation on pages 4.12-1 through 4.12-13. The GPU EIR determined all impacts related to recreation would be less than significant and mitigation measures are not required as existing regulations and City pr ograms as well as policies of the General Plan would address any potential impacts.
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a) Would the project increase the use of existi ng neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
A significant impact may occur if a project woul d include substantial employment or population growth which could generate an increased demand for park or recreational facilities that would exceed the capacity of existing parks and causes premature deterioration of the park facilities. In general, residential development directly generates demand for recreation and parks facilities. No residential development would occur under the Pr oject, which would construct commercial uses within the existing Pomona Ranch Plaza. The Project would not intensify the usage of the available park and recreational facilities in the City. The type of employment offered by the Project would be unlikely to cause the estimated employees to move to the Project area due to the readily available labor pool in the region. Thus, the Project would not result in any measurable demand for parks and recreational services and would not increase the use of existing neighborhood and regional parks or other recreational facilities such that a substantial physical deterioration of the facility would occur or be accelerated. Therefore, no impact would occur and no mitigation measures are required. b) Does the project include recreational faciliti es or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? For the purpose of this issue, a significant impact may occur if a project includes the construction or expansion of park facilities and such construction would have a si gnificant adverse effect on the environment. The Project does no t include construction of on-site recreational amenities. As discussed above, the Project would not result in any measurable demand for parks and recreational services and would not require the construction or expansion of recreational facilities. Therefore, no impact would occur and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to recreation have been identified as a result of the Project or its site; there are no potentiall y significant impacts to recreation that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a recreation impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to recreation found all impacts to be less than significant with no mitigation measures required.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
17. TRANSPORTATION. Would the project:
a. Conflict with a program, plan, ordinance or
policy addressing the circulation system,
including transit, roadway, bicycle and
pedestrian facilities?
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
b. Conflict or be inconsistent with CEQA
Guidelines § 15064.3, subdivision (b)?
c. Substantially increase hazards due to a
geometric design feature (e.g., sharp curves
or dangerous intersections) or incompatible
uses (e.g., farm equipment)?
d. Result in inadequate emergency access?
GPU EIR: The GPU EIR analyzes transportation on pages 4.13-1 through 4.13-40. The GPU EIR determined impacts related to transportation wo uld be less than significant and mitigation measures are not required except for impacts from traffic generated by General Plan buildout on roadway performance and at three Congestion Management Plan facilities (two freeway segments and one intersection), which were determined to result in significant and unavoidable impacts with no feasible mitigation available.
It should be noted that the GPU EIR was certified before the effective implementation of SB 743 and the addition of CEQA Guidelines Section 15064.3, which relates to the determination of the significance of transportation im pacts, alternatives, and mitigati on measures. Specifically, CEQA Guidelines Section 15064.3 establishes VMT as the appropriate measure for transportation impacts, and no longer using vehicle delay and intersection level of service as the impact determination metric. This change became effective for all CEQA environmental documents on July 1, 2020. Thus, the significant and unavoidable impacts that th e GPU EIR determined would result from General Plan buildout are no longer considered appropri ate metrics from determination transportation impacts under CEQA.
The following analysis is based on the findings of the Project’s TIA was prepared by Kimley-Horn in January 2022. The TIA is provided as Appendix E to this document. a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
The Project would not conflict with the General Plan Mobility and Access Element, any program plan, ordinance, or policy addressing the circulation system. The Project does not propose to amend or adjust roadway classifications, the roadway network, transit routes, or bicycle network as identified in the General Plan.
Site access improvements would not cause any conflicts with other improvements planned for the area. As a result, the Project would not create hazards or barriers for pedestrians, bicyclists, or local transit service.
Construction of the Project would generate traffic through the transport of workers, equipment, and materials to and from the Project Site. It is currently anticipated that Project construction would take 42 Rio Rancho Road Project
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approximately 12 months to complete, commencing in 2023, and operation in 2024. Construction equipment and materials would be stored on-site and off of the public right-of-way. Construction activities are anticipated to be mostly confined to the Project Site and entirely within the Pomona Ranch Plaza. Project construction and grading acti vities would not interfere with public roadway circulation and performance. Ther efore, impact would be less than significant and no mitigation measures are required.
Public transit within the City is provided by Foothill Transit. Bus lines 195 and 291 operate within the vicinity of the Project Site. Foothill Transit Line 195 is a bus route that travels along Rio Rancho Road within the vicinity of the Project. Line 195 has a 30-minute headway during AM hours and 60- minute headway during the PM hours. Line 195 operates seven days a week and its closest stop to the Project is at the northeast corner of Rio Ra ncho Road and Lone Ridge Road (plaza access roadway). Foothill Transit Line 291 is a bus route that travels through Rio Rancho Road within the vicinity of the Project. Line 291 has a 20-minute headway during the AM hours and a 16-minute headway during the PM hours. Line 291 operates seven days a week and its closest stop to the Project is located at the southwest corner of Rio Rancho Road and Garey Avenue, which is approximately 0.6 miles from the Project Site. Transit service is reviewed and updated periodically to address ridership, budget, and community demand needs. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate. The Project would not modify or interfere with the any existing or future bus facilities in the area of the Project Site during construction and operation. Thus, this impact would be less than significant and no mitigation measures are required.
A Class II bike lane is provided along Rio Rancho Road in the area of the Pomona Ranch Plaza. The General Plan also identifies Rio Rancho Road for a proposed on-street bike lane or route (Class II or Class III). A sidewalk is also provided along the so uthside of Rio Rancho Road in the area of the Pomona Ranch Plaza. The Project would not modify or interfere with the existing or future bike facilities or pedestrian sidewalks in the area of the Project Site during construction and operation.
Thus, this impact would be less than significant and no mitigation measures are required.
Project impacts related to roadway operational conditions in existing and opening year conditions are addressed in the Project’s TIA (Appendix E to this document). The level-of-service methodology for determining impacts analysis is no longer a CEQA metric; however, the City will use the TIA to ensure General Plan compliance and will be considered by City decision-makers during the Project approval process. It should be noted, however, the TIA determined that all study intersections in the existing condition plus Project and opening year condition plus Project would operate at an acceptable level of service.
Therefore, the Project would not conflict with an applicable plan, ordinance, or policy establishing measures of effectiveness for the performance of the circulation system. This impact would be less than significant and no mitigation measures are required. 42 Rio Rancho Road Project
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b) Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b)? State CEQA Guidelines Section 15064.3(b) esta blishes VMT as the criteria for determining transportation impacts under CEQA. VMT is a meas ure of the total number of miles driven to or from a development and is sometimes expressed as an average per trip or per person. The state Office of Planning and Research (OPR) publis hed in December 2018 a Technical Advisory on Evaluating Transportation Impacts in CEQA to further elaborate on VMT metrics. The Technical Advisory establishes that for co mmercial uses, impact should be established based on the net increase in VMT. However, the document further establishes that local-serving commercial uses can be determined to result in an overall VMT reduction.
Local-serving commercial uses, particularly in urban areas, primarily serve pre-existing needs and do not generate new trips because there are existing demands. As a result, local-serving commercial uses less than 50,000 square feet can be presumed to reduce trip lengths when a new site is proposed and would, therefore, have a less-than-significant impact. For instance, a customer may travel to the new development because of a closer proximity compared to other gas stations or car washes in the area and is therefore not a new trip. These customers would access the Project Site because it is closer to their origin, or because the Project Site is more convenient than similar sites in the vicinity. This results in an existing trip on the roadway network becoming shorter, rather than a new trip being added to the roadway network. In accordance with the Technical Advisory, it is appropriate that the proposed Project be presumed to result in a less-than-significant VMT impact and support the goals of SB 743 as the Project meets the project type screening criterion. No further VMT assessment is required. Therefore, impacts would be less than significant and no mitigation measures are required.
c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? A significant impact may occur if a project included new roadway design or introduced a new land use or features into an area with specific transportation requirements and characteristics that have not been previously experienced in that area, or if project site access or other features were designed in such a way as to create hazard conditions.
Site Access and Circulation
The Project Site is within the existing Pomona Ranch Plaza. The Project does not propose new driveway access to the Project Site or to the larger retail development. Access would continue to be provided from existing driveways accessible from Rio Rancho Road, and vehicles would use those existing driveways to access the Project Site from on-site drive aisles.
The gas station would provide 16 fueling positions, located south of the proposed restaurant and convenience store. The restaurant drive-throug h would begin at the southeast corner of the proposed convenience store, wrapping around th e northeast corner and continuing west in a counterclockwise direction, parallel to the convenience store and restaurant. One order board and one pay/pickup window are proposed. Vehicles would exit the drive-through at the northwest 42 Rio Rancho Road Project
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corner of the proposed restaurant.
The car wash would be located north of the proposed restaurant and convenience store. A two-lane drive-through would begin at the northeast corner of the car wash, continuing west. A total of two order/pay boards would be provided, one for each lane; the drive-through merges into a single lane after the order and pay boards. The drive through routes vehicles eastbound into the automated car wash building; upon exiting the car wash, parking spaces with vacuums and shade covers, as well as standard parking spaces, would be provided directly south of the automated car wash building. The proposed office building would be located north of the existing Sonic restaurant, and west of the proposed car wash. Office parking lot ingress and egress would be facilitated by one entrance/exit to the southeast.
A two-way drive aisle parallel to Rio Rancho Road would bound the existing Sonic restaurant to the east and the proposed Project to the west, providing access to both. At the connection point of the two-way drive aisle and the proposed car wash vacuum area, an existing access lane is provided for delivery vehicles to service the Sonic restaurant. It should be noted that delivery vehicles entering the Sonic restaurant via this access lane would exit the restaurant at its intersection with the Project driveway, thereby eliminating circulation or access conflicts with vehicles arriving or departing from both the car wash vacuum spaces and the Sonic park-and-order spaces. Based on data collected for the TIA, Sonic patrons arriving to and departing from the park-and-order spots would not utilize the two-way drive aisle at a frequency detrimental to overall site access and circulation.
The proposed automated car wash would generate 38 total trips in the evening peak hour. In addition to the two-way drive aisle, the proposed car wash can be accessed via the driveway east of the proposed gas station and convenience store. It is reasonable to assume that not all 38 projected trips to and from the proposed car wash would utilize the two-way drive aisle, as some would instead utilize the easterly driveway. As such, th e projected number of trips to the proposed car wash via the two-way drive aisle is less than sign ificant. Furthermore, the proposed small office building would generate six total trips in the evening peak hour. These estimated six office employee trips would not create any adverse traffi c impacts or any noticeable traffic circulation impacts on the two-way drive aisle.
While the project proposes several different land uses within close proximity to one other, the site layout minimizes conflict points and is large enou gh in size to allow for acceptable ingress and egress to and from the various uses on-site. Furthermore, arrival and departure counts collected at the Sonic restaurant as well as trip generation estimates for the proposed land uses indicate no foreseeable impacts to drive aisles and circulation. Lastly, the site layout has been designed to provide safe and orderly circulation while at the same time minimizing any potential access conflicts.
Off-Site Queuing
A queuing analysis was conducted for the southbound left turn into the Pomona Ranch Plaza at the intersection of Rio Rancho Road and Long Ridge Road (plaza access roadway) to evaluate queuing capacity for the left-turn pocket to determine if the queue can be contained without disruption traffic flow on Rio Rancho Road and thereby creating a dangerous intersection. As determined in 42 Rio Rancho Road Project
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the queuing analysis (Appendix E to the TIA, which is included as Appendix E to this document), southbound left-turning traffic at Rio Rancho Road and Lone Ridge Road can be adequately accommodated by the existing facility.
Therefore, impacts would be less than significant and no mitigation measures are required. d) Result in inadequate emergency access?
A significant impact may occur if the project design would not provide emergency access meeting the requirements of LACFD or threatened the ability of emergency vehicles to access and serve the Project Site or adjacent uses. Development of the Project Site would not alter or impede emergency response routes or plans set in place by the City.
Regarding site emergency access, the Project would not result in site access or circulation impacts as discussed in the preceding threshold analys is, and thus, would not cause hazardous driving conditions. The Project’s detailed design would be completed in compliance with California Fire Code requirements and not impair emergency vehicl e access in the vicinity of the Project during construction and in ongoing operation. Compliance with the California Fire and Building Codes would be mandated through the plan check and approval process. This process would also ensure that adequate access for emergency services is provided, and the City’s emergency response plan would be upheld during construction. Furthermore, the queueing analysis determined the Project would not result in a potentially dangerous intersection at Rio Rancho Road and Long Ridge Road (plaza access roadway). Therefore, impacts from inadequate emergency access would be less than significant and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to transportation have been identified as a result of the Project or its site; there are no pote ntially significant impacts to transportation that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a transportation impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to transportation found transportation impacts would be less than significant with no mitiga tion measures required except for roadway performance in the City and at three Congestion Management Plan facilities, which would be significant and unavoidable (albeit no longer an impact metric under CEQA as of July 1, 2020).
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
18. 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
p l a c e , o r o b j e c t w i t h c u l t u r a l v a l u e t o a California Native American tribe, and that
is:
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
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.
GPU EIR: The GPU EIR analyzes cultural resources on pages 4.4-1 through 4.4-24, including the potential for tribal resources. The GPU EIR dete rmined all impacts related to cultural resources would be less than significant with implementation of mitigation measures as well as from existing regulations. These mitigation measures were incorporated as policies of the General Plan. 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:
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) 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 42 Rio Rancho Road Project
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Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead ag ency shall consider the signif icance of the resource to a California Native American tribe.
As part of the preparation of the GPU EIR, the City notified six Native American tribes of the proposed General Plan and accompanying plans. No requests for consultation were received. The Project is exempt from further environmental review under CEQA Guidelines Section 15183, and as a result, does not trigger AB 52. Even so, archaeological and tribal cultural materials associated with occupation of the City are known to exist throug hout the City and have the potential to provide important scientific information regarding history and prehistory. The GPU EIR identified impacts to unrecorded subsurface cultural resources as less than significant with mitigation incorporated. The Project Site is primarily undeveloped with limi ted areas of concrete and asphalt paving from adjacent developments within the Pomona Ranch Plaza. While unlikely given the developed nature of the surrounding built environment, previously unknown buried archaeological and/or tribal cultural resources could potentially be unearthed during Project construction, for example, grading and excavation activities for the underground st orage tanks. The Project would comply with the City’s standard conditions pertaining to archaeological and tribal resources in the event a resource is encountered during construction. These conditions include, but are not limited to, halting work until found resources are appropriately handled, assessed, and/or recorded by qualified personnel to prevent damage to found resources. Therefore, impacts would be less than significant and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to cultural resources have been identified as a result of the Project or its site; there are no po tentially significant impacts to cultural resources that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in a cultural resources impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to cultural resources found all impacts to be less than significant with appropriate mitigation measures, which have been incorporated as policies of the adopted General Plan.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
19. UTILITIES AND SERVICE SYSTEMS .
Would the project:
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?
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New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
b. Have sufficient water supplies available to
serve the project and reasonably
foreseeable future development during
normal, dry and multiple dry years?
c. Result in a determination by the waste
water 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?
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?
e. Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
GPU EIR: The GPU EIR analyzes utilities and service systems on pages 4.14-1 through 4.14-20. The GPU EIR determined all impacts related to utilities and service systems would be less than significant and mitigation measures are not required as existing regulations as well as policies of the General Plan would address any potential impacts.
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? The Project would not require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electrical power, natural gas, or telecommunications facilities.
Water and Wastewater
During its operation, the Project would marginally increase the amount of wastewater generated on the Project Site. The Project would not require the construction of new water or wastewater treatment facilities or the expansion of existing facilities. Wastewater is treated at the Pomona Water Reclamation Plant operated by the Los Angeles County Sanitation District (LACSD). LACSD indicates that presently no deficiencies or significant treatment capacity limitations exist within their facilities, and thus, the district has adequate capacity to accommodate development associated with implementation of the Project. Moreover, buildo ut of the General Plan was determined not to exceed wastewater treatment capacity or service providers. New development such as the Project is required to comply with all the provisions of the NPDES program and discharge requirements of the 42 Rio Rancho Road Project
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State Water Resources Control Board and Los Angeles Regional Water Quality Control Board, which would ensure a violation of wast ewater treatment requirements would not result. The City also requires development applicants t o b e a r t h e c o s t o f e x p a n ding the wastewater system as appropriate.
The City’s 2020 Urban Water Management Plan (UWMP) determined that the City anticipates having sufficient water supply and facilities available to meet projected demands over the 25-year horizon window of the UWMP. With adherence to the poli cies identified in the existing General Plan Conservation Element and green building code requirements, and given the marginal increase in water consumption and wastewater demand from the nature of the Project, impacts related to the expansion of water and wastewater f a c i l i t i e s w o u l d b e l e s s t h a n significant and no mitigation measures are required.
Stormwater
A significant impact could occur if the volume of stormwater runoff would increase to a level exceeding the capacity of the existing storm drain system. The Project Site is located in a developed area that is currently served by stormwater infrastructure. The amount of impervious surface area on-site would be generally negligible in the post -Project condition as compared to the existing condition, and the potential amount of stormwater runoff would be similar albeit with adequate conveyance infrastructure. The proposed curb and gutters at the Project Site would convey runoff in a controlled manner to proposed storm drain pi pes which would then convey flow to the southeastern perimeter of the Project Site to one of three proposed retention basins within landscaped areas. Another retention basin is prop osed in the median dividing the proposed car wash site and the parking for the proposed office building. The Project would also connect into an existing storm drain onsite that connects with the Walmart Supercenter property for excess flows as needed. The proposed drainage system would meet Los Angeles County LID manual standards and that is consistent with current Los Angeles Regional Water Quality Control Board requirements.
The Project’s stormwater system would represent an improvement in stormwater management at the Project Site than currently exists, which also would minimize potential effects on the City’s storm drain system. No new improvements to the existing off-site storm drain system are required to adequately accommodate stormwater runoff from the Project Site. As such, the construction of new stormwater drainage facilities or expansion of existing facilities would not be required. Therefore, impacts related to stormwater drainage facilities would be less than significant and no mitigation measures are required.
Electrical Power, Natural Gas, Telecommunications
The Project Site is located in a developed area that is served by existing electrical power, natural gas, and telecommunications services and infrastructure. The Project proposes commercial uses within an existing commercial retail development. New connections would be established for the Project, which is currently unimproved pad in the Pomona Ranch Plaza; however, electrical, gas, or telecommunications infrastructure is present in the area and a substantial extension of such utilities would not be required. Therefore, impacts re lated to electric power, natural gas, or telecommunications facilities would be less than significant and no mitigation measures are required.
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b) Have sufficient water supplies available to serv e the project and reasonably foreseeable future development during normal, dry and multiple dry years?
For the purpose of this issue, a significant impa ct may occur if a project would increase water consumption or wastewater generation to such a degree that new or expanded treatment facilities would need to be constructed.
The City’s Public Works Department provides water service for the City. The City’s adopted 2020 UWMP demonstrates the agency has sufficient water supply through 2045 (the report’s horizon year) in normal, dry, and multiple dry years.30 Moreover, the Project is consistent with the underlying General Plan designation and zoning and is a land use type that is accounted for in projected demand modeling. The Project would also comply with the water conservation requirements contained in the Pomona Municipal Code. Therefore, impacts would be less than significant and no mitigation measures are required.
c) Result in a determination by the waste water 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?
Development of the Project would not result in a substantial increase in wastewater generation within the Project area given the area is developed and the nature of the Project. Wastewater would continue to be treated at Pomona Water Reclamation Plant operated by LACSD. LACSD indicates that presently no deficiencies or significant treatment capacity limitations exist within their facilities, and thus, the district has adequate capacity to accommodate development associated with implementation of the Project. Moreover, buildo ut of the General Plan was determined not to exceed wastewater treatment capacity or service providers. The City also requires development applicants to bear the cost of expanding the wast ewater system as appropriate. Therefore, these impacts would be less than significant and no mitigation measures are required. 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? The Project would be expected to generate soli d waste during the construction and operation phases; however, it would not be reasonably expected to result in inadequate landfill capacity. The Project would involve demolition of surface pavi ng and weedy vegetation removal. Construction waste would be disposed by the Project contractor in accordance with the established programs by the City’s Public Works Department, who provides solid waste services in the City, that facilitate the diversion and disposal of construction waste.
During operation, the Project would produce waste levels similar to that of a typical fuel station and commercial retail land uses. The City, in an effort to reduce the amount of solid waste disposed, currently encourages recycling by residents and businesses, including the recycling of paper, glass,
30 City of Pomona, Final 2020 Urban Wate r Management Plan, June 2021, page 4-2, https://www.pomonaca.gov/home/showpublisheddocument/3336/637635136177670000, accessed June 3, 2022. 42 Rio Rancho Road Project
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plastic and aluminum. Waste is collected by franchise commercial waste haulers and conveyed to the West Valley Materials Recovery Facility (MRF ) in Fontana and the Athens Services MRF in Industry. These facilities have sufficient capacity and buildout of the General Plan, including development like the proposed Project, were determined in the GPU EIR to not result in a significant impact or capacity impacts.
Moreover, compliance with existing General Plan Conservation Element policies and county waste reduction programs and policies would reduce the volume of solid waste entering landfills. The Project would be required to comply with applicable state and local regulations, thereby reducing potential landfill waste. City-enforced implementation of the goals and policies within this element would help reduce solid waste citywide, which include:
Goal 7E.G18: Meet the City’s solid waste disposal needs, while maximizing opportunities for waste reduction and recycling;
Policy 7E.P34: Update the City’s Source Reduction and Recycling Element to comply with the Los Angeles County Integrated Waste Management Plan and any changes in state law; and Policy 7E.P27: Continue and expand public education programs about waste reduction techniques and diversion strategies, such as recycling. The City is currently meeting or exceeding all state-mandated solid waste diversion targets.
These goals and policies are further supplemented by the community waste reduction and recycling strategies included in the City’s Green Plan that are implemented and enforced by the City. As a result, the Project is not anticipated to significantly impact landfill serving capacities either daily or throughout the landfill lifetime, and impacts to landfill capacity would be less than significant and no mitigation measures are required.
e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
A significant impact may occur if a project would generate solid waste that was not disposed of in accordance with applicable regulations. The Project would generate solid waste that is typical of a fuel station and commercial retail use, and would be consistent with all federal, state, and local statutes and regulations regarding proper disposal . Additionally, the amount of solid waste that would be generated by the Project would be further reduced through source reduction and recycling programs (as required by AB 939 and AB 341). Therefore, the impact would be less than significant and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impact s to utilities and service systems have been identified as a result of the Project or its site; there are no potentially significant impacts to utilities and service systems that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no substantial new information has been identified that results in an utilities and service systems impact that is 42 Rio Rancho Road Project
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more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to utilities and service systems found all impacts to be less than significant with no mitigation measures required.
New Significant and/or
Substantially Adverse
Peculiar Impact Not
Identified or Addressed
in Prior EIR
Adverse Impact More
Severe Based on
Substantial New
Information or
Peculiar Impact
GPU EIR
Analyzes and
Addresses
Project
Impacts
20. WILDFIRE . If located in or near state
responsibility areas or lands classified as
very high fire hazard severity zones, would
the project:
a. Substantially impair an adopted emergency
response plan or emergency evacuation
plan?
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?
c. Require the installation or maintenance of
associated infrastructure (such as roads,
fuel breaks, emergency water sources,
power lines or other utilities) that may
e x a c e r b a t e f i r e r i s k o r t h a t m a y r e s u l t i n temporary or ongoing impacts to the
environment?
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?
GPU EIR: The GPU EIR analyzes wildfire on pages 4. 6-29 and 4.6-30. The GPU EIR determined all impacts related to wildfire would be less than significant and mitigation measures are not required as existing regulations as well as policies of the General Plan would address any potential impacts.
Please note that the following thresholds are analyzed together. a) Substantially impair an adopted emergency response plan or emergency evacuation plan? AND
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?
AND
42 Rio Rancho Road Project
CEQA Section 15183 Exemption City of Pomona
-100- July 2022
c) Require the installation or maintenance of asso ciated 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? AND
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? The Project Site is not located within or near a State Responsibility Area according to the state Board of Forestry and Fire Protection.
31 The Project Site is also not classified within or near a very high fire hazard zone according to the Fire Hazard Severity Zone maps developed by the California Department of Forestry and Fire Protection (CAL FIRE).32 Additionally, the Project Site is classified as non-burnable according to the Wildfire Hazard Potential maps developed by the United States Forest Service.33
The Project Site is located in an urbanized area with existing adequate infrastructure as part of the larger existing Pomona Ranch Plaza. Access to the Project Site would continue to be facilitated from the existing ingresses and egresses from Rio Rancho Road, and construction equipment would be adequately staged within the retail developmen t, and construction would not impede access to public roads. No roads, fuel breaks, or emergency water sources would be installed or maintained.
Installation of any required power lines or othe r utilities would be done in accordance with applicable City building codes and utility provider policies. Therefore, as the Project Site is not within a State Responsibility Area and is not classified in a very high fire hazard zone, no impacts would occur and no mitigation measures are required.
Exemption Checklist Conclusion: Further environmental analysis is not required under CEQA Guidelines Section 15183 because no peculiar impacts to wildfire have been identified as a result of the Project or its site; there are no potentially significant impacts to wildfire that were not analyzed as significant in the GPU EIR; there are no potentially significant off-site and/or cumulative impacts that were not discussed by the GPU EIR; no subs tantial new information has been identified that results in a wildfire impact that is more severe than anticipated by the GPU EIR; and the conclusion of the GPU EIR relating to wildfire found all impacts to be less than significant with no mitigation measures required.
31 California Board of Forestry and Fire Protecti on, State Responsibility Area Viewer, website:
https://bof.fire.ca.gov/projects-and-programs/state-responsibility-area-viewer/, accessed June 3, 2022. 32 California Department of Forestry and Fire Protection, Fire and Resource Assessment Program, Fire Hazard Severity Zone Viewer, website: https://egis.fire.ca.gov/FHSZ/, accessed June 3, 2022. 33 United States Forest Service, W ildfire Hazard Potential, website:
https://usfs.maps.arcgis.com/home/item.html?id=55226e8547f84aae8965210a9801c357, accessed June 3, 2022.
42 Rio Rancho Road Project
CEQA Section 15183 Exemption City of Pomona
-20- July 2022
which the GPU EIR was certified (or Regional Activity Center zone under the Phillips Ranch Specific Plan).
2. There are no Project specific effects which are peculiar to the Project or its site, and which the GPU EIR failed to analyze as significant effects.
The subject property is no different than other properties in the surrounding area, particularly in the Pomona Ranch Plaza, and there are no Project specific effects which are peculiar to the Project or its site. The Project Site is located in an area adjacent to similarly designated and zoned commercial property. Th e property does not support any peculiar environmental features, and the Project would not result in any peculiar effects.
In addition, as explained further in the checkl ist analysis below, all Project impacts were adequately analyzed by the GPU EIR.
3. There are no potentially significant off-site and/or cumulative impacts which the GPU EIR failed to evaluate.
The proposed Project is consistent with th e use characteristics and limitations of the development considered by the GPU EIR through the application of a Major Site Development Permit and would represent a small part of the growth that was forecasted for build-out of the General Plan. The GPU EIR considered the incremental impacts of the proposed Project, and as explained further in the checklist analysis below, no potentially significant off-site or cumulative impacts have been identified which were not previously evaluated.
4. There is no substantial new information which results in more severe impacts than anticipated by the GPU EIR.
As explained in the checklist analysis below, no new information has been identified which would result in a determination of a more severe impact than what had been anticipated by the GPU EIR.
5. The Project would undertake feasible mitigation measures specified in the GPU EIR.
Mitigation measures identified in the GPU EIR were incorporated as policies in the adopted General Plan. The Project would not require any separate mitigation measures. Applicable mitigation would be implementation through compliance with General Plan policies, existing regulations, and City programs and ordinances as part of the Project’s conditions of approval.
____________________________________________________________ ___________________________ S i g n a t u r e D a t e
Lynda Ramos, Associat e Planner________________________________________________________________ Printed Name, Title
Lynda Ramos
7/20/22
42 Rio Rancho Road
Los Angeles-South Coast County, Summer
Project Characteristics -
Land Use - Site is 2.31 acres. 2,610 SF office; 2,977 SF SF conv. mkt w/ 16 fuel pumps; 3,387 SF FF rest w/ drive thru; 2,638 SF car wash; 57 space parking lot; 20,358 SF landscaping; with the balance (1.08 acres) asphalt surfaces.
Construction Phase - Construction to start no sooner than March 2023 and take approximately 1 year. Minor demolition of existing paving only.
Off-road Equipment - Minor demo of existing paving only.
Trips and VMT - Extra vendor trips added in for water trucks during demo and grading.
1.1 Land Usage
Land Uses
Size
Metric
Lot Acreage
Floor Surface Area
Population
General Office Building
2.61 1000sqft
0.06 2,610.00
0 Other Asphalt Surfaces
1.08 Acre
1.08 47,044.80
0 Other Non-Asphalt Surfaces
20.36 1000sqft
0.47 20,358.00
0 Parking Lot
57.00 Space
0.51 22,800.00
0 Fast Food Restaurant with Drive Thru
3.39 1000sqft
0.08 3,387.00
0 Automobile Care Center
2.64 1000sqft
0.06 2,638.00
0 Convenience Market with Gas Pumps
16.00 Pump
0.05 2,977.00
0 1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
7 Wind Speed (m/s)
Precipitation Freq (Days)
2.2 33
1.3 User Entered Comments & Non-Default Data
1.0 Project Characteristics
Utility Company
Southern California Edison
2024
Operational Year
CO2 Intensity
(lb/MWhr)
390.98
0.033
CH4 Intensity
(lb/MWhr)
0.004
N2O Intensity
(lb/MWhr)
CalEEMod Version: CalEEMod.2020.4.0
Date: 5/26/2022 3:58 PM