Agenda — Stanton City Council, March 26, 2024 (part 2 of 19)

The Collaborative has identified a need to supplement its homeless outreach efforts with additional structures and resources. A comprehensive homeless census report led by law enforcement provided accurate geographic, demographic, and personal data on the unsheltered homeless population. The resulting by -name registry of 1, 324 individuals experiencing homelessness who willingly shared personal and demographic information is data that will facilitate real coordination among law enforcement towards assisting homeless individuals off the streets. However, even with that positive first step, real- time usable data remains elusive to the community of agencies that serve those experiencing homelessness for two main reasons: 1) outdated technical requirements & technology and 2) a lack of community -wide coordination & standardization.

The standards for the Homeless Management Information System ( HMIS) were defined more than twenty years ago in 2000 — back when the availability of mobile software and hardware came in the form of flip phones and Palm Pilots. Today, service agencies and persons experiencing homelessness alike have access to a more sophisticated Internet with improved hardware and advanced design principles that have significantly expanded what is possible.

However, those advances have been slow to spark innovation in the realm of addressing homelessness. Consequently, agencies have each developed their own unique data requirements, interests, and criteria for the vulnerable populations they work with. Without a template or guideline to get everyone on the same page, agencies have compiled unconnected silos of data, each with their own method of collecting data ( e.g., pen and paper, spreadsheets, etc.) and software solution for their operations. This disjointed landscape has caused a variety of problems to manifest, and these issues affect service agencies across the system —from case managers on the front lines to high- level decision -makers. Such issues include:

Slowed ( or a complete lack of) communication
Slowed or incorrect matching of clients to services
Loss of contact with clients, whether that be their physical location or communication channel
Redundant servicing of clients ( e. g., duplicative registrations) Missed opportunities for referrals and placements ( often because of a lack of awareness or knowledge about a service provider and what they offer) Difficulty visualizing ( or a complete lack of) a clear path for a client from their present situation to one with stable, permanent housing
Solutions
The Collaborative will sponsor the Homeless Outreach and Proactive Engagement Center HOPE Center) to align the various scattered efforts in the area of homeless outreach & engagement and manage these efforts in one seamless response driven by a multitude of specialized responders. As a subrecipient of the funding, the HOPE Center is sponsored by. the North Orange County Public Safety Collaborative to take the next step in actualizing the coordination of eleven North Orange County cities, community - based organizations, behavioral health street practitioners, and community health workers by 1) centralizing their service Page I3
provisionso that they are dispatched out of one physical building —regardless of traditional jurisdictions —and 2) getting them all to adhere to one technological communication platform.

The promotion of a single origin point of outreach & engagement will result in increased accountability, as the HOPE Center will be responsible for measuring the progress of the deployed resources and their outcomes.

The ultimate objective for the HOPE Center is to help individuals experiencing homelessness gain more. reliable relief and consistent support. The Collaborative sums up this aim in the mantra The right resource to the right person atthe right time." The HOPE Center will call upon a variety of partners specialized in specific skillsets and resources to meet the immediate needs of the individual both at the time of the initial encounter and at all subsequent encounters. The HOPE Center' s building, located in the medical district of City of Fullerton, will serve as the headquarters for regional homeless outreach coordinators. In addition to leasing the property to the HOPE Center, the City of Fullerton has purchased and is in the process of upfitting two work vans for the organization' s
use.

In response to the aforementioned outdated technical requirements and technology challenge, the Collaborative has partnered with Appledore, Inc. to develop Outreach Grid, a technology
tool that the HOPE Center and its partners will use as the single, unified platform for communications and metrics. The team behind Outreach Grid has spent the past five years tackling exactly this problem in the field of homelessness — combining their expertise in software design and engineering with their experience working with homeless service agencies. Outreach Grid will be instrumental to the HOPE Center' s adoption of a concept known as the " Point of Work" data collection, which will address the aforementioned challenge of a lack of community - wide coordination & standardization.

The " Point of Work" approach is adapted from other industries, especially the retail industry.

The retail industry has long been employing the " Point of Sale" strategy to solve such dilemmas as employee training, theft, incomplete or unlogged transactions, and revenue and tax reporting.

In the healthcare industry, doctors and nurses check and update charts in real- time, and their communications with their patients are facilitated by software to order tests, prescribe medications, manage appointments, and more. In recent years, ride -hailing services, such as Uber and Lyft, have modernized the act of making a
request from chance - based roadside hand -
waving to real- time, measurable data work — all at the point of work. In short, the " Point of Work" approach simply entails leveraging technology to eliminate latency —operations are conducted in real- time on a consolidated platform, and data is logged into the system at the exact moment it is collected.

Applying the Point of Work lens on homelessness, we can start to see where the gaps in data and communication need to be filled to address service coordination. The two major tools in homelessness for data collection are the Project Enrollment specifications outlined by the Department of Housing and Urban Development ( HUD) and the Vulnerability Index -Service Prioritization Decision Assistance Tool ( VI- SPDAT), a common surveying tool used to assess and triage individual and family vulnerability. However, while necessary, neither are sufficient' in

Page 14 ends

addressing the complexity and specificity of operationalizing a system to combat homelessness.

HUD reporting requirements do not mandate sensible user experiences in HMIS— nor should they.

The onus is on homelessness software vendors to understand the issues at the front lines and at high levels and to create platforms that address them. Outreach Grid — and the Point of Work theory it helps execute —is our specialized platform.

A Point of Work homelessness system must address the fundamental flow of the system of homelessness, the concerns of a client when working with a type of agency, and how clients progress from one agency to another. At its most atomic, a system of addressing homelessness can be reduced to four phases ( or points of work): outreach, shelter, housing navigation and case management, and permanent ( supportive) housing. At each point ofwork, our technology and practices must enable the collection of data pertinent to the type of agency working with the client at the time of engagement, as well as support the communication of that data when they are linked to agencies in the next step in the process.

Combining Solutions to Achieve Results
The HOPE Center will use Outreach Grid as a dispatch tool to deploy the appropriate service provider out of their centralized building. From there, the Outreach Grid platform will empower a wide array of service provider users to collect data from first contact to housing, all at the points of work. At the point of outreach, the data concerns of an outreach worker include, but are not limited to, logging the location of encampments, occupants of encampments, hazards related to encampments, and services rendered to clients at a particular location; referring the clients to a shelter; and collecting information about the clients for further assessment. All this information can and should be collected and made readily available at the moment it is encountered by the outreach worker. Outreach workers have outreach features enabled to collect data they are concerned with, including:

Using their phone' s geolocation services to collect location information about encampments
Updating the status of an encampment ( e.g., active, closed, inactive) Associating new and existing clients to encampments
Recording demographic, health, and other important data on clients Noting services rendered ( e.g., bus cards, gift cards, employment assistance) to a client at the location and/ orreferrals
Once outreach workers have collected data about the location they have responded to and they have found clients who are ready to move to the next stage from street homelessness, they are able to utilize Outreach Grid' s Shelter Bed Reservation System ( SBRS). The SBRS app allows outreach workers to:

View shelter bed availabilities in real time,
Make reservation requests that send a notification to the relevant shelter, Receive an acceptance or rejection from the shelter and,

Page 15 ends

Upon acceptance) Receive a check - in time window to bring in their client for a warm handoff.

Referral records are logged in one place, meaning they will not be forgotten or lost. When it comes to housing navigation, listing properties to a wider network of service agencies means property managers can be assured the best fit is found for their homes. The Collaborative counts permanent ( supportive) housing as both the end goal and the final point of work, thereby ensuring that we are monitoringclients at the housing destination to verify that the arrangement is sustainable for the long term. And logging all of this in one platform translates to the ability to finally keep a pulse on how well your community is managing the levers of the homelessness system. Do clients get stuck in one part of the system? Are there enough shelter beds or is there a need for more development? At the rate of new clients entering the system, does our network of agencies have the capacity of managing it today? What about in a few months? In summary, using a platform to collect data at the point of work greatly improves linkages between agencies. Each point and linkage of the homelessness system is an opportunity for agencies to collect the data they are concerned about and to give and respond to data from other agencies. With the right structure and design, more effective communication and coordination are achieved across a streamlined continuum of care. Being able to respond in real- time means taking advantage of the brief moments of lucidity that are unfortunately sometimes preciously rare among clients with mental or behavioral issues. The new alignment of efforts and strategies in the area of homeless outreach & engagement will improve the capacity of the homeless services system to effectively plan, manage, and allocate resources so that responses are appropriate and expedient. More organized and inclusive information sharing will reduce unnecessary duplications of services and resources. The design of a ground -breaking multi -city, multi -disciplinary partnership at the HOPE Center will be seen as a hub for solutions.

For more on the HOPE Center' s action plan, please see the Goals, Objectives, and Deliverables section of the application, as well as the " Additional Narratives" within the Budget and Associated Documentation section.

No HOPE Center Byrne Grant Budget
te: All figures are automatically rounded to the nearest hundredth.

HOPE Center Year1 Year2 Year3 Ov
erall
Personnel $
Fringe Benefits $
1Travei
Supplies
Procurement $
Procurement Contracts $
OtherCosts $
Indirect Costs" $
TOTAL $
I City
of
Stant
on
I Year 1
:Last
Approved:

Y
ear
2 665, 039.0 $ 665, 039 .00 $ 665, 039.0 $ 1, 995, 117. 00 ! Personnel 168, 422. 75 $ 168, 422. 75 $ 168, 422. 75 $ 505, 268.5 945. 00 $ 945. 00 $ 945. 00 $ 2, 835. 00
23, 800. 0 $ 21, 171. 28 $ 21, 000. $ 65, 971. 28
887, 520 .00 $ 487, 29 .00 $ 487, 29. 00 $ 1, 862, 078.0 75,60. 04 $ 75,60. 04 $ 75,60. 04 $ 227,80 .12
30, 000. $ 30, 000. $ 30, 000. $ 90 ,000.0
1, 851, 486. 79 $ 1, 448, 617. 0 $ 1, 448,45. 79 $ 4, 748, 549. 65 I 4, 748, 549. 65
Fringe Benefits
Travel
Lpplies
Procurement Contracts
father C
osts
Indirect Costs ' $ 152,48. 6 $ 54 ,549.8
TOTAL $ 152,48. 6 $
NOTE:he approve d budget isbelo w the 10% deminimis rate of
m
odified
t
otal
direct c
osts
as p
ermittedunder
Amoun 2 CFR 200. 414 .tof FederalFun dsObliga ted by thisactio n Total Amount of FederalFunds Obligated
TotalAmoun tof Fede ral AwardCo mmitted
4, 748, 549 .65
4, 748, 549 .65 INVO4 ,748, 549 .65

ICING GUIDE
Line -Item Name Comme
nt ary
54,49.8
Salaries and Benefits
Mileage
Reimbursement
Type( s) Vendo of] Supplies:
r)
Since personn eland fringe benefits ar
eofte n
rep
orted
together, Iwould c
onti nue to
c
ombine
them (as you ha
ve
done) u
nder
e
r
backup documentation should clearly delineate the budget line -items, wherever possible . .

Travel expenses —specifically mileage reimbursement --may be invoiced on an aggregate basis for a time period ( monthly or amount as appropriate ( by personnel, by trip) on the backup docu mentation.

Assuming thatyopurchasing u will be many suppli
es
via bulk
order,
your inv
oice
li
ne -
items can be
onan
order -by -
ord er
basis .
f
office, mailing/ shpping, etc.) that are purchased and the vend or
name. If you have multiple bulk orders from the same vendor the invoice line -item to distinguish them.

Pretty self- explanatory. explanatory. Pretty self- You can combine the General Liability Insurance with the PAYCHEX software costs into one invoice line documentatio separate the m. _ n s
For Lance, Soil & Lunghard invoice line - items, please whichstate contract the line -Item Is to be counted towards: bookkeeping quickbooks

PAYCHEX
A
dministrativ e Fee
jLSL, LLP: [Service] Co Other Procurement
ntractVendoFo
r]
contracto vendo ber these is, listing the r name should sufficient, since the budget will c ontain
what the c
ontracts
r
so are unique mething that is
o
utside of service description the broad in the budget, y ou
can list the special case in the in
voke
line -
Development" Licenses", specify " App or " User Account but they are related to data software, so you do not have to.) Other Cost]: [Vendor] Aside from the General Liability Insurance, specify the type( s) of supplies that are purchased and the vendor name .

YEAR 1
HOPE Center Byrne Grant Budget
Note: All figures are automatically rounded to the nearest hundredth.

PERSONNEL
Last Updated: 6/ 19/ 2023
Approved: 2/ 9/023

FRINGE BENEFITS
TRAVEL

SUPPLIES

PROCUREMENT CONTRACTS

OTHER COSTS
I Name
Damian Fonseca
Position
Homeless Outreach
Coordinator
Mary
73, 861. 00
Rate Time Worked ( FIE) Percentage at Time Total Cost
1 100. 00% $ 73, 861. 00
Angel Palencia
Homeless Outreach
Coordinator $
73, 861. 00 100. 00% $ 73, 061.0
Gullermo Mendez - Clara
Homeless Outreach $
73, 861. 00
Coordinator
100. 00% $ 73, 861. 00
TBD
Homeless Outreach
Coordinator 73, 863. 00 100. 00% 5 73, 861. 00'
TED
Homeless Outreach
Coordinator 73, 851. 00 100. 00% $ 13, 861. 00
TED
Homeless Outreach
Coordinator 73, 861. 00 Y 100. 00% $ 73, 861. 00
Sarah Bernal Operations Manager $ 104, 001. 63
Executive Director $ 132, 590. 0

85.4% 89, 275. 00
lKellee frinal 100. 00% $ 132, 598. 00
I $ 665, 039.0
Name Base Rate Total Cost
Social Security $ 665, 039.0 6. 20% $ 41, 232. 4
Medicare $ 665 039.0 145% $ 9643. 07
SUI/ ETT $ 56, 000. 3.50% $ 1, 960. 0
j[UJA $ 56000. 00 0. 606 $ 336. 00
Workers' Compensation $ 665, 039.0 0. 69% $ 4, 58837
health Isu nce $ 665 039.0 4. 99j4 $ 33 185. 45
401k $ 665, 039.0 3. 00% $ 19, 951. 17
Vacation $ 665 039.0 865% $ 57525. 81
168. 42215 I
I Purpose of Travel Location Type of Expense Basis
Partner Meetings, Training, and
Orange County Mileage Mile $
Activities
Cost Quantity RiOfSts% NOITrips Tot -air -

0. 63 7. 5 8 25 $ 945. 00
Is 945. 001
Purpose of Supply Items Riot Items Unit Cost Total Cost General Office Supplies 1 $ 14500. 0 $ 14500. 0
Mailing/ Shipping Supplies 1 $ 900. 00 $ 900. 00
MaintenanWOperaeon
Supplies
Quickbooks Financial Software
1 $ 6, 000. $ 5, 000.
2, 400. 0 $ 2, 400. 0
23, 800. 0
Item Description Consultant Country State/ U. S. Territory City teA cgEX Payrdl/ HR No United States California Glendale City of Fullerton Police Services No United States California Fullerton Outreach Grid Data Software No United States California Irvine $ 560000. 0 Best Best & Krieger Legal Services No United States California Irvine $ 24, 000.

Lancei5o0Et Lunghard LLP gookkeepfpg No United States California Santa Ana $ 12, 620. 0 Lance, Son & Lunghard, UP Tat Accounting No United States California Santa Ana $ 2, 900. 0 mmunications Lab Marketing No United States California Orange $ 83, 000. 16887, 520. 0
Total Cost
16000. 0
181, 000.

I Description Quantity Basis Costs Length ofTime Total Cost General Liability Insurance I monthly $ 241. 67 12 $ 2, 900. 04 Idnternet 1 Monthly X2, 000. 12 $ 240
1 $ 40 020.0

00.0 Facility Rent 6000 Yearly $ 6.7
OHicqiRnne System 1 Monthly 5 320. 00 12 $ 3840. 0
Directors & Officers Insurance 1 Yearly $ 5, 000. 1 $ 5, 000.

Is 75,60. 041

IN DIRECT COSTS
Desciption
Administrative Sr Fiscal
Oversight
including Single Audit)
Base Indirect Cost Rate Total Cost
1, 821, 486. 79 10. 00% $ 182,48. 6
16 18;40. 60I
YEAR 2
HOPE Center Byrne Grant Budget
Note: An figures are automatically rounded to the nearest hundredth.

PERSONNEL

FRINGE BENEFITS
TRAVEL

SUPPLIES

PROCUREMENT CONTRACTS

OTHER COSTS
Last Updated: 6/ 19/ 2023
Approved: 2/ 9/023
Name Position
Damian Fonseca
Homeless Outreach
Salary Rate Tine Worked ( FTE) Percentage of Time Total Cost Coordinator 73, 861. 00 Y 1 100. 00% $ 73, 861. 00
Angel Palencia.

Guillermo MCMea- Clan
Homeless Outreach $
73, 861. 00 Y
Coordinator
Homeless Outreach
Coordinator $
73, 86100 100. 00% $ 73, 861. 00
100. 00% $ 73, 861. 00
1700
Homeless Outreach $
73, 861. 00 Y 1 100. 00% $ 73, 861. 00
Coordinator
DID
Homeless Outreach $
73, 861. 00 T 1 100. 00% $ 73, 861. 00
Coordinator
Homeless Outreach
Coordinator $
73, 861. 00 V 1 100. 00% $ 73, 861. 00
Sarah Bernal Operations Manager $ 104, 001. 63 T 85.4% $ 89, 275. 00 Executive Director $ 132, 59800 y 100. 00% $ 132, 598. 00 I 5665. 039.0 I
Kellen Frittal
Name Base
665, 039.0 6. 20% $, 41, 232. 4
665 039.0 145% $ 9, 643. 07
56, 000. 3. 50% $ 1, 960. 0
Rate Total Con
Social Secvrity $
gvtedicare $
Sul/ En $
I[IjA $ 56, 000. 0. 604 $ 336. 00
Workers' Compensation $ 665, 039.0 0. 69% $ 4, 58& 77
Ith Insurance $
401k $
Vacation $
665, 039,0 4. 99% $ 33, 18$. 45
665, 039.0 3. 00% $ 19, 951. 17
665 039.D 8. 65% $ 57,25. 87
I$ 168, 422. 75
I— Purpose of Travel Location Type of Expense Basis Cost Quantity Ifflf Staff R01Tdps Tots: ad l Partner Meetings, Training, and
Orange County Mileage Mile $ 0. 63 7. 5
Activities
8 25 $ 945. 00
roma
Purpose of Supply Items
General Office Supplies
Mailing/ Shipping Supplies
Matntenance/ Operavon
Supplies
Qumkbooks Financial Software $ 2, 400. 0 $ 2, 400. 0
6 rattans Unit Cast Total con
14271. 28 $ 14271. 28
900. 00 $ 900. 00
3, 600. 0 $ 3, 600. 0
I $ 21, 17123
L
Item Description Consultant Country State/ U. S. Territory City IQAYCHEX Pan olVHR No United States California Glendale Qty of Fullerton Police Services No United States California Fullerton Outreach Grid Data Software No United States California Ind $ 186, 759. 00 Best Best & Krieger Legal Services No United States California Irvine $ 10, 000.

Banre, 5oll& Longhard, LLP Bookkeeping No United States California Santagna $ 12, 620, 0 Lance, Soil & Lunghard, UP Tax Accounting No United States California Santa Ana $ 2, 900. 0 Communkations Lab Marketing No United States California Orange Total Cost
16, 000.
5181, 000.
78, 000.

I $ 487, 279001
Description
General Liability Insurance
ternet
Facility Rent
Office Phone System
Directors & Officers Insurance
Quantity Basis Casts Length of Time Total Cost
Monthly $ 241. 67 12 $ 2, 900. 04
1 Monthly $ 2, 000. 12 - $ 24, 000,
6000 Yearly $ 6.7 1 $ 40, 020.
1 Monthly $ 320. 00 12 $ 3, 840. 0
1 Yearly $ 5, 000. $ 5, 000.

I $ 75,60. 041

INDIRECT COSTS
Description
Administrative & Fiscal
Oversight
including Single Audit)
Base Indirect Cost Rate Total Cost
1, 418, 617. 0 5, 96% $ 84, 549,8
84, 549.8I
YEAR 3
HOPE Center Byrne Grant Budget
Note: All figures are automatically rounded to the nearest hundredth.

PERSONNEL
Last Updated: 6/ 19/ 2023
Approved: 2/ 9/023

FRINGE BENEFITS
TRAVEL

SUPPLIES

PROCUREMENT CONTRACTS

OTHER COSTS
Name Position Salary Rate Time Worked( FTF) Percentage of Time Total Con Damian Fonseca
Homeless Outreach
Coordinator
73, 861. 00 100. 00% $ 73, 861. 00
1 Angel Palencia
Homeless Outreach $
Coordinator 73, 861. 00 100. 00% $ 73, 861. 00
Guillermo Mendez - Clara
Homeless Outreach
Coordinator
73, 861. 00 1 100. 00% $ 73, 861. 00
Homeless Outreach
Coordinator '$
73, 861. 00 Y 1 100. 00% $ 73, 861. 00
160
Homeless Outreach $
Coordinator
73, 861. 00 1 100. 00% $ 73, 061.0
Iu0
Sarah Bemal
Homeless Outreach
Coordinator 73, 861. 00 Y 1 100. 00% 5 73, 861. 00
Operations Manager $ 104, 001. 63 85.4% $ 89, 275. 00
Mike Fn1taal Executive Directer_$ 132, 598. 00 100. 00% $132, 598. 00 I $665. 039.0 l
Name Base
665, 039.0 6. 20% $ 41, 232. 4
665 039.0 1. 456 $ 9 643. 07
56, 000. 3. 50% $ 1, 960. 0
Rate Total Cost
Social Security $
dicare $
SUUETS $
Work SWorkers' Compensation $
ilealUQMurance $ 665 039.0 4. 99% 5 33 185. 45.
401k $ 665, 039.0 3. 00% $ 19, 951. 17
Vacation $
56000. 0 0.60% $ 336. 00
665, 039.0 0. 69% $ 4, 580. 77
665, 039.0 8. 65% 5 57,25. 87
1$ 158, 422. 75
Purpose of Travel location
Partner Meetings, Training, and
Orange County
Activities _
Type ofEapense Basis Con Quantity RmStaff ISO, Trips Total Cost''1 Mileage Mile 5 0. 63 7. 5 8 25 $ 945. 00
Purpose o&Supply Items
general Office Supplies
Mailing/ Shipping Supplies
Manitenance/ Operation l $ 3, 600. 0 $ 3, 600. 0 Supplies Quid, books Financial Software
Rol Items Unit Cost Total Con
1 $ 14100. 0 $ 14100. 0
1 $ 900. 00 $ 900. 00
2, 400. 0 $ 2, 400. 0
1 1
21, 000.

Item Description Consultant Country State/ US. Territory City Total Cast EPAY< HEK Payroll/ HR No United States California Glendale $ 16, 000.

City of Fullerton Police Services No United States California Fullerton $ 181, 000. utreach Grid Data Software No United States California Irvine $ 186 759. 00 Best Best & Krieger Legal Services No United States California Irvine $ 10, 000.

Lancq, Soll& Lungtfars LLP Bookkeeping No United States California Santa Ana $ 32, 620. 0 Lance, Son & Lunghard, LIP Tax Accounting No United States California Santa Ana $ 2. 900. 0 Communkations Lab Marketing No United States California Orange $ 78, 000. 437, 19. 00
1 T
Description Quantity Basis Costs Length of Time Total Cost General liability Insurance 1 Monthly $ 241. 67 12 $ 2, 900. 04 Lbrcernet 1 Monthly $ 2, 000. 12 $ 24, 000.

Facility Rent 6000 Yearly $ 6.7 1 $ 40, 020.

Office Phone System 1 Monthly_ $ 320. 00 12 $ 3 840. 00 Directors & Officers Insurance 1 Yearly $ 5, 000. 1 $ 5, 000.

L - I $ 76,60. 04 [
1 INDIRECT COSTS
Description Base Indirect Cost Rate Total Coat
Administrative & Fiscal
Oversight
Including Single Audit)
1, 418,45. 79 5. 27% $ 74,52. 09
i$ 74,52. 09
HOPE Center of Orange
County

SEND TO
Sarah Bernal
2050 Youth Way, Building # 1
Fullerton, CA 92835- 319
657) 253- 7053
EIN: 88- 3758306
PROGRAM YEAR INVOICE #
2023- 0009

INVOICE
DATE
1 5/ 23/023
PROGRAM NAME Byrne Discretionary Community Project Grant

BILL TO
City of Stanton
Jason Huynh
7800 Katella Ave.

Stanton, CA 90680
714) 890- 4275

NORTH ORANGE COUNTY

PUBLIC SAFETY COLLABORATIVE
DESCRIPTION Reimbursable Category TOTAL
1- [DESCRIPTOR] 0.0
2 - [ DESCRIPTOR] 0.0
3 - [ DESCRIPTOR] 0.0

0.0 0.0

0.0 0.0
To add more line -items, add rows above this line.]
Invoice Period: ( DATE RANGE] 0.0
Invoice Log
2022- 0001 16, 237. 66
2022- 0002 26, 880. 0
2022- 0003 62,18. 24
2022- 0004 104, 54. 00
2022- 0005 25, 761. 0
2022- 0006 204, 671. 75
2022- 0007 10, 989. 06
2023- 0001 82, 226.7
2023- 0002 13,99. 32
2023- 0003 17, 804. 40
2023- 0004 28, 564. 32
2023- 0005 19, 883. 34
2023- 0006 35, 137. 64
2023- 0007 195, 493. 21
2023- 0008 32, 745.7
2023- 0009 23, 605. 94
To add more, add rows above this line.]
Approved Budget
Total Costs Incurred to Date
Reimbursements Received to Date
Current Reimbursement Request
Remaining Budget
4, 660, 549. 65
900, 361. 93
876, 755. 99
23, 605. 94
3, 760, 187. 72
Invoicing Pr
ocess
Invoicing Interval:
upto
3 times per mo
nth
Responsible Party
HOPE C
entr
of Ora
nge
County
Prior to Reimbursement

1. City of Stanton Invo ice Submittal
Include Quickbooks invoi
ce
and b
ackup
documentation for every inv
oice
expe
nditure.
payroll journal , cash requirements, n
otice
of automatic payment,
vendor
I
nvoices/
stateme nts,
order details/ rec
eipts ,
etc .).

2. InitialRev iew
Confirm th
at
the backup d
ocume nt ation
totals add up to the i
nvoice
s
line -
Confirm th
at
the
expenditures
are all
owable under
the Byrne Feder t
al

4. 3 Draw DownFundsInitialProce ssing
Neimbursement
Initiate payment req
uest
In ASAP p
ort al.

Print payment r
equest
c
onfirmation
and send digital c
opy
(
to Finance
Dir
ector,
Accounting Manag
er,
5r. Accounti
ng
Technician), n
otifying
v
e
them
processed .

Prep
are,&
print payabl
e
v
oucher
packag
e,
including Byrn
e -
e
specific
Route for sig
natures.

Email H
OPE
C
enter
c
onfirming
that the reimbursement is pending.

AfterReimbu rsement
Include credit card statements, bank statements , etc. for every
in
voic ed
expendit
ure
before
S. Proof ofPaymen ts Submittal submitting the next invoice.

Exceptions may bemade by theFinance Department for cause.) HOPE Center of Orange
County

SEND TO
Sarah Bernal
2050 Youth Way, Building # 1
Fullerton, CA 92835- 319
657) 253- 7053
EIN: 88- 3758306
PROGRAM YEAR INVOICE #
2023- 0009

INVOICE
DATE
1 5/ 23/023
PROGRAM NAME Byrne Discretionary Community Project Grant

BILL TO
City of Stanton
Jason Huynh
7800 Katella Ave.

Stanton, CA 90680
714) 890- 4275

NORTH ORANGE COUNTY

PUBLIC SAFETY COLLABORATIVE
DESCRIPTION Relmbursable Category TOTAL
1- Paychex: Salaries & Benefits - Check Date 5/ 2023 Personnel & Fringe Benefits 15, 457. 52 2 - Paychex: Administrative Fees - Check Date 5/ 2023 Procurement Contracts 637. 36 3 - Best Best & Krieger ( 88K) Procurement Contracts 4,06. 50 4 - Nonprofits Insurance Alliance Other 2, 102. 60
5 - Lance, Soli & Lunghard ( LSL) Procurement Contracts 964. 52 6 - Amazon Supplies 35. 40
7 - Department of Motor Vehicles Supplies 2. 04
To add more line -items, add rows above this line.]
Invoice Period: May 2023 23, 605. 94
Invoice Log
2022- 0001
2022- 0002
2022- 0003
2022- 0004
2022- 0005
2022- 0006
2022- 0007
16, 237. 66
26, 880. 0
62,18. 24
104, 54. 00
25, 761. 0
204, 671. 75
10, 989. 06
82, 226.7
13,99. 32
17, 804. 40
28, 564. 32
19, 883. 34
35, 137. 64
195, 493. 21
32, 745.7
23, 605. 94
Approved Budget
Total Costs Incurred to Date
Reimbursements Received to Date $ 876, 755. 99
Current Reimbursement Request $ 23, 605. 94
Remaining Budget $ 3, 760, 187. 72
4, 660, 549. 65
900, 361. 93
2023- 0001
2023- 0002
2023- 0003
2023- 0004
2023- 0005
2023- 0006
2023- 0007
2023- 0008
2023- 0009
To add more, add rows above this line.)
HOPE Center Byrne Grant Performance Report
Note: Please create a
new
spreadsheet copy for each r
eport.
is this the las t
reporting period for which the award will have data to report? No 2 Was the re grantactivity d
uring
th
e
r
eporting
period? If N
o'
please
note
the seas
onal. No
2a In procu remnt
No
2b Projectr budgetnot
appro ved
by agen
cy,
county , dty, or governing age
ncy
No
2c Seekingsu bcontractors ( Req uest
for Proposal stag
only) e
No
2d Waiting to hire pro jec t
manager, addition al
staff, or co
ordi nating
staff No
2e Payin g for the program using prior federal funds No 2f
A
dministrativ e hold ( e.g., court case pending) No
2g Still seeking budget BSAappraval Yes
2h Waiting for partners or collaborators to complete the application No Ii Other (ple ase describe)
No
Y Established the
office
location of the HOPE Center in the City of Fullerton .

2. Organizedthe HOPE Center by filing the Artid
es
of Incorporation, registering with the State Attorney General' s Charitable Registry, and r
tequesting
status with the Department
of
Treasury and Stat
e
Fra
nchise
Ta
x
Board.
3 What were your
a
ccomp lishmentsduringeporting period?

3. Rec
ruit ed
tra
ce
tempor
ary
B
oard
members to authorize the hiring
of
th
e
H
OPE
C
ent er' s
Executiv
e
Director to c
onduct
the day -t
oday
b
usiness
of th
e
Center ,

4. Engaged County
service
p
art ners and
pri
vate,
commu
nity,
and faith - bas
ed
organizations to collaborate a
nd
c
oordinate
h
omeless
street outreach &
engag ement
s

5. ervices . Assisted In
th
e
development of the techn
ology
o
utre ach
tool
to
adva
nce
the efforts
of
th
e
outreach team.

I. E
xecuted
homeless service prodder agreementswith Volunteers ofAmeric al
os
A
ngeles
and
Mercy
House, thereby Identifying and
improving
4 Whatgoals were accomplishe d, as chemistsoyourgran tapplica tion? engagement services apatlty.

2. Initiated inf
ormati on
sharing through a unified data platform, Outreach Grid, by deploying138 account users to the partn ers,
thereby encouragi
ng
What problems/ barriers did you encou nte r, deny
w
ithin the reporting period that prevented you
from reaching yourgoals or milestones?
coll
ecti
on
for the p
urposesof
pr
ogreval uatlo essn.

Gra
nt
Aw
ard
Modificati
on ( GAM)
A
pproval -
After ow Initial gra
nt
application , Devonna P
orter,
Grants
Management
Te
chnidan ,
submitted comm
ents
revisio
nsto
the budget ,
and
the
GA M
was opene
dThe
City of Stant
on,
the recipient, addressed all of thos
ecomments and
submitted th
e
GAM. Elai
ne
Grant Management Specialist, then reviewed our GAM and request ed
two addition
al
updates to the budget . The City
compli ed

and resubmitted the
Ms. Smokes stated that the Initial budget comments were notresolved, even though the City contends th at
we hav
e.
6 Is there anyassista nce that theBureau oflustice Assistance IBJAl can pro vide to addre ss any Yes
problems/ barriers Identifie d in question R5?
Ea trTeatplease Mla ln. We arerequesti
ng
that
MAcan
r
eview
our budget modification
and
approve it so that we can draw dow
nouff
Areyau on track to fiscally and pro grammatica lly complete your program asoutline d in your applicatiogrant yen n?
73 11' No; pleasexplain. N /
A
B What majorctivities are planned for the next 6 months?

1. We will be creating a regional training manual to standardize outreach & engagement services . quart 2. We will hold erly training for stre et
homeless o
utreach
spe
dalists
and generalists, including law enforcement officers.
9 Based onyou r
knowledgeof the criminal pro gajustice field, are there any Innovative ms/acco mplishme nts
9a If eu' please explain.
thatyeu would like to share withBJA ?TheYes Cente IsdeploHOPE r ying Outreach Grid, a technology tool built from the b
ottom
up to e
nd
h
omelessne s
and
employs
a pointroFwork system f
or
dispatc she lteres erva tior ns and h ( www. outre
achgd dcom).

FIRST AMENDMENT TO GRANT ADMINISTRATION AGREEMENT

BETWEEN THE CITY OF STANTON AND THE HOPE CENTER OF ORANGE COUNTY
This First Amendment to the Grant Administration Agreement (“First Amendment”) is made and entered into on this ____ day of ______, 2024 (“Effective Date”), by and between the City of Stanton, a California municipal corporation, located at 7800 Katella Ave., Stanton, CA 90680 (“City”) and the HOPE Center of Orange County, a California nonprofit public benefit corporation, located at 2050 Youth Way, Building #1, Fullerton, CA 92835 (“Subrecipient”). City and Subrecipient are sometimes collectively referred to herein as the “Parties.”

1. RECITALS.

1.1 On or around June 27, 2023, the Parties entered into a Grant Administration Agreement in which City agreed to function as a pass-through entity by disbursing Byrne Federal Grant Program funds to support Subrecipient’s services, including homeless outreach and engagement initiatives (“Agreement”).

1.2 The Parties now desire to amend the Agreement in order to, among other things, redirect certain Byrne Grant Funds currently categorized as Indirect Cost funds to be used as Direct Costs and incorporate contract provisions required by the federal government.

1.3 The Parties acknowledge that this First Amendment is authorized pursuant to Section 13.5 of the Agreement.

2. TERMS.

2.1 Recitals. The recitals set forth above are true and correct and are made a part of this First Amendment. The Agreement is incorporated herein by reference and attached hereto as Attachment “1.”

2.2 Acknowledgement of Ongoing Adjustments to Byrne Budget. Paragraph K is hereby added to the Recitals of the Agreement to read as follows:
“K. In acknowledgement of the evolving nature of budgetary and personnel requirements subsequent to obtaining OJP Approval, the Parties acknowledge that the HOPE Center Byrne Grant Budget, as detailed in Exhibit "D," may be subject to further amendments. Such amendments shall, among other things, facilitate the necessary reallocation of Byrne Grant Funds among the Parties, provided they are executed in accordance with all applicable legal requirements and the terms of this Agreement and, to the extent required, approved by the Department of Justice.”

2.3 Reallocation of Funds. Section 1.1.1 is hereby added to the Agreement to read as follows:
“1.1.1 The Parties acknowledge that this Agreement is designed to accommodate unforeseen costs that may be incurred during the performance of this Agreement. The Parties further acknowledge that the evolving nature of this Agreement and Subrecipient’s Attachment: B
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scope of work necessitates periodic adjustments to the HOPE Center Byrne Grant Budget, as outlined in Exhibit “D,” to address such costs and fulfill the purposes of the Agreement.

Accordingly, the Parties hereby designate the following representatives to execute all necessary documentation for their respective agenciesin order to facilitate mutually desired reallocations of existing Byrne Grant Funds:
• City: City Manager for the City of Stanton or their designee. • Subrecipient: Executive Director of the Subrecipient or their designee.

The Parties further acknowledge that City and Subrecipient’s respective budgets will be approved by the City Council for the City of Stanton and Board of Directors of HOPE Center, respectively, while any reallocation of Byrne Grant Funds may be administratively effectuated with the mutual written consent of the Parties’ above-referenced representatives. Any reallocation must be consistent with the terms of this Agreement and all applicable legal requirements.

Upon mutual consent of any reallocation, Subrecipient shall prepare all necessary documentation to secure approval from the Department of Justice for any necessary grant award modification to effectuate any reallocation, and City shall be responsible for submitting such documentation on behalf of the Parties. Upon receiving approval from the Department of Justice for the reallocation of Byrne Grant Funds, the HOPE Center Byrne Grant Budget detailed in Exhibit "D" of this Agreement shall be automatically updated to reflect the approved reallocation.”

2.4 Reimbursement for City Staff Time. Section 1.4 of the Agreement is hereby amended to read as follows (additions made in underline and deletions made in strikethrough):
“1.4 In accordance with Exhibit “D,” the Parties acknowledge that a portion of the Byrne Grant Funds will be used to cover the Parties’ “Indirect Costs.” “Indirect Costs” shall include, but are not limited to, single audits of Subrecipient as contemplated by Section 5.3 and time spent by City's staff— including, without limitation, Management Analysts—in administering this Agreement (“City Staff Time”). Subrecipient agrees that City may reimburse itself from the Byrne Grant Funds for City Staff Time at the fully-burdened rate a rate of $34.31 per hour, which may be amended from time to time by City via its adopted salary schedule and published benefits resolution. The total “Indirect Costs” City may reimburse itself for under this Section 1.4 shall not exceed the limits specified in Exhibit “D.”

2.5 Disbursement of Indirect Costs. Section 1.4.1 is hereby added to the Agreement to read as follows:
“1.4.1 Pursuant to Subsection 1.1.1 of the Agreement, the Parties agree to reallocate a total of One Hundred and Fifty Six Thousand Dollars ($156,000) from “Indirect Costs” to “Procurement City of Fullerton – Police Services”. In 2024 and 2025, respectively, each reallocation of such Indirect Costs will be Seventy Eight Thousand Dollars ($78,000). This reallocation will follow the procedures of Subsection 1.1.1 of the Agreement, and the Funding Request will follow the procedures of Subsections 1.1 through 1.3 of the Agreement.

The Parties agree that if any funds from the “Indirect Costs” budget remain after the reallocation and disbursement to Subrecipient for Procurement City of Fullerton – Police Services and City’s allocation for its own Indirect Costs, City shall (1) provide written notice to Subrecipient of any remaining Indirect Costs amounts before or by June 30, 2025.”

2.6 Compliance with Federal Funding Procedures. Section 3.1.1 of the Agreement is hereby amended to read as follows (additions made in underline) “3.1.1. Subrecipient's use of the Byrne Grant Funds will comply with all applicable requirements, including, without limitation, the Act, the Byrne Grant Program, the Application, the OJP Approval, the OMB Compliance Supplement, the OMB Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Awards, including the mandatory provisions required for contracts made under Federal awards, which are attached hereto as Exhibit “H” and incorporated herein by reference, and all statutes and/or regulations governing the use and distribution of Byrne Federal Grant Program funding.”

2.7 Federal Funding Procedures. Exhibit “H” is hereby added to the Agreement, as described in Attachment “2” of this First Amendment, which is attached hereto and incorporated herein by this reference.

2.8 Remaining Provisions of Agreement. Except as otherwise specifically set forth in this First Amendment, the remaining provisions of the Agreement shall remain in full force and effect.
[SIGNATURES ON FOLLOWING PAGE]
IN WITNESS WHEREOF, the Parties have executed this First Amendment to the Agreement for Grant Administration Services as of the Effective Date listed above.

CITY OF STANTON HOPE CENTER
By:

Hannah Shin-Heydorn
City Manager
By:

Kellee Fritzal
Executive Director
By:

Sarah Bernal
Operations Manager
ATTEST:

By:

Patricia Vazquez
City Clerk
APPROVED AS TO FORM:

By:

HongDao Nguyen
Best Best & Krieger LLP
City Attorney
ATTACHMENT “1”

GRANT ADMINISTRATION AGREEMENT BETWEEN THE CITY OF STANTON

AND THE HOPE CENTER OF ORANGE COUNTY
ATTACHMENT “2”
FEDERAL FUNDING REQUIREMENTS TO BE ADDED AS EXHIBIT “H” OF THE

AGREEMENT

REQUIRED CONTRACT PROVISIONS IN ACCORDANCE WITH APPENDIX II TO PART 200 – CONTRACT PROVISIONS FOR NON-FEDERAL ENTITY CONTRACTS

UNDER FEDERAL AWARDS
(A)Appendix II to Part 200 (A) - Remedies: The Parties shall comply with the administrative, contractual, or legal remedies in the Agreement for when the Subrecipient violates or breaches the Agreement terms and shall comply with the applicable sanctions and penalties as appropriate in the Agreement.
(B) Appendix II to Part 200 (B) - Termination for Cause/Convenience. The Parties shall comply with the termination for cause provision and the termination for convenience provision in the Agreement.
(C) Appendix II to Part 200 (C) – Equal Employment Opportunity: Since the Agreement does not meet the definition of a “federal assisted construction contract” in 41 CFR § 60-1.3, this provision is not applicable to the Agreement.
(D)Appendix II to Part 200 (D) – Davis-Bacon Act: Since the Agreement does not involve the construction, alteration, or repair of public buildings or public works, this provision is not applicable to the Agreement.
(E) Appendix II to Part 200 (E) – Contract Work Hours and Safety Standards Act: This provision is not applicable to the Agreement for the following reasons:
(1) The Agreement does not involve any contract requiring or involving the employment of laborers or mechanics on a public work of the federal government, U.S. territory, or the District of Columbia.
(2) The Agreement is not a contract to which the federal government, an agency or instrumentality of the Government, a territory, or the District of Columbia is a party.
(3) The Agreement is not made for or on behalf of federal government, an agency or instrumentality, a territory, or the District of Columbia. (4) The Agreement is not a contract financed at least in part by loans or grants from, or loans insured or guaranteed by, the federal government or an agency or instrumentality under any federal law providing wage standards for the work. (F) Appendix II to Part 200 (F) – Rights to Inventions Made Under a Contract or Agreement:

This provision is not applicable to the Agreement.
(G)Appendix II to Part 200 (G) – Clean Air Act and Federal Water Pollution Control Act:

The Subrecipient shall comply with the following:
(1) Pursuant to the Clean Air Act, (1) Subrecipient agrees to comply with all applicable standards, orders or regulations issued pursuant to the Clean Air Act, as amended, 42 U.S.C. § 7401 et seq., (2) Subrecipient agrees to report each violation to the City and understands and agrees that the City will, in turn, report each violation as required to assure notification to the Federal awarding agency and the appropriate Environmental Protection District Regional Office, and (3) Subrecipient agrees to include these requirements in each subcontract exceeding $150,000.
(2) Pursuant to the Federal Water Pollution Control Act, (1) Subrecipient agrees to comply with all applicable standards, orders or regulations issued pursuant to the Federal Water Pollution Control Act, as amended, 33 U.S.C. 1251 et seq., (2) Subrecipient agrees to report each violation to the City and understands and agrees that the City will, in turn, report each violation as required to assure notification to the Federal awarding agency and the appropriate Environmental Protection Agency Regional Office, and (3) Subrecipient agrees to include these requirements in each subcontract exceeding $150,000.
(H)Appendix II to Part 200 (H) – Debarment and Suspension:
(1) This Agreement is a covered transaction for purposes of 2 C.F.R. pt. 180 and 2 C.F.R. pt. 3000. As such, Subrecipient is required to verify that none of the Subrecipient’s principals (defined at 2 C.F.R. § 180.995) or its affiliates (defined at 2 C.F.R. § 180.905) are excluded (defined at 2 C.F.R. § 180.940) or disqualified (defined at 2 C.F.R. § 180.935).
(2) Subrecipient must comply with 2 C.F.R. pt. 180, subpart C and 2 C.F.R. pt. 3000, subpart C and must include a requirement to comply with these regulations in any lower tier covered transaction it enters into.
(3) This certification is a material representation of fact relied upon by City. If it is later determined that Subrecipient did not comply with 2 C.F.R. pt. 180, subpart C and 2 C.F.R. pt. 3000, subpart C, in addition to remedies available to the City, the federal government may pursue available remedies, including but not limited to suspension and/or debarment.
(4) Subrecipient agrees to comply with the requirements of 2 C.F.R. pt. 180, subpart C and 2 C.F.R. pt. 3000, subpart C throughout the Agreement. The Subrecipient further agrees to include a provision requiring such compliance in its subcontracts.
(5) Subrecipient warrants that it is not debarred, suspended, or otherwise excluded from or ineligible for participation in any federal programs. Subrecipient also agrees to verify that all subcontractors performing work under this Agreement are not debarred, disqualified, or otherwise prohibited from participation in accordance with the requirements above. Subrecipient further agrees to notify the City in writing immediately if Subrecipient or its subcontractors are not in compliance during the term of this Agreement.
(I) Appendix II to Part 200 (I) – Byrd Anti-Lobbying Act: Contractors that apply or bid for an award exceeding $100,000 must file the required certification. Each tier certifies to the tier above that it will not and has not used Federal appropriated funds to pay any person or organization for influencing or attempting to influence an officer or employee of any agency, a member of Congress, officer or employee of Congress, or an employee of a member of Congress in connection with obtaining any Federal contract, grant or any other award covered by 31 U.S.C. 1352. Each tier must also disclose any lobbying with non-Federal funds that takes place in connection with obtaining any Federal award. Such disclosures are forwarded from tier to tier up to the recipient who in turn will forward the certification(s) to the awarding agency.
(J) Appendix II to Part 200 (J) – §200.323 Procurement of Recovered Materials:
(1) Subrecipient shall comply with section 6002 of the Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act. The requirements of Section 6002 include procuring only items designated in guidelines of the Environmental Protection Agency (EPA) at 40 C.F.R. part 247 that contain the highest percentage of recovered materials practicable, consistent with maintaining a satisfactory level of competition, where the purchase price of the item exceeds $10,000 or the value of the quantity acquired during the preceding fiscal year exceeded $10,000; procuring solid waste management services in a manner that maximizes energy and resource recovery; and establishing an affirmative procurement.
(2) In the performance of this Agreement, the Subrecipient shall make maximum use of products containing recovered materials that are EPA-designated items unless the product cannot be acquired: competitively within a timeframe providing for compliance with the contract performance schedule; meeting contract performance requirements; or at a reasonable price.
(3) Information about this requirement, along with the list of EPA-designate items, is available at EPA’s Comprehensive Procurement Guidelines web site, https://www.epa.gov/smm/comprehensive-procurement-guideline-cpg-program. (4) Subrecipient also agrees to comply with all other applicable requirements of Section 6002 of the Solid Waste Disposal Act.”
(K)Appendix II to Part 200 (K) – §200.216 Prohibition on Certain Telecommunications and Video Surveillance Services or Equipment: Subrecipient shall not contract (or extend or renew a contract) to procure or obtain equipment, services, or systems that uses covered telecommunications equipment or services as a substantial or essential component of any system, or as critical technology as part of any system funded under this Agreement. As described in Public Law 115–232, section 889, covered telecommunications equipment is telecommunications equipment produced by Huawei Technologies Company or ZTE Corporation (or any subsidiary or affiliate of such entities). (1) For the purpose of public safety, security of government facilities, physical security surveillance of critical infrastructure, and other national security purposes, video surveillance and telecommunications equipment produced by Hytera Communications Corporation, Hangzhou Hikvision Digital Technology Company, or Dahua Technology Company (or any subsidiary or affiliate of such entities). (2) Telecommunications or video surveillance services provided by such entities or using such equipment.
(3) Telecommunications or video surveillance equipment or services produced or provided by an entity that the Secretary of Defense, in consultation with the Director of the National Intelligence or the Director of the Federal Bureau of Investigation, reasonably believes to be an entity owned or controlled by, or otherwise connected to, the government of a covered foreign country. (4) See Public Law 115-232, section 889 for additional information. (L) Appendix II to Part 200 (L) – §200.322 Domestic Preferences for Procurement:

Subrecipient shall, to the greatest extent practicable, purchase, acquire, or use goods, products, or materials produced in the United States (including but not limited to iron, aluminum, steel, cement, and other manufactured products). The requirements of this section must be included in all subcontracts.
(1) For purposes of this section:
(i) “Produced in the United States’’ means, for iron and steel products, that all manufacturing processes, from the initial melting stage through the application of coatings, occurred in the United States. (ii) ‘‘Manufactured products’’ means items and construction materials composed in whole or in part of nonferrous metals such as aluminum; plastics and polymer-based products such as polyvinyl chloride pipe; aggregates such as concrete; glass, including optical fiber; and lumber. 1 CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: March 26, 2024
SUBJECT: ACCEPTANCE OF THE CERRITOS AVENUE RESURFACING PROJECT

BY THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA
REPORT IN BRIEF:

The Cerritos Avenue Resurfacing Project consisting of the demolition and removals, roadway modifications, concrete work (ramps and sidewalks), asphalt pavement, signing and striping, and all appurtenant work for Cerritos Avenue between Knott Avenue and Beach Boulevard is now complete. The final construction cost for the project is under the awarded contract amount. The City Engineer, in his judgment, certifies that the work was satisfactorily completed as of March 7, 2024 and recommends that the City Council accept the completed work performed on this project.

RECOMMENDED ACTION:

1. City Council declare this project categorically exempt under the California Environmental Quality Act, Class 1, and 15301(c) as repair, maintenance, and minor alteration of existing public structures; and

2. Accept the completion of improvements for the Cerritos Avenue Resurfacing Project, as certified by the City Engineer, and affix the date of March 7, 2024 as the date of completion of all work on this project; and

3. Approve the final construction contract amount of $850,135.27 with Hardy & Harper, Inc.; and

4. Direct the City Clerk within ten (10) days from the date of acceptance to file the Notice of Completion (Attachment) with the County Clerk-Recorder of the County of Orange; and

5. Direct City staff, after thirty-five (35) days has elapsed from the filing of the “Notice of Completion” with the County Clerk-Recorder, to make the retention payment to Hardy & Harper, Inc. in the amount of $42,056.76.

Item: 9H
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2 BACKGROUND:

On June 14, 2022, the City Council approved a purchase order with TAIT & Associates for design services of the FY 2022-2023 Citywide Pavement Rehabilitation Project in the amount of $110,345. The Cerritos Avenue Resurfacing Project was part of the FY 2022- 2023 Citywide Pavement Rehabilitation Project; however, was separated as it was, at the time, to be funded by the 2021 Pavement Management Relief Funding (PMRF) Program.

On September 26, 2023, the City Council authorized staff to advertise this project for construction and approved the draft plans and specifications.

On November 28, 2023, Hardy & Harper, Inc. was awarded the contract for the project as the lowest responsible bidder in the amount of $854,000, and City Council authorized the City Manager to approve contract change orders up to $85,400 (10% of original contract amount for contingencies). Due to the debt ceiling compromise in 2023, PMRF Program funding that did not get obligated by Caltrans at that time was subject to rescission. As such, approximately 24 Orange County local agencies were not able to secure the PMRF Program funds as well. As a result, City Council approved an appropriation of $200,000 from the City’s Gas Tax Fund (Fund #215) and $30,000 from the RMRA Fund (#215) to fund the remainder of the project costs.

ANALYSIS/JUSTIFICATION:

Due to minor quantity discrepancies during construction, a credit of $8,682.40 was available to the City and a change order in the amount of $4,817.67 was issued for modified traffic loops and replacement of damaged/deteriorated utility boxes.

The total construction cost for this project was $850,135.27, which is below the awarded contract amount.

The Cerritos Avenue Resurfacing Project has been completed in conformance with the project plans and specifications and has been accepted by the City Engineer.

FISCAL IMPACT:

The total amount paid to Hardy & Harper, Inc. for construction, is $850,135.27. This project was budgeted as part of the FY 2023/2024 Capital Improvement Program (Task Code No. 2024-102) for $960,000. (This project was funded with Measure M and SB-1 funds.)
ENVIRONMENTAL IMPACT:

This project is exempt under the California Environmental Quality Act (“CEQA”), Class 1, Section 15301(c) as repair, maintenance, and minor alteration of existing streets, sidewalks, gutters, and similar facilities.
3 LEGAL REVIEW:

None.

STRATEGIC PLAN OBJECTIVE ADDRESSED:

Obj. No. 3: Provide a high quality infrastructure.

PUBLIC NOTIFICATION:

Notifications were performed through the normal agenda process.

Prepared by: Han Sol Yoo, Associate Engineer
Reviewed by: Cesar Rangel P.E., Director of Public Works/City Engineer Fiscal Impact Reviewed by: Michelle Bannigan, Finance Director Approved by: Hannah Shin-Heydorn, City Manager
ATTACHMENT:

A. Notice of Completion
Recording requested by and
when recorded mail to:

CITY OF STANTON
7800 KATELLA AVE.

STANTON, CA 90680

EXEMPT FROM RECORDING FEES PER
GOVERNMENT CODE SECTION 27383

NOTICE OF COMPLETION
Notice pursuant to Civil Code Section 3093, must be filed within 10 days after completion.

Notice is hereby given that:

1. The undersigned is owner or corporate officer of the owner of the interest or estate stated below in the property hereinafter described:

2. The full name of the owner is the City of Stanton.

3. The full address of owner is 7800 Katella Avenue, Stanton, CA 90680.

4. The nature of the interest or estate of the owner is: Public Right of Way.

5. A work of improvement on the property hereinafter described was completed on March 7, 2024. The work was the Cerritos Avenue Resurfacing Project.

6. The name of the contractor for such work of improvement was: Hardy & Harper, Inc.

7. The property on which said work of improvement was completed is in the City of: Stanton, County of Orange, and State of California.

Dated:______________________ ___________________________________, City of Stanton Verification for Individual Owner Cesar Rangel, City Engineer

VERIFICATION
I, the undersigned, say: I am the City Engineer of the City of Stanton, the declarant of the foregoing Notice of Completion; I have read said Notice of Completion and know the contents thereof; the same is true of my own knowledge. I declare under penalty of perjury that the foregoing is true and correct.

Executed on _______________________________, 2024, at Stanton, California. _________________________________________, City of Stanton Cesar Rangel, City Engineer
(Space above this line for Recorder’s use)
Attachment: A
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1 CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: March 26, 2024
SUBJECT: AWARD OF CONSTRUCTION CONTRACT FOR THE PREMIER PARK

RENOVATION PROJECT
REPORT IN BRIEF:

Fourteen bids for the Premier Park Renovation Project were opened on February 6, 2024.

Based on the post-bid analysis of the bids received, staff has determined the bid submitted by RG General Engineering, Inc. to be the lowest responsible and responsive bid at $1,216,105.

RECOMMENDED ACTION:

1. City Council declare that this project is exempt from the California Environmental Quality Act (“CEQA”), Class 2, Section 15302(c) as replacement or reconstruction of an existing facility; and

2. Waive minor bid irregularities to RG General Engineering, Inc.; and

3. Award a construction contract for the Premier Park Renovation Project to RG General Engineering, Inc. for the bid amount of $1,216,105.00 and reject all other bids; and

4. Authorize the City Manager to bind the City of Stanton and RG General Engineering, Inc. in a contract for the construction; and

5. Authorize the City Manager to approve contract changes, not to exceed 10-percent of the bid amount ($121,610.00).

BACKGROUND:

The City obtained a Proposition 68 Grant to renovate Premier Park, located at 8340 Briarwood Street. Premier Park is a 0.90-acre recreational park with a playground, basketball halfcourt, and picnic tables. The existing park needs renovations due to outdated equipment. The City reached out to the community around Premier Park for suggestions for how to improve the park.

Item: 9I
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2 On June 14, 2022, the City Council awarded a design contract in the amount of $88,640 to RJM Design Group (RJM) for the design and approved a contingency of $20,000.

On August 21, 2023, the Parks, Recreation & Community Services Commission received and filed the conceptual plans.

This Project consists of demolition and removals, clearing and grubbing, grading, concrete work, installation of bio-retention area, site furnishings, landscaping, play equipment, exercise equipment, rubberized play surface, irrigation system, electrical system, and lights.

On December 12, 2023, the City Council authorized staff to advertise this project for construction and approved the plans and specifications.

ANALYSIS/JUSTIFICATION:

Bid opening for this project was on February 6, 2024. Fourteen (14) bids were received and opened as follows:

Rank Company Bid
1 RG General Engineering, Inc. $ 1,216,105.00
2 Land Forms Landscape Construction $ 1,231,879.00
3 Seed Landcare Inc. $ 1,247,875.32
4 Deark E&C Inc.* $ 1,260,410.90
5 Green Giant L.C. Inc. $ 1,298,430.10
6 H2M Construction, Inc.* $ 1,320,001.10
7 Armstrong Cal Builders Inc.* $ 1,319,146.80
8 Urban Habitat* $ 1,331,052.20
9 DOJA Inc. $ 1,357,662.10
10 Monet Construction Inc.* $ 1,373,079.31
11 iBuild Spectrum, Inc. $ 1,577,459.14
12 Marcon Engineering* $ 1,745,367.67
13 MBC Enterprises $ 1,997,050.00
14 PUB Construction, Inc.* $ 2,126,934.65
*The bid submittal had clerical error(s) regarding their line item(s), and so their Total Base Bid based on their unit pricing submitted is shown.

A formal bid protest letter was submitted by Land Forms Landscape Construction and the Office of Darryl. J Paul, their representative, on February 8, 2024, alleging that RG General Engineering, Inc.’s bid is non-responsive and RG General Engineering, Inc. is not a responsible bidder as their bid forms had discrepancies. 3 A bid protest response was prepared and issued by the City Attorney’s Office on March 6, 2024, determining that the bid protest letter is meritless and does not offer any rationale that would require the City to reject RG General Engineering Inc.’s bid.

Staff has determined that RG General Engineering, Inc. submitted the lowest responsible bid in the amount of $1,216,105, which is approximately 14.45 percent below the Engineer’s estimate of $1,421,602. Staff has reviewed the submitted documents and found that RG General Engineering, Inc. has submitted the lowest bid and is compliant with the contract documents.

For every construction contract awarded by City Council, staff is required to return to City Council to accept the improvements, approve the final construction contract amount, and direct the City Council to file a Notice of Completion.

FISCAL IMPACT:

The Fiscal Year 2023/2024 Amended Budget for this project is $1,604,875, of which approximately $1,575,000 is available for this project (Task Code No. 2022-206). (This project is funded by the following sources: Park In-Lieu Fund, General Fund Assigned Fund Balance for Special Projects, and a grant from the State of California’s Statewide Park Development and Community Revitalization Program (SPP)).The following table presents an estimated breakdown of the total project cost:

Description Amount
Construction Contract $ 1,216,105
Contingency (10%) $ 121,610
Inspections $ 80,000
Materials Testing $ 20,000
Total $ 1,437,715
ENVIRONMENTAL IMPACT:

This project is exempt under the California Environmental Quality Act (“CEQA”), Class 2, Section 15302(c) as replacement or reconstruction of an existing facility with negligible or no expansion of capacity.

LEGAL REVIEW:

None.

PUBLIC NOTIFICATION:

Notifications and advertisement were performed as prescribed by law. 4 STRATEGIC PLAN OBJECTIVE ADDRESSED:

Obj. No. 3: Provide a quality infrastructure.

A. Premier Park Renovation Project Contract
B. RG General Engineering, Inc. Proposal
C. Land Forms Landscape Construction Bid Protest Letter D. City Attorney Bid Protest Response Letter
CA-1

CITY OF STANTON

CONTRACT AGREEMENT

PREMIER PARK RENOVATION PROJECT
THIS CONTRACT AGREEMENT (or “Contract”) is made and entered into for the abovestated project this _________ day of ___________________, 20 , BY AND BETWEEN THE CITY OF STANTON, as City and RG General Engineering, Inc. as CONTRACTOR.

WITNESSETH that CITY and CONTRACTOR have mutually agreed as follows:

Article I
The contract documents for the aforesaid project shall consist of the Notice Inviting Bids, Instructions to Bidders, Proposal, General Specifications, Special Provisions in accordance with the Standard Specifications for Public Works Construction, Faithful Performance Bond, Labor and Material Bond, and all referenced specifications, details, Standard Plans and appendices, including all applicable State and Federal requirements; together with this Contract Agreement and all required bonds, insurance certificates, permits, notices and affidavits; and also including any and all addenda or supplemental agreements clarifying, amending or extending the work contemplated as may be required to insure its completion in an acceptable manner (collectively all the foregoing shall be referenced as the “Contract Documents”). All of the provisions of said contract documents are made a part hereof as though fully set forth herein.

Article II
For and in consideration of the payments and agreements to be made and performed by CITY, CONTRACTOR agrees to furnish all materials and perform all work required for the above stated project and to fulfill all other obligations as set forth in the aforesaid Contract Documents.

Article III
CONTRACTOR agrees to receive and accept the prices set forth in the proposal as full compensation for furnishing all materials, performing all work and fulfilling all obligations hereunder. Said compensation shall cover all expenses, losses, damages, and consequences arising out of the nature of work during its progress or prior to its acceptance, including those for well and faithfully completing the work and the whole hereof in the manner and time specified in the aforesaid Contract Documents; and also including those arising from actions of the elements, unforeseen difficulties or obstructions encountered in the prosecution of the work, suspension or discontinuance of the work, and all other unknowns or risks of any description connected with the work.

Attachment: A
Click here to return to the agenda.

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Article IV
CITY hereby promises and agrees to employ, and does hereby employ, CONTRACTOR to provide the materials, do the work and fulfill the obligations according to the terms and conditions herein contained and referred to, for the prices aforesaid, and hereby contracts to pay the same at the time, in the manner and upon the conditions set forth in the Contract Documents.

The total amount of this contract shall not exceed One-Million Two-Hundred Sixteen Thousand, One-Hundred and Five Dollars ($1,216,105.00). CONTRACTOR shall not be compensated for any services rendered in connection with its performance of this agreement which are in addition to those set forth herein, unless such additional services are authorized in advance and in writing by the City Council, or if pursuant to its authority, the City Manager, or his or her designee. CONTRACTOR shall be compensated for any additional services in the amounts and in the manner as agreed to by the City Manager or City representative and CONTRACTOR at the time City’s written authorization is given to CONTRACTOR for the performance of said services.

The City Manager may approve additional work not to exceed 15% of the contract amount approved by City Council or $30,000 whichever is less. Any additional work in excess of this amount shall be approved by the City Council.

Article V
CONTRACTOR acknowledges the provisions of the State Labor Code requiring every employee to be insured against liability for Worker's Compensation or to undertake self-insurance in accordance with the provisions of that code, and certifies compliance with such provisions.

Article VI
CONTRACTOR agrees to indemnify and hold harmless CITY and all of its officers, officials, consultants, employees, agents, and volunteers from any claims, demands or causes of action, including related expenses, attorney's fees and costs, based on, arising out of, or in any way related to the work undertaken by CONTRACTOR hereunder.

Article VII
CONTRACTOR affirms that the signatures, titles, and seals set forth herein in execution of this Contract Agreement represent all individuals, firm members, partners, joint venturers, and/or corporate officers having a principal interest herein.

IN WITNESS WHEREOF the parties hereto have caused this Agreement to be executed the day and year first written.

CA-3

CONTRACTOR CITY OF STANTON
Name Date Hannah Shin-Heydorn Date
Title City Manager
ATTEST:

Name Date Patricia Vazquez Date
Title City Clerk
____________________________________ APPROVED AS TO FORM:

Contractor’s License Number and Classification
____________________________________
DIR Registration Number
Best Best & Krieger LLP Date
City Attorney
NOTE: SIGNATURES OF CORPORATE OFFICIALS MUST BE NOTARIZED CA-4
Notary Acknowledgment
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or validity of that document.

STATE OF CALIFORNIA
COUNTY OF ______________
On , 20___, before me, _______________________________, Notary Public, personally
appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature of Notary Public

OPTIONAL
Though the information below is not required by law, it may prove valuable to persons relying on the document
and could prevent fraudulent removal and reattachment of this form to another document.

CAPACITY CLAIMED BY SIGNER DESCRIPTION OF ATTACHED DOCUMENT Individual
Corporate Officer
Title(s) Title or Type of Document
Partner(s) Limited
General Number of Pages
Attorney-In-Fact
Trustee(s)
Guardian/Conservator Date of Document
Other:

Signer is representing:

Name Of Person(s) Or Entity(ies)
Signer(s) Other Than Named Above
PREMIER PARK RENOVATION PROJECT CA-5

CITY OF STANTON

FAITHFUL PERFORMANCE BOND

PREMIER PARK RENOVATION PROJECT
KNOW ALL PERSONS BY THESE PRESENTS:

THAT WHEREAS, the City of Stanton (hereinafter referred to as “City”) has awarded to ____________________, (hereinafter referred to as the “Contractor”) _______________________ an agreement for ______________________________ (hereinafter referred to as the “Project”).

NOW, THEREFORE, we, _______________, the undersigned Contractor and _____________________________________________ as Surety, a corporation organized and duly authorized to transact business under the laws of the State of California, are held and firmly bound unto the City in the sum of ___________________________ DOLLARS, ($____________), said sum being not less than one hundred percent (100%) of the total amount of the Contract, for which amount well and truly to be made, we bind ourselves, our heirs, executors and administrators, successors and assigns, jointly and severally, firmly by these presents.

THE CONDITION OF THIS OBLIGATION IS SUCH, that, if the Contractor, his or its heirs, executors, administrators, successors or assigns, shall in all things stand to and abide by, and well and truly keep and perform the covenants, conditions and agreements in the Contract Documents and any alteration thereof made as therein provided, on its part, to be kept and performed at the time and in the manner therein specified, and in all respects according to their intent and meaning; and shall faithfully fulfill all obligations including the one-year guarantee of all materials and workmanship; and shall indemnify and save harmless the City, its officers and agents, as stipulated in said Contract Documents, then this obligation shall become null and void; otherwise it shall be and remain in full force and effect.

As a condition precedent to the satisfactory completion of the Contract Documents, unless otherwise provided for in the Contract Documents, the above obligation shall hold good for a period of one (1) year after the acceptance of the work by City, during which time if Contractor shall fail to make full, complete, and satisfactory repair and replacements and totally protect the City from loss or damage resulting from or caused by defective materials or faulty workmanship, Surety shall undertake and faithfully fulfill all such obligations. The obligations of Surety hereunder shall continue so long as any obligation of Contractor remains. Nothing herein shall limit the City’s rights or the Contractor or Surety’s obligations under the Contract, law or equity, including, but not limited to, California Code of Civil Procedure section 337.15.

Whenever Contractor shall be, and is declared by the City to be, in default under the Contract Documents, the Surety shall remedy the default pursuant to the Contract Documents, or PREMIER PARK RENOVATION PROJECT CA-6
shall promptly, at the City’s option:
(1) Take over and complete the Project in accordance with all terms and conditions in the Contract Documents; or
(2) Obtain a bid or bids for completing the Project in accordance with all terms and conditions in the Contract Documents and upon determination by Surety of the lowest responsive and responsible bidder, arrange for a Contract between such bidder, the Surety and the City, and make available as work progresses sufficient funds to pay the cost of completion of the Project, less the balance of the contract price, including other costs and damages for which Surety may be liable. The term “balance of the contract price” as used in this paragraph shall mean the total amount payable to Contractor by the City under the Contract and any modification thereto, less any amount previously paid by the City to the Contractor and any other set offs pursuant to the Contract Documents.
(3) Permit the City to complete the Project in any manner consistent with local, California and federal law and make available as work progresses sufficient funds to pay the cost of completion of the Project, less the balance of the contract price, including other costs and damages for which Surety may be liable. The term “balance of the contract price” as used in this paragraph shall mean the total amount payable to Contractor by the City under the Contract and any modification thereto, less any amount previously paid by the City to the Contractor and any other set offs pursuant to the Contract Documents.

Surety expressly agrees that the City may reject any contractor or subcontractor which may be proposed by Surety in fulfillment of its obligations in the event of default by the Contractor.

Surety shall not utilize Contractor in completing the Project nor shall Surety accept a bid from Contractor for completion of the Project if the City, when declaring the Contractor in default, notifies Surety of the City’s objection to Contractor’s further participation in the completion of the Project.

The Surety, for value received, hereby stipulates and agrees that no change, extension of time, alteration or addition to the terms of the Contract Documents or to the Project to be performed thereunder shall in any way affect its obligations on this bond, and it does hereby waive notice of any such change, extension of time, alteration or addition to the terms of the Contract Documents or to the Project, including but not limited to the provisions of sections 2819 and 2845 of the California Civil Code.

IN WITNESS WHEREOF, we have hereunto set our hands and seals this _______ day of ______________, 20__).
(Corporate Seal)
Contractor/ Principal
By
Title
PREMIER PARK RENOVATION PROJECT CA-7
(Corporate Seal)
Surety
By
Attorney-in-Fact
Signatures of those signing for the Contractor and Surety must be notarized and evidence of corporate authority attached.
(Attach Attorney-in-Fact Certificate) Title
The rate of premium on this bond is ____________ per thousand. The total amount of premium charges, $_______________________________.
(The above must be filled in by corporate attorney.)

THIS IS A REQUIRED FORM
Any claims under this bond may be addressed to:
(Name and Address of Surety)
(Name and Address of Agent or
Representative for service of
process in California, if different
from above)
(Telephone number of Surety
and Agent or Representative for
service of process in California)
NOTE: A copy of the Power-of-Attorney authorizing the person signing on behalf of the Surety to do so must be attached hereto.

PREMIER PARK RENOVATION PROJECT CA-8
Notary Acknowledgment
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or validity of that document.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature of Notary Public

Signer is representing:

Name Of Person(s) Or Entity(ies)
Signer(s) Other Than Named Above
PREMIER PARK RENOVATION PROJECT CA-9

CITY OF STANTON

PAYMENT BOND

PREMIER PARK RENOVATION PROJECT
KNOW ALL MEN BY THESE PRESENTS That
THAT WHEREAS, the City of Stanton (hereinafter referred to as “City”) has awarded to ____________________, (hereinafter referred to as the “Contractor”) _______________________ an agreement for ______________________________ (hereinafter referred to as the “Project”).

WHEREAS, the work to be performed by the Contractor is more particularly set forth in the Contract Documents for the Project dated ________________, (hereinafter referred to as “Contract Documents”), the terms and conditions of which are expressly incorporated herein by reference; and
WHEREAS, said Principal is required to furnish a bond in connection with said contract; providing that if said Principal or any of its Subcontractors shall fail to pay for any materials, provisions, provender, equipment, or other supplies used in, upon, for or about the performance of the work contracted to be done, or for any work or labor done thereon of any kind, or for amounts due under the Unemployment Insurance Code or for any amounts required to be deducted, withheld, and paid over to the Employment Development Department from the wages of employees of said Principal and its Subcontractors with respect to such work or labor the Surety on this bond will pay for the same to the extent hereinafter set forth.

NOW THEREFORE, we, the Principal and __________________________ as Surety, are held and firmly bound unto the City in the penal sum of ______________ Dollars ($___________) lawful money of the United States of America, for the payment of which sum well and truly to be made, we bind ourselves, our heirs, executors, administrators, successors and assigns, jointly and severally, firmly by these presents.

THE CONDITION OF THIS OBLIGATION IS SUCH that if said Principal, his or its subcontractors, heirs, executors, administrators, successors or assigns, shall fail to pay any of the persons named in Section 9100 of the Civil Code, fail to pay for any materials, provisions or other supplies, used in, upon, for or about the performance of the work contracted to be done, or for any work or labor thereon of any kind, or amounts due under the Unemployment Insurance Code with respect to work or labor performed under the contract, or for any amounts required to be deducted, withheld, and paid over to the Employment Development Department or Franchise Tax Board from the wages of employees of the contractor and his subcontractors pursuant to Section 18663 of the Revenue and Taxation Code, with respect to such work and labor the Surety or Sureties will pay for the same, in an amount not exceeding the sum herein above specified, and also, in case suit is brought upon this bond, all litigation expenses incurred by City in such suit, including reasonable attorneys’ fees, court costs, expert witness fees and investigation expenses.

This bond shall inure to the benefit of any of the persons named in Section 9100 of the Civil Code so as to give a right of action to such persons or their assigns in any suit brought upon this bond.

It is further stipulated and agreed that the Surety on this bond shall not be exonerated or PREMIER PARK RENOVATION PROJECT CA-10
released from the obligation of this bond by any change, extension of time for performance, addition, alteration or modification in, to, or of any contract, plans, specifications, or agreement pertaining or relating to any scheme or work of improvement herein above described, or pertaining or relating to the furnishing of labor, materials, or equipment therefore, nor by any change or modification of any terms of payment or extension of the time for any payment pertaining or relating to any scheme or work of improvement herein above described, nor by any rescission or attempted rescission of the contract, agreement or bond, nor by any conditions precedent or subsequent in the bond attempting to limit the right of recovery of claimants otherwise entitled to recover under any such contract or agreement or under the bond, nor by any fraud practiced by any person other than the claimant seeking to recover on the bond and that this bond be construed most strongly against the Surety and in favor of all persons for whose benefit such bond is given, and under no circumstances shall Surety be released from liability to those for whose benefit such bond has been given, by reason of any breach of contract between the owner or City and original contractor or on the part of any obligee named in such bond, but the sole conditions of recovery shall be that claimant is a person described in Section 9100 of the Civil Code, and has not been paid the full amount of his claim and that Surety does hereby waive notice of any such change, extension of time, addition, alteration or modification herein mentioned and the provisions of sections 2819 and 2845 of the California Civil Code.

IN WITNESS WHEREOF, we have hereunto set our hands and seals this _______ day of ______________, 20__.
(Corporate Seal)
Contractor/ Principal
By
Title
(Corporate Seal) Surety
By
Attorney-in-Fact
Title
Signatures of those signing for the Contractor and Surety must be notarized and evidence of corporate authority attached. A Power-of-Attorney authorizing the person signing on behalf of the Surety to do so much be attached hereto.

NOTE: A copy of the Power-of-Attorney authorizing the person signing on behalf of the Surety to do so must be attached hereto.

PREMIER PARK RENOVATION PROJECT CA-11
Notary Acknowledgment
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or validity of that document.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature of Notary Public

Signer is representing:

Name Of Person(s) Or Entity(ies)
Signer(s) Other Than Named Above
PREMIER PARK RENOVATION PROJECT CA-12

CITY OF STANTON

COMPENSATION INSURANCE CERTIFICATE

PREMIER PARK RENOVATION PROJECT
Pursuant to Section 1861 of the State Labor Code (amended by Stats. 1979, C.373, p. 1343), before beginning work, the Contractor shall furnish to the City Engineer a certificate of insurance for all persons whom he may employ directly or through subcontractors in carrying out the work specified herein, in accordance with the laws of the State of California. Such insurance shall be maintained in full force and effect during the period covered by this contract.

Before beginning work, the Contractor shall furnish to the City Engineer a certificate of insurance as proof that he has taken out full compensation insurance for all persons whom he may employ directly or through subcontractors in carrying out the work specified herein, in accordance with the laws of the State of California. Such insurance shall be maintained in full force and effect during the period covered by this contract.

Contractor, prior to commencing work, shall sign and file with the City of Stanton a certification as follows:

I am aware of the provisions of Section 3700 of the Labor Code which requires every employer to be insured against liability for Worker's Compensation or to undertake self-insurance in accordance with the provisions of that Code, and I will comply with such provisions before commencing the performance of the work of this contract.

CONTRACTOR
By:

Title:

Date:

PREMIER PARK RENOVATION PROJECT CA-13
Section 3700 of the State Labor Code reads as follows:
"Every employer except the State shall secure the payment of compensation in one or more of the following ways:
(a) By being insured against liability to pay compensation in one or more insurers duly authorized to write compensation insurance in the state. (b) By securing from the Director of Industrial Relations a certificate of consent to self-insure, which may be given upon furnishing proof satisfactory to the Director of Industrial Relations of ability to self-insure and to pay any compensation that may become due to his employee."
(Amended by Stats, 1978, c. 1379, p. 4571)
Compensation Insurance Certificate
To be submitted with Contract Agreement
Bidder's Name: f2b (:io,t'lfrvt\ 81 �iMtrin� 1 \nc. ·

BID FORMS

BID ACKNOWLEDGEMENT
NAME oF BIDDER: (2...t, bece CO\.\ �r15i{)ee c ii'\� 1 \ nc .

The undersigned hereby declare that we have carefully examined the location of the proposed Work, and have read and examined the Contract, including all plans, specifications, and all addenda, if any, for the following Project:

PREMIER PARK RENOVATION PROJECT
To the City of Stanton, with its principal place of business at 7800 Katella Avenue, Stanton, CA 90680:

In response to the Notice Inviting Bids dated January 4, 2024 and in accordance with the accompanying Instructions to Bidders, the undersigned hereby proposes to the City to furnish all labor, technical and professional services, supervision, materials and equipment, other than materials and equipment specified as furnished by the City, and to perform all operations necessary and required to construct the Project in accordance with the provisions of the Contract Documents, including all plans, specifications, and all addenda, and at the prices stated opposite the respective items set forth in the Bid Schedule.

This Bid constitutes a firm offer to the City which cannot be withdrawn for 90 days after the date set for opening of Bids, or until a Contract is executed by the City and a third party, whichever is earlier.

The undersigned certifies that it has examined and is fully familiar with all of the provisions of the Contract Documents and any addenda thereto; that it has carefully checked all of figures shown in its Bid Schedule; that it has carefully reviewed the accuracy of all statements in this Bid and attachments hereto; and that it understands and agrees that the City will not be responsible for any errors or omissions on the part of the undersigned in preparing this Bid.

BIDDER certifies that in all previous contracts or subcontracts, all reports that may have been due under the requirements of any agency, State, or Federal equal employment opportunity orders have been satisfactorily filed, and that no such reports are currently outstanding.

BIDDER declares that the only persons or parties interested in this Proposal as principals are those named herein; that no officer, agent, or employee of the CITY is personally interested, directly or indirectly, in this Bid; that this Proposal is made without connection to any other individual, firm, or corporation making a bid for the same work; and that this Bid is in all respects fair and without collusion or fraud.

If awarded a Contract, the undersigned agrees to execute and deliver to the City within ten (10) calendar days after date of receipt of Notice of Award, a signed Contract and the necessary Performance Bond, Payment Bond, and Certificates of Insurance and Endorsements.

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Attachment: B
Click here to return to the agenda
A complete bid consists of the following Bid Forms, which have been completed and executed by the undersigned Bidder, are incorporated by this reference and made a part of this Bid:

1. Completed Bid Schedule form.

2. Bid Guarantee in the amount of not less than 10% of the Total Bid Price.

3. Completed Designation of Subcontractors form.

4. Completed Bidder Information and Experience form.

5. Fully executed Non-Collusion Declaration form.

6. Completed Public Works Contractor DIR Registration Certification form.

7. IRAN Contracting Act Certification (for contracts of $1,000,000 or more)

8. Sufficient Funds Declaration
Bidder certifies that it is now licensed in accordance with the provisions of the Contractor's License Law of the State of California:

License number \ 02, lp
2 _........,.,........_.____,_..,__ . ll \ ____________ _ Expiration date OS · 3) ✓ 2, l\
License classification -��--------------
If the Bidder is a joint venture, each member of the joint venture must include the above information.

The undersigned acknowledges receipt, understanding, and full consideration of the following addenda to the Contract Documents:

Addendum No.
'L
Date Received
D \- \ 'tr l-l-\
o, -2,3 - z._�
Bidder's Signature
[SIGNATURES NEXT PAGE]
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I hereby certify under penalty of perjury under the laws of the State of California that all of the information submitted in connection with this Bid and all of the representations made herein are true and correct.

BIDDER: Bidder's Business Address:
\2\:1 \1e0Hu1\ \?n�ioeer,A�1lac.
(
Company Name)
By____.----- �'--- (
Signature)
(
Type or print name)
Preside ri+
(
Title)
N(l((Q I (f\. (
Where signed) (
City, State)
Dated::JtmvtH� 2-\..j , 20 2'1
State of Incorporation: _ _,(�· """U\...._\ 1 ..... 'f ........... �r ..... k'.\""'i04 ____ _ N o r co , Gt\: . q 2-e 60
(If the Contractor is a corporation, two signatures of corporate officers are required.) Names and addresses of all partners or joint venturers:

N ft
Statement of the authority of signatory to bind Bidder:

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ITEM
NO.
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
Bidder's Name: tz.b \jQJ\�rtt-\ ¾ \f\U,n � 1 \ne,.

BASE BID SCHEDULE*

PREMIER PARK RENOVATION PROJECT

DESCRIPTION QTY UNIT
QTY
MOBILIZATION AND DEMOBILIZATION: 1 LS Not to Exceed 5% of total bid amount Construction Survey 1 LS
Demolition, Removal, Clearing & Grubbing 1 LS
Erosion Control 1 LS
Fine Grading** 1 LS
Concrete Headwall 1 EA
Bioretention Area 570 SF
4" PVC Storm Drain 18 LF
Rubber Play Area Subdrain 1 EA
Trench Drain 22 LF
Furnish & Install: Site Lighting Fixtures*** 12 EA
Furnish & Install: Branch Circuit Conduit 1 LS and Wiring, Pull Boxes, Distribution, Etc.

Construct: Concrete Walkway 5,255 SF
Decomposed Granite Surfacing at 1,142 SF Exercise Equipment Area Furnish & Install: Pour-in-Place Resilient
Rubberized Surfacing at Play Area with 5,070 SF
Concrete Sub Slab
Construct: Play Curb Header for Resilient 205 LF Surfacing Construct: 6" High Planter Curb at Play 224 LF Area
Construct: 6" Wide Concrete Header for 106 LF Decomposed Grant Surfacing UNIT
PRICE
(Numbers)
$5�, 500 ,()()
$2i1h3 ... "o
$'53 5St,Oo 7
$l"-33f .. oo

ITEM COST
(Numbers)
$ �?lV,00
$ Z '1/ib?,OO
$ -s-�, �-;;, .,1}0
$ i 1,, �3 f, ''°
$ '('l/<1� ... l)O $ L/£1, i/S"'f./)O
$ 2/312 .oo $ z,�12. .oo
$ 22,ZO
$ �.oo
$ ,,,z 1.00
$ ytJ,t;;t:>
$ 5°; /?0 tPO I
$ ss, {>";,{> ,oo
$ 'f,';iO
$ (p,OD
$7s5"',1D
$ 29, 70
$ 6�,00
$ SO,PO
$ { l; tl:il/ ,OIJ
$ I £Yit./ ... tJO I
$ ,, /Z-1,�0
$ w,.�o
$ �t,<a-oo,ot>
$ �,0£0 .. 00
$ 'f<t <f 2 z, ,s-o
$ &,1 r5Z "Ol'>
$ / f0/1'/9. tJ o
$ l:,1
l)�f, £'D
$ /'£; l3Z. tJ'O
$ °?,-/€{) 1 DO
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ITEM
NO.
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36
BASE BID SCHEDULE*

PREMIER PARK RENOVATION PROJECT

DESCRIPTION QTY UNIT
QTY
Construct: 12" Wide Concrete Mowcurb 46 LF
Plexipave Court Resurfacing at Basketball 1,015 SF Court Construct: 4" Thick Concrete Basketball 1,015 SF Court Slab Mortar Cobble 10 SF
Furnish and Install Playground 1 LS Equipment***
Furnish and Install Exercise Equipment*** 1 LS
Furnish & Install: Accessible Precast Picnic
Tables (Outdoor Creations, Inc. Model 3 EA
#100S2E)
Furnish & Install: Concrete Benches (QCP, 7 EA Product #Q1 PS84B) Furnish & Install: Concrete Trash &
Recycling Receptacles (QCP, Product 6 EA
#QS-PS2532W-A21)
Furnish & Install: Drinking Fountain with
Sump, Reconnect Water and Relocate 1 EA
Valve
Furnish & Install: 42" High Wooden 228 LF Lodgepole Fence Furnish & Install: Dog Waste Bag 2 EA Dispenser
Furnish & Install One (1) Prop. 68 Sign and 1 EA Premier Park Rules Sign Furnish and Install One (1) Basketball
Hoop (Paterson-Williams, Model #1525G- 1 EA
24T-39-33)
Furnish & Install: Automatic Irrigation 1 LS System for Entire Site Perform Soil Preparation and Soil Testing 24,147 SF for Fertility & Agricultural Suitability Furnish & Plant: 36" Box Trees 20 EA
Furnish & Plant: 15 Gallon Shrubs 56 EA
UNIT

PRICE ITEM COST
(Numbers) (Numbers)
$ $5,oo $ Z.
} 'S'?DrOt>
$ 'i, 7/) $ '-1, 770. 5V
$ /'f,,;-O $ I'? 711. ':,O
$ 4/t:t, f,7) $ 71-s',�t)
$ l'to/l'S�,c $ Z '/01 '{�5".t:O
$ �"11'fl,IO $ 5'-11 7 'i'l ,l)O
$ ? '-{7J)rDD
I
$ t°t Z(J:).,.oo
$ � 17�.IX> $ Z 21 -Zf/, lJO
$ z.1
r!7, ro $ J 2, � zz, f)O
$ � 3'17,,
�D $ r..3'71' 00
I
$ I z '-f,oo $ 2 <if I l, 7 2. ,t)t)
$ /, 1,l, .-.,o $ "'Z./ 732 ✓t)O
$ �31,00 $ i 33#'00
$ 'it i'18 /� $ '1;
3'if'¥1J O
$ 1i ,s-ef. r;o $ 11, £"ff. I) 0
$ ,$7) $ I 2;01 �,, $7J
$ 17],�0 $ l1;1fo/O ,
oo
$ /t> 2 ,oo $ �7/2. , oo
P-5
ITEM
NO.
37 38
39 40
41 BASE BID SCHEDULE*

PREMIER PARK RENOVATION PROJECT

DESCRIPTION QTY UNIT
QTY
Furnish & Plan: 5 Gallon Shrubs 486 EA
Furnish & Plant: 1 Gallon Shrubs 1,140 EA
Furnish & Install: Sodded Turf 9,814 SF
Furnish & Install: 3" Mulch Layer in 124 CY Landscape Areas Landscape and Plant Maintenance Period 1 LS of Ninety (90) Calendar Days UNIT
PRICE
(Numbers)
$ 3�. 00
$ I'S", o0
$ I, 2',
$ Cj";l.00
$
$
$

ITEM COST
(Numbers)
11/flz'' , oo
t 1, l DO � tJO
12/2,� 1.,s-0
$ JI, �;2.t> O
$ �
I rs"lt,61 $ ,,'5'ZtJ)O
. . .. * Add1t1onal details about items of work included in each bid item can be found in Section 7-3.1 of the Special Prov1s1ons and Specifications.
**Earthwork quantities on the Plans are estimates and used for bidding purposes. Actual quantities may vary and no additional compensation will be provided to the Contactor. ***This Bid Item is a deferred submittal requiring a Building Permit. A Site Plan, Engineer stamped drawings and calculations, certifications, etc. are required.
-Contractor shall provide a Schedule of Values for Lump Sum Bid Items following City request.

THE BASIS FOR AWARD OF CONTRACT SHALL BE THE CONTRACTOR'S BASE BID ONLY.

The costs for any work shown or required in the Contract Documents, but not specifically identified as a bid line item are to be included in the related bid line items and no additional compensation shall be due to Contractor for the performance of the work.

All blank spaces appearing above must be filled in. Failure to fill in any blank spaces may render the Bid non-responsive. In case of discrepancy between the Unit Price and Item Cost set forth for a unit basis item, the Unit Price shall prevail and be utilized as the basis for determining the lowest responsive, responsible Bidder. However, if the amount set forth as a Unit Price is ambiguous, unintelligible or uncertain for any cause, or is omitted, or is the same amount as the entry in the Item Cost column, then the amount set forth in the Item Cost column for the item shall prevail and shall be divided by the estimated quantity for the item and the price thus obtained shall be the Unit Price.

For purposes of evaluating Bids, the City will correct any apparent errors in the extension of unit prices and any apparent errors in the addition of lump sum and extended prices.

P-6
The estimated quantities for Unit Price items are for purposes of comparing Bids only and the City makes no representation that the actual quantities of work performed will not vary from the estimates. Final payment shall be determined by the City from measured quantities of work performed based upon the Unit Price.

The undersigned agrees that this Bid Schedule constitutes a firm offer to the City which cannot be withdrawn for the number of calendar days indicated in the Notice Inviting Bids from and after the bid opening, or until a Contract for the work is fully executed by the City and a third party, whichever is earlier.

If the Contract Documents specify alternate bid items, the City can choose to include any, all, or none of the alternate bid items in the Work. If the City selects any of the alternate bid items, the corresponding alternate bid prices shall be added to or deducted from Base Bid Price for the work. The City can award/select alternate bid items at any time(s).

Name of Bidder l?:l1 (JH\QV:U I 8h�ICl,e# o·� 1 I Y\ C • Signature ____ �-----------------------------
Name and Title (2.,· cbcw c\ bo Yl 1:,;t,,ll.e. � - Pri<. j df t1 t Dated O \ - 2-ltl - 2-Y
P-7
Bidder's Name: R G General Engineering Inc.

BID GUARANTEE

BID BOND
[Note: Not required when other form of Bidder's Security, e.g. cash, certified check or cashier's check, accompanies Bid.]
The makers of this bond are, _R___,,.G....,.Ge_n.,.... e_ra...,._l_E-=n=-gi_n _ee_r_in_g_In__c. __________, as Principal, and Developers Surety and Indemnity Company , as Surety and are held and firmly bound unto the City of Stanton, hereinafter called the City, in the penal sum of TEN PERCENT (10%) OF THE TOTAL BID PRICE of the Principal submitted to City for the work described below, for the payment of which sum in lawful money of the United States, well and truly to be made, we bind ourselves, our heirs, executors, administrators, successors and assigns, jointly and severally, firmly by these presents.

THE CONDITION OF THIS OBLIGATION IS SUCH that whereas the Principal has submitted the accompanying bid dated January 25
, 20 �. for PREMIER PARK RENOVATION
PROJECT.

If the Principal does not withdraw its Bid within the time specified in the Contract; and if the Principal is awarded the Contract and provides all documents to the City as required by the Contract; then this obligation shall be null and void. Otherwise, this bond will remain in full force and effect.

Surety, for value received, hereby stipulates and agrees that no change, extension of time, alteration or addition to the terms of the Contract shall affect its obligation under this bond, and Surety does hereby waive notice of any such changes.

In the event a lawsuit is brought upon this bond by the City and judgment is recovered, the Surety shall pay all litigation expenses incurred by the City in such suit, including reasonable attorneys' fees, court costs, expert witness fees and expenses.

IN WITNESS WHEREOF, the above-bound parties have executed this instrument under their several seals this 25th day of January
, 20-1±._, the name and corporate seal of
each corporation.
(Corporate Seal)
(Corporate Seal)
(Attach Attorney-in-Fact Certificate)
R G General Engineering Inc.

Contractor/ Principal
By_�Vl::..._......!========---
Title Richard Gregory Gonzales-President
Developers Surety and Indemnity Company
Surety
/�/
By µ:::tz.1!;:.'!-Fact
Title _____
____
____ _
P-8
Bidder's Name: R G General Engineering Inc.

Notary Acknowledgment
A notary public or other officer completing this certificate verifies only the identity of the individual who si�
ned the
document to which this certificate is attached, an not the truthfulness, accuracy, or validity of that document.

STATE OF CALIFORNIA

COUNTY OF
On 20 _, before me, . Notary Public, personally
appeared who proved to me on the basis of satisfactory
Name(s) of Signer(s)
evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature of Notary Public

OPTIONAL
Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document.

CAPACITY CLAIMED BY SIGNER DESCRIPTION OF ATTACHED DOCUMENT □ Individual
□ Corporate Officer
Title(s) Title or Type of Document
□ Partner(s) □ Limited
□ General Number of Pages
□ Attorney-In-Fact
□ Trustee(s)
□ Guardian/Conservator Date of Document
□ Other:

Signer is representing:

Name Of Person(s) Or Entlty(ies)
Signer(s) other Than Named Above
NOTE: This acknowledgment is to be completed for Contractor/Principal.

P-9
Bidder's Name: R G General Engineer ing Inc.

Notary Acknowledgment
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

STATE OF CALIFORNIA
COUNTY OF ---=------- Orange
On January 25 20_2_4, before me, _
Je_s_
s_ic_a_T_ i,_,o_ c_o _G_ ai_·_ c,_·a _______ , Notary Public, personally appeared Kevin P. Re ed
, who proved to me on the basis of satisfactory
me that
1 'he/they executed the same i f?isther/their authorized capacity(ie�), and that by<.b_!,$/her/their evidence!
be the person(s)/'«hose name'i
�) J1are subscribed to the within in�rYflent and ackn9�edged to signatur on the instrument the person - , or the entity upon behalf of which ttie person(s) acted, executed the instrume t.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

JESSICA TINOCO GARCl'1
Notary Public • California
Orange County
f c,2rrim1ss1on # 2400291 ��tffi6'1�yfttd1-H/fi. Expires Apr 10, 2026 WIT�•

OPTIONAL
Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document.

CAPACITY CLAIMED BY SIGNER
o Individual
o Corporate Officer
o Partner(s)
o Attorney-In-Fact
□ Trustee(s)
□ Guardian/Conservator
D Other:

Signer is representing:

Title(s)
□
□
Name Of Person(s) Or Entity(ies)
Limited
General

DESCRIPTION OF ATTACHED DOCUMENT
Title or Type of Document
Number of Pages
Date of Document
Signer(s) Other Than Named Above
NOTE: This acknowledgment is to be completed for the Attorney-in-Fact. The Power-of-Attorney to local representatives of the bonding company must also be attached.

END OF BID BOND
P-10

ACKNOWLEDGMENT
A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate is
attached, and not the truthfulness, accuracy, or
validity of that document.

State of California
County of LOS ANGELES
on JANUARY 30, 2024 before me, GLORIA MACIAS, NOTARY PUBLIC (insert name and title of the officer)
personally appeared RICHARD GONZALES
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature � � (Seal)
m e e e u GLORIA MACIAS
Notary Public· Cal�
Los Angeles County !
Commission # 2449942
y Comm. Expires Jun 13, 2027 ::

POWER OF ATTORNEY FOR
COR!:POINU INSURANCE COMPANY
DEVELOl'ERS SURF:rv AND INDFMNffV (XlMPANY
59 Maiden l1me, 43rd FJoor,. NcwYork, NY J0Ql8
(212) 220-7120
R."NOW ALL BY 1'Af\SE PRESENTS that, except as expressly limited herein, COJU'U>OlNrE INSURANCE COMP.ANY a11d OEVHLO.PERS SURETY AND INDEMNITY COMPANY, do hereby·make, constitute a.hd appoint:
_Je_s_,_;c_,_T_. G_,_,c_;,�,_K_ev_;a_P._R_e_a_d,_s._ad_Aa_,_oa_F_o_s_b"_'9 ____________________ , of Santa Ana, CA as·its t(i.te and Ja\vful:Atto-mey•in-Fact, to make,. e,\'ecutc,dellvcr andackno'Medge, for and on batmlf of said companit.-s. -as sumtics. bonds. undertakings and-contracts
of surctyship giving and granting unto SHid Attomey-in�Facl "tl11! power and authority to do and to pertbnn every act necessary, reqlliSite or proper to be done -in connecfkm\het'('W.'i!h as each of said compruiy could'do, but reservi11g t() each of said co}npany fnll. power of substitution and fl'lVQC{ltlon, and :all of the-acts i>f said Allomey�in�Pae:t. purslUITlt to these prr-..sr-nts, are hcrehy ratified and t.'Onfirmed. This Power of Attorney is effective �:t.I 2023 and shall expire on I:>ixember 3-1, 2025.

This Power of Attorney is granted t111d is signed under a11d by authority of thcfflllowing re.1dutl011s-adopted. by the [3oard of J)lrectors ofCORlWOJNTBINSURANCE COMPANY and DEVntf)FERS SURETY AND INDGMNITY COMPANY (i.:.ollectively, "t.Umµany") on February 10, 2023. �,
RESOLVE!.), thl:lt Sam z.�?&. P.rusid11ot�lY.Jl.!lillIDYri1iug,. fomea Bell,_ Vit-.e Py,esident Surew Underwriting. und �-P-aw$on ijxL>cllliY:si Underwriter, eacb all employMof Am Trust North Amertca, Inc .. an nffifinte of the Company (the "Authorized Signors"), ar-e hereby nuthoriz_ed re execute a Power of J\ttorney, q.ualiJYin,g atton,ey(s}tn-fact named in the Power of Attorney t() execute-, on behalf of the: Compnny, lmnds, undcrtt1king3 and contract>,- -0f surctyship,_ or other surctyshlp obligation� and that the Secretary or any Assistunt Secretrny of the Compnny be.,, and each of them he�by is, authoti:,,ed to attest the execution of any st1ch Power of Attorney.

RESOLVED_, that the signature of any one of the Authorized Signors Wld the Sccreta1y or any A�lstant Sccrctaryofthe Company, und the seul of the Cmupany 1nust be affixed to any such Power {)t' Attorney. and any such signature or seal may be affixed by facsimile, and s.ur.h Power of Attorney shall be valfrl and binding upon the Con1pt1ny when so eiffixed ru1d in the futurn with respect t():any bond, undertaking or contract o f suretyship towllic-11 it is attached.

JN WITNESS WHEREOF, COREPOlNTE INSURANCE COMPANY and DEVELOPERS SURE'fY AND lNDEMNflYCOMPANY have causl>d H1csc presents to be ACKNOWLEDGEMENT:

A not�ry public or other officer completing tl1is certificate verifies only the identity of the indMdual who signed the docurnei1t to which this certificate is attached .• and not the truthfttlness� accuracy, or validity of that document.

STATE OF Sal.i.fornia�--------
On this XL_ day of Match , 20ll_, before me, J:IQQ.t.:!!t.QllVt;ll Phu Phflrn . ptihlmially appeared Sam l-Jl_z�•�------ who proved to me-on the basis or satisfactory evidence tn be th_c pcrnon whose name is �ubscribe!J to within the i11.strnmem and ,1cknowlcdged to me tht1tthC:y exet.uted the same in their authorized capacity, and that by the signature on the imtrument the enti tfes. upon behalf which the person acted, executed thi.s instrument l cert HY, uttdcr penalty of perjmy, un<lerthe Jaws of the State of Califo�r�nt�•-------- thtlt the fon�g.oing paragraph js true_ ,Jnd correct.

WJTNF.SS ooy hand and official seal.

C{}RP()RATlt CERTll?lCATION
TI1e -umlersi_gned,, lhe Secretary or_ Assistant Scereta1y of COREPOINTH INSURANCE COMPANY and DlWf-:LOPERS $URE1Y _ANO INDEMNITY COMPANY� docs hei:el)y certify dnlt the provisions of the resolutions of thi, rc�pective BoaHIS of Directms of said corporations set foith in- this "P'owt'.r of Attorney arc in force as of the date of this Certification,
·nii� CcrtHication is executed in tl1e City of-Cfl·veiand, Ohio, this Mun:-.h 19, 2023. lloe-uSlgn� by-;
fly �1,._1,,_5 ____ ----- Barry W. Moses, As.sistanl Secretuty OBG4i5E-7AOE546C,"
Ooc,StgnEnvelopelO:3352BFO6-5E9D-4796-837E-C1E455E6530F Signed and sealed this 25th day of January 2024
,�oA No. _N_IA ___ _
bL 0323
RG General Engineering, Inc.

RG GENERAL ENGINEERING, INC.

MINUTES OF BOARD OF DIRECTORS MEETING

A SPECIAL MEETING OF THE BOARD OF DIRECTORS OF RG GENERAL ENGINEERING, INC., A CALIFORNIA CORPORATION, WAS HELD AT 3594 BLUFF ST.

NORCO, CA. 92860 ON JANUARY 3
rd 2024.

THE BOARD OF DIRECTORS OF THE CORPORATION:

RICHARD GONZALES DIRECTOR

CONSTITUTING ALL OF THE MEMBERS OF THE BOARD OF DIRECTORS WERE PRESENT AT THE MEETING.

THE MOTION WAS DULY MADE, SECONDED AND CARRIED THE FOLLOWING RESOLUTION WAS ADOPTED:

RESOLVED, RICHARD GONZALES, PRESIDENT, IS SOLELY VESTED FULL

AUTHORITY TO SIGN ANY AND AN ALL CONTRACTUAL DOCUMENTS FOR THE

CORPORATION, AND THEREFORE HAS THE FULL AUTHORITY TO OBILIGATE THE CORPORATION IN ALL CONTRACTURAL MATTERS.

THE UNDERSIGNED, RICHARD GONZALES, PRESIDENT, CERTIFIED THAT RICHARD

GONZALES IS THE DULY APPOINTED PRESIDENT OF RG GENERAL ENGINEERING, INC., AND THAT THE ABOVE IS A TRUE AND CORRECT COPY OF THE RESOLUTION

DULY ADOPTED AT A MEETING OF BYLAWS OF SAID CORPORATION ON JANUARY 3
RD 2024.

IN WITNESS THEREOF, I HA VE AFFIXED MY NAME AS PRESIDENT OF THE

CORPORATION, AND HA VE ATTACHED THE SEAL OF RG GENERAL ENGINEERING, INC. TO THIS RESOLUTION.

DATE: JANUARY 3, 2024

RICHARD GONZALES - PRESIDENT
3594 Bluff St. Norco, CA. 92860
(951) 963-4268

DESIGNATION OF SUBCONTRACTORS
The subcontractor listed below will perform work or labor or render service to the successful Bidder in or about the construction of the work or improvement, or are subcontractors licensed by the State of California who will, under subcontract to the successful Bidder, specially fabricate and install a portion of the work or improvement according to detailed drawings contained in the Contract Documents, in an amount in excess of one-half of one percent (1/2 of 1 %) of the Bidder's total bid. Notwithstanding the foregoing, if the work involves the construction of streets and highways, then the Bidder shall list each subcontractor who will perform work or labor or render service to the Bidder in or about the work in an amount in excess of one-half of one percent (0.5%) of the Bidder's Total Bid Price or $10,000, whichever is greater. No additional time shall be granted to provide the below requested information.

In compliance with the Subletting and Subcontracting Fair Practices Act Chapter 4 (commencing at Section 4100), Part 1, Division 2 of the California Public Contract Code, the Bidder shall set forth below:
(a) The portion of the work to be done by the subcontractor; (b) The name and the location of the place of business; (c) The California contractor license number; and
(d) The DIR public works contractor registration number.

If a Bidder fails to specify a subcontractor or if a Bidder specifies more than one subcontractor for the same portion of work, then the Bidder shall be deemed to have agreed that it is fully qualified to perform that portion of work and that it shall perform that portion itself.

Portion of
Work to be
done by
Subcontractor
ru \lbo r-
�V<�ci�
tOt\Utht
Name of
Subcontractor
S\lr�ctltm�ri�, \nc..
e,e,o
Cons-trvohcH1 In(
dboi e�coto
C6nCret--e..,
Location of CSLB DIR
Business Contractor Registration
License No. Number
1'1\o0� f I
�O\ino St-• .:tf(\plDll- I 00063'-I s, 1.. f-V n � nt\ 1 C rt· qi,�35
sa0s fW-L-12- -
• (2oe,�h11rsr C..T :tt= IO� 12 "I 1- too 1105534 (2-i vi, sfdi Jc�. �2..-50 �
P-11
Portion of Name of
Work to be Subcontractor
done by
Subcontractor
�Q,�\ Cli\ittrniC1
Svrf-t-te,f(\� \?O\v'L
\fl\n�)�� l \Mt2..

I nco rpoft1t-e.cl ,rr,\�hon
el�ctro
.o, \ tdn CM (ommo
h
on
Corp
t..o.l>C:.. L,..t,11)
$o,ve 1 Sot' II e.7 I l(J j '!;/,JC,
Pl#ly 'i'()()U I) T.). -y J4 J.) {.;/1
e:qu iptU-e111 t �A) -sr�t1to,,,,
fl/'- W�Ttil/
Bidder's Name: 0l1 btn� �\ Eh�iV'.\il.N::i' � 1 \ VL(.

Location of
Business
4 l,\ S 1 0 (I\ � lv1 ht
C\c,ntmont
Cft.qlll\
�q 3 S Co fljulo fl
fru. Norco,
CA-. q t�t&iO
J..2-iS W iM5Ur'"
f\H • io/11-1\v\t n "\
Cf+- VllOOI
fe, l ti /J. Et t./t,of'P
�t'" 0 l"aP'tC.. t!./l
,--2,<a'1Y
2? Z2. µ giJ. T /411I'-
"$T I' IOI
Of'l"4'/f e, e11
,'Z f,t,r;
CSLB
Contractor
License No.
.t:t'1UY?:>52-
� q�3y 13
�q'S60 J
L 5'-t I{
7 l'f ('it;"
DIR
Registration
Number
PW- t,.12- -
1000 410300
PlN -t.-f2- -
10008tf�qs1
100000 41 S°l
{DOO�D /,�3
toooo o 2? 2-<to
P-12

BIDDER INFORMATION AND EXPERIENCE FORM

INFORMATION ABOUT BIDDER
(Indicate not applicable ("N/A") where appropriate.)
NOTE: Where Bidder is a joint venture, pages shall be duplicated and information provided for all parties to the joint venture.

1.0 Name of Bidder: (2..(,, h,�rt{VV\.\ 6'�\V\{Q.YlV\.!) 1 (nc

2.0 Type, if Entity: (oq2ocAb'o YI

3.0 Bidder Address: 3,Sqy B \vff s+.

Facsimile Number
Email Address
rJorco Cf\:. v12-<2>0O
Telephone Number

4.0 How many years has Bidder's organization been in business as a Contractor? I �H1r5.0 How many years has Bidder's organization been in business under its present name? l "Jg OJ v:

5.1 Under what other or former names has Bidder's organization operated? 00 Y\L

6.0 If Bidder's organization is a corporation, answer the following:

6.1 Date of Incorporation:

6.2 State of Incorporation:

6.3 President's Name:

6.4 Vice-President's Name(s):

6.5 Secretary's Name:

6.6 Treasurer's Name:

P-13

7.0 If an individual or a partnership, answer the following:

7.1 Date of Organization: -�N--"-+/-+{'ir: _____________ _

7.2 Name and address of all partners (state whether general or limited partnership):

8.0 If other than a corporation or partnership, describe organization and name principals:

9.0 List other states .in which Bidder's organization is legally qualified to do business.

10.0 What type of work does the Bidder normally perform with its own forces?

11.0 Has Bidder ever failed to complete any work awarded to it? If so, note when, where, and why:

12.0 Within the last five years, has any officer or partner of Bidder's organization ever been an officer or partner of another organization when it failed to complete a contract? If so, attach a separate sheet of explanation:

13.0 List Trade References:

P-14
Bidder's Name: (Z,tJ b.uu. rv\.\ B�rw�✓ri NJ , I t\...t.

14.0 List Bank References (Bank and Branch Address):
� G\ '1 � f e,� �v-ot.A

15.0 Name of Bonding Company and Name and Address of Agent:

P(\' TU :\1:U \'\ \ (\ S. \l ro \'\ C,Q
[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]
P-15
Imperial Sprinkler Supply
148S N. Manassero St.

Anaheim, CA 92807
(714) 792-2920 FAX (714} 729-2921
Robertson Ready Mix
200 s. Main Street Suite 200
Corona, Ca 92882
(951) 493-6500 FAX (9S1) 493-6462
Site One Services
4280 E Lowell St.

Ontario, CA. 91761
(714} 720-9801

TRADE REFERENCES
American Rentals
2830 Rubidoux Blvd.

Riverside, CA. 92509
(951) 367-0220 FAX (951) 367-0236
West Coast Sand & Gravel
P.O. Box 5267
Buena Park, CA. 90622
(714} 522-4403 FAX (714) 522-4524
Bidder's Name: (211 (10.M@-\ �nMX\� i\ru__.

LIST OF CURRENT PROJECTS (BACKLOG)
[**Duplicate Page if needed for listing additional current projects.**] Project Client Description of Completion Date Cost of Bidder's Reference Bidder's Work Work
(agency
name/contact
info)
V i�\-1\ &t.1 ve,t{t fr4�-ec f- c,� of P.tit r' k:.. Hti rch l W\f{U\f\t � +soo, ooo . oo � 'to <IPvi t,,1"ridtil ·1mproveme11K 2-nv-1 \,,\ (�c� \\6\nou5 Mvo,ct Unified .pc-, t 1v1· �o-h::u,ct A-pri"\ $1 \m\? ro v-t mt" 11 1 b00,000 -00 Sc.-hoo l nt"�t-<'ic.t �noo \ i �VO\ttf\l _) '2-02-\.i �tl\riov� S,t(,s P-16

LIST OF COMPLETED PROJECTS - LAST THREE YEARS
[**Duplicate Page if needed for listing additional completed projects.**] Please include only those projects which are similar enough to demonstrate Bidder's ability to perform the required Work.

Project Client Description of Completion Date Cost of Bidder's Reference Bidder's Work Work
(agency
name/contact
info)
� wit P"r"- 1 c 'J�'f}�"in�- t::!;?\ II P� n (il�.,3..1.1. ��J f� i'J - ��re;� e K pol \'\S. \ 0 \"I ""June "2.-0 2.-'5> $141, b11 - l8 ' V ,__,
Ci IJ l(, ltritH BriGltG Ci�c�t (;-toirti(I n brick3e o, nd n. Oc¼�r 101?, $ 31.?\ 132-4 -OD ��-�rr�1�� IT,,;,ilflot- rs}{;}.,_,) I t1 n&s c,01 ltl re no V'vt OVi p , a J-t-c+ 11 '1 -1 '1 I • 5 .z.1.s .
5-?ill � � p� r1.<.. C 1� of-� 11 Im pro ,.ovun t:s jtXc.t'�\-0 ntw \7�Ki-tb/!\\h
CD�f_+;},r.,��\\� ·ovt De, Ge rYl be r-
? .ti -z_. '2, $ 2. I '1, IS \ · oo
H-tM1 0 (iv'O
'1 u q -i-; '1 - lei l-3 �
P-17

EXPERIENCE AND TECHNICAL QUALIFICATIONS QUESTIONNAIRE
Personnel:

The Bidder shall identify the key personnel to be assigned to this project in a management, construction supervision or engineering capacity.

1. List each person's job title, name and percent of time to be allocated to this project:

2. Summarize each person's specialized education:

3. List each person's years of construction experience relevant to the project:

4. Summarize such experience:

Bidder agrees that personnel named in this Bid will remain on this Project until completion of all relevant Work, unless substituted by personnel of equivalent experience and qualifications approved in advance by the City.

Additional Bidder's Statements:

If the Bidder feels that there is additional information which has not been included in the questionnaire above, and which would contribute to the qualification review, it may add that information in a statement here or on an attached sheet, appropriately marked:

P-18
Experience
1/2022 - Present
Norco, CA.
7/2004 - 5/2023
Chino, CA.

Walnut, CA.
3/2000 - 7 /2004
Corona, CA.
2/1997 - 3/2000
Temecula, CA.

Education
1973-1978
High School Diploma
Corona High School
References
Richard Gonzales
President
[email protected] I (951) 963-4268 I Norco, CA.

RG General Engineering, Inc.

President/Owner
C.S. Legacy Construction, Inc.

Estimator/Secretary
Volume $30 Million
All American Asphalt
Laborer/Foreman
Volume $200 Million
Sean Malek Engineeri
ng Construction
Grade Checker
Volume $30 Million
Great Park Baseball Bullpens Improvements Project
City of Irvine
1 Civic Center Plaza
Irvine, CA. 92606
$141,677.18
Civic Center Bridge and Landscape Renovation Project
City of Garden Grove
11222 Acacia Pkwy
Garden Grove, CA. 92840
$361,324.00
Sallee Park Improvement Project
City of San Jacinto
595 S. San Jacinto Ave.

San Jacinto, CA. 92583
$214,151.00
The undersigned declares:

I am the 0G �\ rA..t \r\ \-
foregoing Bid.

NON-COLLUSION DECLARATION
The Bid is not made in the interest of, or on behalf of, any undisclosed person, partnership, company, association, organization, or corporation. The Bid is genuine and not collusive or sham.

The Bidder has not directly or indirectly induced or solicited any other Bidder to put in a false or sham bid. The Bidder has not directly or indirectly colluded, conspired, connived, or agreed with any Bidder or anyone else to put in a sham bid, or to refrain from bidding. The Bidder has not in any manner, directly or indirectly, sought by agreement, communication, or conference with anyone to fix the Bid Price of the Bidder or any other Bidder, or to fix any overhead, profit, or cost element of the Bid Price, or of that of any other Bidder. All statements contained in the Bid are true. The Bidder has not, directly or indirectly, submitted his or her Bid Price or any breakdown thereof, or the contents thereof, or divulged information or data relative thereto, to any corporation, partnership, company, association, organization, bid depository, or to any member or agent thereof to effectuate a collusive or sham bid, and has not paid, and will not pay, any person or entity for such purpose.

Any person executing this declaration on behalf of a Bidder that is a corporation, partnership, joint venture, limited liability company, limited liability partnership, or any other entity, hereby represents that he or she has full power to execute, and does execute, this declaration on behalf of the Bidder.

I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct and that this declaration is executed on Jt2t\VM:
'12�1Up,([date], at
N OY:(O [city], (,P, • [state].

Name of Bidder (?¼ (a �nt t:P\,\ 8-h� lV\,,U. n" V"\.� I hKt,,-....__._ _____ _ Signature _________________ _ Name �-CY\.0 ro\ bol'l�\.,t \
Title (?r J. \\ {A,U1. \-
P-19

State of California
County of LOS ANGELES
On JANUARY 30, 2024 before me, GLORIA MACIAS, NOTARY PUBLIC (insert name and title of the officer)
personally appeared RICHARD GONZALES
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s ), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENAL TY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.
..., WITNESS my hand and official seal.
(Seal)
Bidder's Name: ____________ _

PUBLIC WORKS CONTRACTOR DIR REGISTRATION CERTIFICATION
Pursuant to Labor Code sections 1725.5 and 1771.1, all contractors and subcontractors that wish to bid on, be listed in a bid proposal, or enter into a contract to perform public work must be registered with the Department of Industrial Relations. See http://www.dir.ca.gov/Public-Works/PublicWorks.html for additional information.

No Bid will be accepted nor any contract entered into without proof of the contractor's and subcontractors' current registration with the Department of Industrial Relations to perform public work.

Bidder hereby certifies that it is aware of the registration requirements set forth in Labor Code sections 1725.5 and 1771.1 and is currently registered as a contractor with the Department of Industrial Relations.1 Name of Bidder: 8'l tl,Q,V\�,y(i\_\ t:\t\@V\Q� y(�, \v\f • DIR Registration Number: \ l.l 6 Q 0\1 q O \n lo
DIR Registration Expiration: \o - ?,Q • 1-;
Small Project Exemption: __ Yes or ___ No
Unless Bidder is exempt pursuant to the small project exemption, Bidder further acknowledges:

1. Bidder shall maintain a current DIR registration for the duration of the Project.

2. Bidder shall include the requirements of Labor Code sections 1725.5 and 1771.1 in its contract with subcontractors and ensure that all subcontractors are registered at the time of bid opening and maintain registration status for the duration of the Project.

3. Failure to submit this form or comply with any of the above requirements may result in a finding that the Bid is non-responsive.

Name of Bidder (2..b boH (6\,\ tb�iV\-t.tn·� I \V\C,-
v---._, __________ _ Signature ________________________ _ Dated ------ 0 \ • Z--'-1 - 2-1.\ �-------------------- 1 If the Project is exempt from the contractor registration requirements pursuant to the small project exemption under Labor Code Sections 1725.5 and 1771.1, please mark "Yes" in response to "Small Project Exemption." P-20

CITY OF ST ANTON

IRAN CONTRACTING ACT CERTIFICATION
(Public Contract Code Sections 2202-2208)

PREMIER PARK RENOVATION PROJECT
(To be executed by bidder and submitted with its bid)
As required by Public Contract Code ("PCC") Section 2204 for contracts of $1,000,000 or more, please insert Bidder's or financial institution's name and Federal ID Number (if available) and complete .Q!!g of the options below. Please note that California law establishes penalties for providing false certifications, including civil penalties equal to the greater of $250,000 or twice the amount of the contract for which the false certification was made; contract termination; and three-year ineligibility to bid on contracts. (PCC Section 2205.) OPTION #1 - CERTIFICATION
I, the official named below, certify I am duly authorized to execute this certification on behalf of the bidder/financial institution identified below, and the bidder/financial institution identified below is not on the current list of persons engaged in investment activities in Iran created by California Department of General Services ("DGS") and is not a financial institution extending Twenty Million Dollars ($20,000,000) or more in credit to another person/bidder, for 45 days or more, if that other person/bidder will use the credit to provide goods or services in the energy sector in Iran and is identified on the current list of persons engaged in investment activities in Iran created by DGS. [PCC Section 2204(a).]
Bidder Name/Financial Institution (Printed) Federal ID Number (or NIA) <Z---l, L1 t \'\.U'li\., \ e Y\t\ \ (\ � t ( \ � I \ I'\ (. • 55- 101 iH, L l3
By (Authorized Signature)
v"' -
Printed Name and Title of Person Signing
t2--( c hot rel h o n tcll -e. s - P( e5;\q e r1. t
Date Executed Exewted in
0 \ - 2J.,j -V-1 Norco I CA-.

OPTION #2 - EXEMPTION
Pursuant to Public Contract Code Sections 2203(c) and (d), a public entity may permit a bidder/financial institution engaged in investment activities in Iran, on a case-by-case basis, to be eligible for, or to bid on, submit a proposal for, or enters into or renews, a contract for goods and services. If you have obtained an exemption from the certification requirement under the Iran Contracting Act, please fill out the information below, and attach documentation demonstrating the exemption approval.
inancial Institution (Printed) Federal ID Number (or NIA) By (Authorized Signature)
Printed Name and Title of Person Signing !Date Executed -
P-21

CITY OF STANTON

SUFFICIENT FUNDS DECLARATION
(Labor Code Section 2810)

PREMIER PARK RENOVATION PROJECT
(To be executed by bidder and submitted with its bid)
Owner: City pf Stanton
Contract: Y Lt f'\\i V' ev'I f\l.. "2,.e, no I/ {.di O V\ Project I, e\ G ncw-c\ l '\0 \'\ tc1 \ e, (, , declare that I am the Pre S. \c.-l e (\ t [insert title] of f2.t"\ l "\fl.I'\� vc-...\ 8 nm,· k'.\f er 1·Vl� I I n,c .[the entity], the entity making and submitting the bid for the above Contract that accompanies is Declara on, and that such bid includes sufficient funds to permit '.'\ \\ (� i R. n·· I'\(. [the entity] to comply with all local, State or Federal labor laws or regulations during performance of e Contrac , including payment of prevailing wage, and that fi,'1 het\,U'.:I\,, \ f'..�il'\.U,,y\·� 1 ( vt..L. [the entity] will comply with the provisions of Labor Code Section 2810(d) if awarded the Contract.

I declare under penalty of perju[Y under the laws of the State of California that the foregoing is true and correct and executed on :::fut V\ Vu\ r � 2--� 20�, at NO rco [City], Cfri [State].

Date: 0 \ - 2--':1 - 2-Y
Signature
Print Name: �\GhO\ rd L-10vr?;g ks
Print Title: Pv:e S.\de n. +-
P-22
U IC
and Engineering
TO: All Contractors
FROM: Han Sol Yoo, Associate Engineer
DATE: January 16, 2024
SUBJECT: ADDENDUM NO. 1 to the Premier Park Renovation Project This Addendum No. l is being issued for the Premier Park Renovation Project.

The intent of this Addendum No. 1 is to include the following revisions, additions, and/or deletions shall hereby be made a part of the RFP documents.

Listed below are the questions/ inquiries received and the City's Responses:
l. Confirmation of Bid Opening Date and Time.

Response: Tuesday, February 6, 2024 at 11:00 A.M.

2. Please confirm whether this project is subject to a PLA (Project Labor Agreement}, a PSA (Project Stabilization Agreement}, a CBA (Collective Bargaining Agreement}. a CWA (Community Workforce Agreement}, or anything of that nature? Response: This Project is not subject to the Agreements listed above.

3. Is this project subject to State Prevailing Wage Rates OR Federal Davis-Bacon Wage Rates (or both}?
Response: State Prevailing Wage.

4. Please confirm if a Mandatory Pre-Bid Meeting will be held. If so, what date, time, and location?
Response: No Mandatory Pre-Bid Meeting will be held.

5. Is the Resilient Rubber Play Surfacing to be EPDM or TPV materials? Beige is very different between the 2 types of material.

Response: The resilient rubber surfacing is to be TPV with aliphatic urethane binder.

U IC
and Engineering

6. Is there only l drain inside the playground area, and if so, what is the expected depth at that point for required slope?
Response: The drain location, top of grate elevation, and the invert of the pipe are shown on the Precise Grading plan, Sheet C-1.1, as callout #23.

Elevations for the concrete sub-base and resilient surfacing are shown throughout the play area, and slope to that drain location.

Contractors shall note that per the General Specifications "Substitution of Equivalents", requests for approvals of "or equal" items prior to Bid Opening will not be considered. (Page GS-7)
Project information, documents, and plan holders for this Project can be found on CI Plist.com. (https:/Lci pl ist.com/pla ns/?Sta nton/city/11629) For any further information or clarification needed, please contact Han Sol Yoo, Associate Engineer, via email at [email protected].

Confirmation of receipt of all addenda is part of the Bid Documents. Failure to acknowledge receipt of all addenda may cause a bid to be deemed non-responsive.

By:

Han Sol ?oo
Associate Engineer
U IC
and Engineering
TO: All Contractors
FROM: Han Sol Yoo, Associate Engineer
DATE: January 23, 2024
SUBJECT: ADDENDUM NO. 2 to the Premier Park Renovation Project This Addendum No. 2 is being issued for the Premier Park Renovation Project.

The intent of this Addendum No. 2 is to include the following revisions, additions, and/or deletions shall hereby be made a part of the RFP documents.

Listed below are the questions / inquiries received and the City's Responses:
l. In reference to specification section 314-1 Resilient Playground Surfacing #13. The wearing course thickness specified at 3/8" is less than the industry standard of l/2".

Please consider revising the minimum thickness required for the wearing course to 1/2" minimum.

Response: The wearing course thickness shall be ½" minimum.

2. According to Irrigation legend on sheet L-4.01, model for quick coupler valve shall be 44-DLRC. However, this model is not available on Rain Bird website. Items available are 44-LRC and 33-DLRC. Please clarify.

Response: Bid should be for 44-LRC.

3. Refer to Detail K sheet L-6.01, it requires backflow enclosure, but it does not show the model. Please provide model for backflow enclosure.

Response: Strongbox SBBC-305S Backflow Enclosure for backflow and .... 1 fl.ow as=::c-mbly sh .. ll include. a LF777 strainer and LF223HP high pressure regulator.

4. Refer to P.O.C callout on sheet L-5.01, irrigation water source is domestic water.

However, refer to Detail I, J, PVC mainline uses non-potable pipe. Please confirm if new irrigation system shall be domestic or reclaimed.

Response: Th it :s domes· le wa er ' r i. t:gd�ion.

U IC
and Engineering

5. According to valve box legend on sheet L-4.01, gate valve uses 70" round box.

However, per detail E sheet L-6.01, it requires rectangular valve box. Please clarify.

Response: There are no gate valves on this project, please use a rectangular valve box for the ball valves as specified on the legend and details.

6. Regarding the Sod, the symbol shown on Groundcover Legend/ Sheet L-7.01 is different from the symbol shown on Planting Plan/ Sheet L-7.07. Please clarify.

Response: The Sod Area (CC-8) is the middle portion of the park that is enclosed by the walkways.

7. Regarding bid item #40 - Furnish & Install: 3" Mulch Layer in Landscape Areas, the mulch material as per the specifications sections 308-4.9.3 and 801-4.70 is the 'Forest Floor' material supplied by the Aquinaga Company. However, according to specifications section 800-7.2.5, the mulch material is medium grind bark, such as that supplied by Blue Ribbon Landscape Supplies. Please clarify.

Response: A 3" layer of double-shredded hardwood mulch for all landscaped areas is the requirement. The selected contractor will be responsible for submitting a material submittal with a sample for review and approval. The specific name of the material is not as important as insuring that recycled construction wood material or other components that might be harmful or detrimental to plant health is not installed.

8. The backfill for tree and shrub planting, as shown in specification section 308-4.5, appears to be different from that in specification section 801-4.5. Please verify which specifications will be applied.

Response: Specification section 308-4.5 should be used for bidding purposes.

Contractor will be responsible for providing agronomic soil test with recommendations for soil amendment which will be the actual backfill mix used for the project.

9. The tablets for a 75-gallon shrub/ground cover, as indicated in specification section 308-4.5, show 3 tablets for a 75- gallon container only. However, specification section 807-4.5 indicates 8 tablets for a 75-gallon container. Please clarify.

Response: Specification section 801-4.5 is the correct specification that indicates that 8 tablets are to be used when planting 15 gallon plant material.

U IC
and Engineering
Contractors shall note that per the General Specifications "Substitution of Equivalents", requests for approvals of "or equal" items prior to Bid Opening will not be considered. (Page GS-7)
Project information, documents, and plan holders for this Project can be found on Cl Plist.com. (https://ciplist.com/pla ns/?Sta nton/city/11629) For any further information or clarification needed, please contact Han Sol Yoo, Associate Engineer, via email at [email protected].

Confirmation of receipt of all addenda is part of the Bid Documents. Failure to acknowledge receipt of all addenda may cause a bid to be deemed non-responsive.

By:

Han Sol Yoo
Associate Engineer
Darryl J. Paul
Attorney at Law
February 8, 2024
Han Sol Yoo, E.I.T
Associate Engineer/Public
Works & Engineering
City of Stanton
7800 Katella Ave
Stanton, CA 90680

VIA FIRST CLASS MAIL
and E-MAIL [email protected]
Re: Premier Park Renovation Project Formal Bid Protest
Dear Mr. Yoo:

This office represents Land Forms Landscape Construction, Inc. (“Land Forms”) in its business dealings in the Southern California area and, in particular, with regard to the bids submitted to the City of Stanton on the Premier Park Renovation Project (“Project”).

During the bid opening at City Hall RG General Engineering, Inc. (“RG”) was determined to be the apparent low bidder on the project. Land Forms has concluded a review of the RG bid vis-à-vis the City Project bid documents and based on that review has found numerous issues of concern.

Please consider this correspondence to constitute a formal bid protest to any decision by the City of Stanton to award a contract for the Project to RG based on the fact that RG is not a responsible bidder and its bid is not, under the law, responsive to the bid documents.

Below is a brief summary of the discrepancies found in RG’s bid:
1) Section 201-1.1.5 item 2. and 4. of the Special Provisions require bidders to list a subcontractor for concrete installation with an identified 10 projects in specified counties, requiring bidders to Attachment: C
Click here to return to the agenda.

Han Sol Yoo, E.I.T
February 8, 2024

Page 2 ends

--------------------
“Demonstrate Experience: 10 projects within last 24 months. Listing of projects and addresses shall be provided with the bid”. RG’s bid provides that it will self-perform the concrete. Land Forms usually self-performs concrete, but it followed the requirements of the Special Provisions and thus, RG has obtained an unfair advantage over Land Forms and all other competitive bidders.
2) On page P-2 of the bid form the requirements for a complete bid package are set forth: “A complete bid consists of the following Bid Forms, which have been completed and executed by the
undersigned bidder, are incorporated by this reference and made a part of this Bid” (emphasis in the original). Item number 4. on this page requires a Completed Bidder Information and Experience form. RG’s bid form is incomplete as number 10 on page P-14 regarding work normally performed with its own forces is left blank and there is no contact information listed under “Client Reference” as required. 3) On P-3 of the bid form the instructions state: “If the Contractor is a corporation, two signatures of corporate officers are required.” There is only one signature of a corporate officer on this page in RG’s bid. 4) The bid form page P-9 Notary acknowledgment was left blank and RG inserted its own notary form after P-10.
5) On page P-14 of the bid form, item 10. Inquires, “What type of work does the Bidder normally perform with its own force?” This question was left unanswered by RG in its bid leading to the logical conclusion that RG does not self-perform the work. As outlined in the special provisions under PERFORMANCE OF AT LEAST 50% OF THE WORK (Standard Specifications Section 2-3.2), the contractor must self-perform at least 50% of the work.
6) The bid form requires “agency name/contact info” on page P-16.

No contact information is listed by RG under the client reference section. 7) On page P-18 Experience and Technical Qualifications – item 1., the bid form asks for job title, name and percent of time to be allocated to this project. Richard Gonzales lists himself as Project Manager and he does not give a percent of time to be allocated to the Project as Han Sol Yoo, E.I.T
February 8, 2024

Page 3 ends

--------------------
required. In addition, on page P-13 he lists himself as President, Secretary and Treasurer. No other qualified personnel are listed which would indicate that he is the only person within his organization that would be able to perform the work – there is no equipment operator, demolition or grading experience listed on his résumé and no subcontractors are listed for this work. If Richard Gonzales is the sole supervising entity for the company and he becomes unavailable or incapacitated, then who would take over managing the Project as no one else is listed on page P-18?
8) On page P-18 – item 2. the RG bid states “see attached résumé” for the person’s specialized education. On the résumé under Experience the RG bid lists Mr. Gonzales’ background positions as President/Owner, Estimator/Secretary, Laborer/Foreman, and Grade Checker. There is no specialized education related to the position of Project Manager, the job title set forth on item 1. of the same page.
9) On page P-18 – item 4., the bid form requires a summary of experience. Job titles are provided for Richard Gonzales together with a list of projects, but no scope or specifics about the responsibilities are provided to indicate the actual experience for Mr. Gonzales.

Based on the foregoing, it is the contention of Land Forms that the RG bid is non-responsive and that RG is not a responsible bidder thereby necessitating the removal of RG from the universe of bidders on this Project.

Thank you for your consideration of this matter. I will be happy to provide any further support and/or to receive your call or letter regarding the foregoing.

Very truly yours,
Darryl J. Paul
DJP/edz
Cc: Land Forms (via e-mail only)

55414.00000\42086022.1
HongDao Nguyen
Partner
(949) 263-2614
[email protected]
Best Best & Krieger LLP | 18101 Von Karman Avenue, Suite 1000, Irvine, California 92612 Phone: (949) 263-2600 | Fax: (949) 260-0972 | bbklaw.com March 6, 2024

VIA E-MAIL
Darryl J. Paul, Esq.

Re: Premier Park Renovation Project; Land Forms Landscape Construction, Inc. Bid Protest Response
Dear Mr. Paul:

This firm serves as City Attorney for the City of Stanton (“City”). The City received your formal bid protest letter, which was sent on behalf of your client, Land Forms Landscape Construction Inc.’s (“Land Forms”), and dated February 8, 2024 (“Protest”). The Protest relates to the above-mentioned project (“Project”). City staff has reviewed the Protest and determined that it is meritless as it pertains to the bid submitted by the lowest responsible bidder submitting a responsive bid on the Project – RG General Engineering (“RG”).

As a threshold matter, a bid must conform to the material terms of the bid package. (DeSilva Gates Constr. v. Department of Transp. (2015) 242 Cal.App.4th 1409; Menefee v. County of Fresno (1985) 163 Cal.App.3d 1175.) A bid is responsive if it promises to do what the bidding instructions demand. (Williams v. Clovis Unified Sch. Dist. (2007) 146 Cal.App.4th 757; Valley Crest Landscape Inc. v. City of Davis (1996) 41 Cal.App.4th 1432, 1438.) Responsiveness should be determined from the face of the bid. (Great W. Contractors, Inc. v. Irvine Unified Sch. Dist. (2010) 187 Cal.App.4th 1425.) However, the City has broad discretion to determine responsiveness and accept a responsive bid even if there are minor irregularities or mistakes, as long as such mistakes do not affect the price of the bid, or otherwise give a bidder an unfair competitive advantage. (See Menefee v County of Fresno (1985) 163 Cal. App. 3d 1175, Ghilotti Construction Co v City of Richmond (1996) 45 Cal App 4th 897).

With the foregoing in mind and in reviewing the bid submitted by RG, the City has determined that the alleged errors in the bid are either not errors at all, or are at most immaterial deviations, and certainly do not amount to material mistakes requiring the City to reject the bid as nonresponsive.

City staff has reviewed and responds as following to the particular assertions in the Protest for brevity, the following does not include a comprehensive analysis of every express and implicit assertion in the Protest:

Attachment: D
Click here to return to the agenda.
55414.00000\42086022.1
Darryl J. Paul, Esq.

March 6, 2024

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Best Best & Krieger LLP
 The Protest first alleges that Section 201-1.1.5(2) & (4) of the solicitation and bid documents for the Project (“Bid Documents”) restricted bidders from selfperforming the concrete work for the Project, and required bidders to demonstrate experience by providing a list of ten (10) projects in the last twenty four (24) months. The City received a subsequent, undated, letter from Mr. Luke Alvarado at Land Forms, rescinding the allegation that RG failed to list a concrete subcontractor (“Addendum”). As a foundational matter, Section 201-1.1.5 does not require the bidder to provide evidence of experience, it requires the Contractor to provide said evidence, expressly placing the obligation on the selected low bidder, contemplating a post-bid submission. Section 201-1.1.5(4) specifically provides that the “installer qualifications shall be submitted to the construction manager with copies to the Architect.” Stated another way, just because RG did not provide evidence with their bid, does not mean they cannot do so thereafter, as contemplated by the Bid Documents. Accordingly, the Bid Documents did not require submission of qualifications along with the bid, and the Protest’s allegations under this section have no relevance as to whether RG’s bid was responsive.  The Protest goes on to allege, in Items No. 2 and No. 5, that RG failed to respond to item 1 of the bid form relating to the type of work the bidder normally performs.

While RG did not appear to respond to this question, this information is readily available elsewhere and can be gleaned from a read of the bid, in its totality.

Accordingly, this an immaterial deviation which the City may waive.  Item No. 3 of the Protest alleges that because RG is a corporation and failed to provide two signatures of corporate officers, the bid is non-responsive. While only one signature is present on RG’s bid and the Bid Documents request two signatures for corporations, RG has satisfied the requirement in another manner by providing authority pursuant to board action that Mr. Richard Gonzales is authorized to bind the corporation in contractual matters. Additionally, RG’s corporate structure lists Mr. Gonzales as multiple officers, which is permissible under California Law and functionally means that Mr. Gonzales’ signature may serve for more than one officer designation. Accordingly, RG has satisfied this requirement, and no deviation has occurred.
 Item No. 4 of the Protest asserts that RG’s bid is also non-responsive because RG used their own notary form instead of using the form provided by the City. There is nothing in the Bid Documents strictly requiring bidders to use the City’s notary forms. Because RG provided valid notary acknowledgements from all required parties, the City does not consider this to be a deviation.  Item No 6 suggests that the bid is non-responsive because RG failed to list the agency contact information under the “Client Reference (agency name/contact info)” section. While RG failed to provide direct contact information, the two entities listed are public entities, and their contact information is a matter of public record, readily accessible to any member of the public. Accordingly, this an immaterial deviation which the City may waive.
 Item No. 7 suggests that the absence of additional listed personnel is evidence that additional personnel do not exist. Despite the allegations in the Protest, a 55414.00000\42086022.1
Darryl J. Paul, Esq.

March 6, 2024

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Best Best & Krieger LLP
corporation listing one person or entity as multiple officer roles is quite common and not grounds for a protest. Additionally, the Protest has not offered any evidence that RG has no other supervisory personnel, and merely leans on the possibility of RG’s president becoming incapacitated as grounds for a finding of nonresponsiveness or non-responsibility. Accordingly, City staff disagrees with this assertion and considers said deviation to be immaterial in nature and the City is well within their rights to waive the deviation.
 Items No. 8 and 9 of the Protest allege that Mr. Gonzales’ resume is insufficient to meet the personnel standards in the bid forms. Significantly, the Bid Documents merely request a summary of any specialized education and experience, but do not require a minimum amount of experience or level of specialized education.

Accordingly, whether Mr. Gonzales’ resume explains all of this information in detail is not grounds for a protest. Moreover, to the extent that specialized education is missing or that the provided information is not sufficiently detailed would not render the bid non-responsive or the bidder non-responsible.

For the foregoing reasons, City staff has determined that the Protest does not offer any rationale that would require the City to reject RG’s bid for lack of responsiveness, or support a finding of non-responsibility. Instead, the Protest takes a broad reading of the Bid Documents and points out minute errors and clerical mistakes, none of which amount to a material deviation. We note the clear policy and purpose associated with the review of bids and bid protests as dictated by the court in Ghilloti, supra:

They must also be viewed in light of the public interest, rather than the private interest of a disappointed bidder. ‘It certainly would amount to a disservice to the public if a losing bidder were to be permitted to comb through the bid proposal or license application of the low bidder after the fact, [and] cancel the low bid on minor technicalities, with the hope of securing acceptance of his, a higher bid. Such construction would be adverse to the best interests of the public and contrary to public policy.’ (Judson Pacific–Murphy Corp. v. Durkee (1956) 144 Cal.App.2d 377,383, 301 P.2d 97.) (Ghilotti, supra 45 Cal.App.4th at 908-09.)
City staff intends to recommend that City Council reject this Protest as meritless, and award the contract to the lowest responsible bidder submitting a responsive bid, RG, tentatively during its March 26, 2024 City Council meeting.
55414.00000\42086022.1
Darryl J. Paul, Esq.

March 6, 2024

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Best Best & Krieger LLP
If there are any questions, please contact me at [email protected] Sincerely,
HongDao Nguyen
of BEST BEST & KRIEGER LLP
HN
1 CITY OF STANTON

REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: March 26, 2024
SUBJECT: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON,

CALIFORNIA ADOPTING THE TOWN CENTER SPECIFIC PLAN AND

CORRELATING GENERAL PLAN AMENDMENT, ZONE MAP

AMENDMENT, AND SUBSEQUENT INTIAL STUDY AND MITIGATED
NEGATIVE DECLARATION TO THE 2008 GENERAL PLAN

ENVIRONMENTAL IMPACT REPORT
REPORT IN BRIEF:

The Planning Commission held two public hearings and voted to recommend that the City Council adopt the Stanton Town Center Specific Plan (TCSP), General Plan Amendment, Zone Map Amendment, and Subsequent Initial Study and Mitigated Negative Declaration. The TCSP is a policy document that will serve as the Zoning to implement the General Plan’s Town Center Mixed-Use District and establish consistency between the General Plan and Zoning Code. The guidelines and standards were specifically designed to create a pedestrian-friendly community and protect existing single-family uses. The City Council is asked to review the TCSP and Subsequent IS/MND for adoption and hold a public hearing to take public comment.

RECOMMENDED ACTION:

1. City Council conduct the public hearing and first reading of Ordinance No. 1141, entitled:
“AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON,

CALIFORNIA, ADOPTING THE STANTON TOWN CENTER SPECIFIC

PLAN, GENERAL PLAN AMENDMENT, ZONE MAP AMENDMENT,

SUBSEQUENT INITIAL STUDY AND MITIGATED NEGATIVE
DECLARATION TO THE 2008 GENERAL PLAN ENVIRONMENTAL

IMPACT REPORT, AND MITIGATION MONITORING AND REPORTING
PROGRAM”; and

2. Adopt the Initial Study and Draft Subsequent Mitigated Negative Declaration (MND) prepared pursuant to CEQA and the State CEQA Guidelines; and

3. Set April 9, 2024 as the date for second reading of Ordinance No. 1141.

Item: 10A
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2 BACKGROUND:

The Stanton General Plan currently designates properties along Beach Blvd., from Katella Ave. to Cerritos Ave., and along Main St., from Rose St. to Fern Ave., as Town Center Mixed Use District. These areas currently allow for mixed-use development, but do not have a corresponding zoning designation or overlay. The Town Center Specific Plan (TCSP) introduces development standards for these areas so it will serve as the Zoning Code for properties within the specific plan area and create consistency between the General Plan Land Use Map and the Zoning Map.

The TCSP is a culmination of efforts that commenced in 2010 when an initial effort was made to develop a Specific Plan. Although the 2010 draft was not adopted, some of its goals and objectives were incorporated into the TCSP after community outreach found that they were still relevant and desirable.

The Planning Commission reviewed the TCSP on January 17, 2024, and again on February 27, 2024, before voting to adopt Resolution 2563 which recommends that the City Council adopt the TCSP, General Plan Amendment, Zone Map Amendment, and Subsequent Initial Study and Mitigated Negative Declaration. The specific plan area encompasses approximately 156.9 acres centered around the Beach Blvd. and Main St. intersection. The area is generally bounded by Cerritos Ave. to the north, Dale Ave. to the east, Katella Ave. to the south, and Rose St. to the west.

Approval of the TCSP will require a General Plan Amendment to expand the boundaries of the Town Center area and change the land use designations of specific properties from Medium Density, High Density Residential, and Industrial to Town Center Mixed Use District. A Zone Change will also be required to change the zoning designations from Single-Family Residential (RL), Medium Density Residential (RM), Commercial Neighborhood (CN), Commercial General (GC), Industrial General (IG), and Public Institutional (PI) to Specific Plan (SP) Zone. These actions will be accompanied by adoption of an Initial Study and Subsequent Mitigated Negative Declaration (IS/MND) that was prepared to assess potential impacts of the Town Center Specific Plan. The Subsequent IS/MND determined that, with the proposed mitigation measures, there would be no significant impacts to the area.

ANALYSIS/JUSTIFICATION:

The TCSP is designed to create a district within the City that promotes redevelopment and incentivizes new mixed-uses while preserving existing residential neighborhoods and enhancing the district’s industrial character. The TCSP is designed to implement realistic and achievable project objectives to encourage development that will lead to high-quality mixed-use neighborhoods. The TCSP will serve as the zoning for the Plan Area and establish four new land use districts; Town Center Mixed-Use (TCMU), Town Center Industrial (TCI), Retail-Oriented Mixed-Use (ROMU), and Town Center Residential (TCR).
3 Specific Plan Overview
The TCSP project was initiated with a public workshop, held on December 15, 2020, to introduce the project and obtain feedback from the community so that staff could learn the community’s thoughts and vision for the area. A survey was also developed and posted on the City’s website to gain additional community feedback. A second workshop was held on March 1, 2021, to confirm results of the survey and establish a vision for the Specific Plan area. A survey was also generated for the second workshop and posted on the City’s website. The community feedback reflected that participants wanted a safer area with more retail and attractive streetscaping, as well as increased pedestrian activity and some suggested a desire for open space within the Specific Plan area. Development of the TCSP has been focused on remaining consistent with the goals and desires of the community.

The Specific Plan vision is to create a new collection of mixed-use, residential, commercial, and industrial neighborhoods while allowing existing businesses to continue and preserving existing, single-unit residential neighborhoods. The TCSP intends to achieve this through the establishment of four land use districts, each with tailored development regulations to achieve the vision goals throughout the Plan area.

The Town Center Mixed-Use (TCMU) district is intended to encourage medium and higher density residential development within walkable distance of retail core areas. The Retail-Oriented Mixed-Use (ROMU) district is intended to encourage a true “town center” by requiring ground floor commercial uses along Main St. to establish walkable retail frontage. The Town Center Residential (TCR) district is designated for the preservation of the existing single-family residential character within the Plan area as requested by the community. The Town Center Industrial (TCI) district was established to allow existing industrial businesses to continue while also including provisions to facilitate new artisanal manufacturing uses such as distilleries and tasting rooms.

The TCSP focuses on encouraging high quality design throughout the Specific Plan area. The plan establishes criteria for landscaping, lighting, and building types.

Streetscapes and open space standards are also included to further encourage the development of a pedestrian friendly environment. The TCSP includes a tier system to incentivize development of community benefits such as courtyards, streetscapes, etc., in exchange for increased density or building heights. Similarly, the Specific Plan includes a circulation and mobility plan intended to maximize access to existing transit and lays out a pedestrian and bicycle network throughout the Plan area. The TCSP is a long-range plan which, over time, intends to establish a pedestrian-friendly environment through the implementation of new development standards.

An Initial Study was conducted to evaluate the potential for significant impacts that could result from the adoption and implementation of the TCSP. As a result, a Subsequent Mitigated Negative Declaration was prepared in compliance with the California Environmental Quality Act Guidelines. The Environmental Impact Report that was prepared for the 2008 General Plan evaluated the addition of 1,399 residential units within the Specific Plan area. The Subsequent MND built upon this initial evaluation to 4 analyze the development of up to 139 additional residential units within the Specific Plan area and determined that, with the proposed mitigation measures, the Specific Plan will not result in significant impacts to the Specific Plan area or the surrounding areas. A Mitigation Monitoring and Reporting Program has been prepared in conjunction with the Subsequent IS/MND and will be effective if adopted along with the TCSP, General Plan Amendment, Zone Map Amendment, and Subsequent IS/MND.

Planning Commission Revisions
The Planning Commission held its first public hearing to consider the TCSP on January 17, 2024. Much of the feedback received at this meeting was centered around nonconformities that would be created by adoption of the Specific Plan and the potential impacts of that designation on existing residences and businesses.

A nonconforming designation is applied when a land use (business or residence) lawfully existed before the effective date of a zone amendment, but which is no longer allowed in the zone in which it is located. The proposed Specific Plan will establish new land use districts that will serve as the Zoning for the area. As a result, the Specific Plan will create some nonconforming designations because there were properties that were developed with industrial uses under the existing zoning but will not be allowed in the new mixed-use zones. Typically, a nonconforming status will be applied to a property and existing businesses are allowed to continue operations for as long as the use remains active on the property. A nonconforming status does not require the removal of any existing uses, but the nonconforming status will set limitations on the ability to expand or alter the use and structures on the property. The limitations on expansion were of great concern to existing businesses owners and residents.

During the January 17, 2024, Planning Commission meeting, a suggestion was made to allow a grace period for existing uses. Staff met with some of the businesses owners who spoke at the Planning Commission meeting to discuss this option along with any other concerns. As a result, Section 5.4.3.c of the TCSP was amended to include a grace period of eight years that will expire on June 30, 2032. During this grace period, none of the properties will have a new nonconforming designation and they will be allowed to develop in accordance with their existing zoning designations. As a simple point of reference, Exhibit 5.1 was incorporated into the TCSP to show the existing zoning designations as of January 1, 2024.

Despite some public hearing comments that the TCSP vision was not achievable, the Specific Plan maintained its aspirational long-term goals but more effort was made to incorporate the desire to give flexibility to existing businesses. In seeking this balance, a landscape buffer requirement was also included as Section 5.4.3.d of the TCSP for inconsistent industrial uses. This buffer would apply to an expansion of 10% or 1,000 square feet, whichever is less, and require a 10-foot setback from the neighboring property line, with a 6-foot-wide landscaped area that incorporates irrigation and canopy trees. The buffer will not be required when it abuts an alley or a separate parcel of the same development. The buffer is intended to allow flexibility and growth for existing 5 businesses in the Specific Plan area while also creating transitions so that this growth does not hinder development of neighboring parcels. Setbacks, landscaping, and canopy trees are commonly incorporated between inconsistent uses because they have been shown to create effective transitions.

Staff was not able to meet with residents who spoke regarding non-conforming singlefamily residences; however, their concerns were incorporated into revisions of the TCSP. Many of the existing single-family residences within the TCSP area have an existing nonconforming status which currently limits their ability to expand or remodel their existing homes. The new land use designations proposed in the TCSP will change many residences from non-conforming to conforming by establishing the Town Center Residential (TCR) District and allow them significantly more ability to improve their properties. Some properties will be nonconforming because they are located within areas designated as Town Center Mixed-Use (TCMU), Retail Oriented Mixed-Use (ROMU), or Town Center Industrial (TCI). Section 5.4.3.e of the TCSP has been added to allow for remodeling and expansion of existing single-family residences within the Town Center Mixed-Use and Retail Oriented Mixed-Use districts subject to Stanton Municipal Code regulations for the Single-Family Residential (RL) zone. These properties will not be allowed to demolish and build new single-family residences, but they will be allowed to remodel and add to their existing residences. Existing singlefamily residences in the Town Center Industrial district will not have the same flexibility.

Those uses were nonconforming prior to the TCSP and will remain nonconforming.

As a result of public hearing comments and meeting with business and property owners, the Land Use Districts and Plan Elements Map, Exhibit 3.1, of the TCSP was revised to create more cohesive districts. Additionally, this map was revised to reflect the scale of the conceptual open space areas more accurately, based on the requirements of the tier system in the TCSP.

During the January 17, 2024, meeting, there was brief mention of prohibiting chain stores in the TCSP area. The Specific Plan is a long-range vision for the area and needs flexibility that will allow the area to grow and develop. The vision for Main Street is that it develops into a mix of restaurant and retail uses that activates and creates a vibrant and walkable neighborhood. In line with this, Table 5.2 of the TCSP was amended to incorporate a maximum storefront width and maximum tenant space square footage to prevent a “big box” from occupying a disproportionate amount of walkable storefront in the Retail Oriented Mixed-Use district. These limitations are only applicable east of Chestnut Ave. A mix of recognizable chains can help to grow the area and draw attention to neighboring businesses, so a complete ban of chain stores was not incorporated into the proposed TCSP.

The Planning Commission held its second public hearing to consider the TCSP on February 21, 2024. At this meeting, the public hearing comments reflected support for the plan. While some speakers continued to note some concern, many of the initial speakers from the first meeting stated that they were satisfied with the revisions and 6 supported the plan. The Planning Commission voted unanimously, with one member absent, to recommend approval of the Stanton Town Center Specific Plan.

FISCAL IMPACT:

There is no fiscal impact associated with the recommended action.

ENVIRONMENTAL IMPACT:

The City is the Lead Agency for the TCSP. Based on the Initial Study prepared for the project, the City has prepared a Draft Subsequent Mitigated Negative Declaration (MND), pursuant to CEQA and the State CEQA Guidelines, to analyze environmental impacts of the project and propose mitigation measures to reduce the significant impacts to less than significant levels.

LEGAL REVIEW:

None.

STRATEGIC PLAN OBJECTIVE ADDRESSED:

Obj. No. 1: Provide a safe community.

Obj. No. 2: Promote a strong local economy.

Obj. No. 3: Provide a quality infrastructure.

Obj. No. 5: Provide a high quality of life.

PUBLIC NOTIFICATION:

Notice of Public Hearing was mailed to all property owners within a five-hundred-foot radius of the subject properties, published in the Orange County News on March 14, 2024, posted in six (6) locations around the Specific Plan area and made public through the agenda-posting process.

Prepared by: Crystal Landavazo, Community and Economic Development Director Approved by: Hannah Shin-Heydorn, City Manager
Attachment:

A. Ordinance No. 1141
B. Planning Commission Resolution No. 2563
C. Stanton Town Center Specific Plan
D. Subsequent Initial Study/Mitigated Negative Declaration E. Responses to Comments on Subsequent Initial Study/Mitigated Negative Declaration
F. Mitigation Monitoring Reporting Program
G. General Plan Land Use Map Amendment
H. Zone Map Amendment
ORDINANCE NO. 1141

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ORDINANCE NO. 1141

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA,

ADOPTING THE STANTON TOWN CENTER SPECIFIC PLAN, GENERAL PLAN

AMENDMENT, ZONE MAP AMENDMENT, SUBSEQUENT INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION TO THE 2008 GENERAL PLAN

ENVIRONMENTAL IMPACT REPORT, AND MITIGATION MONITORING AND

REPORTING PROGRAM
WHEREAS, Government Code Section 65450 established that local jurisdictions may prepare specific plans for the systematic implementation of the general plan for all or part of the area covered by the general plan; and
WHEREAS, the land use map of the general plan designates properties along Beach Boulevard from Katella Avenue to Cerritos Avenue and along Main Street from Rose Street to Dale Avenue as Town Center Mixed Use District; and WHEREAS, a public workshop was held on December 15, 2020 to introduce the proposed Specific Plan project, conduct a survey, and collect community feedback; and WHEREAS, a public workshop was held on March 1, 2021 to confirm the results of the community survey and establish a vision for the Specific Plan area; and WHEREAS, community feedback reflected that participants wanted a safer area with more retail and attractive streetscaping, as well as increased pedestrian activity; and WHEREAS, the proposed Stanton Town Center Specific Plan and Zone Map Amendment will provide appropriate zoning regulations and development standards to establish consistency between the General Plan Land Use Map and Zoning Map; and WHEREAS, in 2008, the City adopted an Environmental Impact Report (EIR) in conjunction with the General Plan to analyze the potential build out of goals and strategies identifies in the General Plan; and
WHEREAS, the City of Stanton, as the Lead Agency for the for the proposed TCSP project, caused a Subsequent Initial Study/Mitigated Negative Declaration (Subsequent IS/MND) to be prepared for the project, pursuant to the California Environmental Quality Act (CEQA); and
WHEREAS, the Draft Subsequent Initial Study/Mitigated Negative Declaration (Subsequent IS/MND) was circulated to the appropriate state, regional, and county agencies, neighboring cities, interested parties and was made available to the public for review and comment for a 30-day period: November 15, 2023 through December 14, 2023; and
Attachment: A
Click here to return to the agenda.

ORDINANCE NO. 1141

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WHEREAS, the draft Stanton Town Center Specific Plan was made available for public review and comment for a 30-day period: November 15, 2023 through December 14, 2023; and
WHEREAS, the City received three (3) comments in response to the circulated Draft Subsequent IS/MND and, as a result, the City provided responses to the comments as part of an attachment; and
WHEREAS, Government Code § 65454 provides, in pertinent part, as follows: “No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan”; and
WHEREAS, on January 17, 2024, the Planning Commission of the City of Stanton, after conducting a duly noticed public hearing regarding the proposed Stanton Town Center Specific Plan, General Plan Amendment, Zone Map Amendment, and certification of the Subsequent IS/MND, voted to continue the item to February 21, 2024 so that staff could address concerns raised during the hearing over nonconformities within the project area; and
WHEREAS, on February 21, 2024, the Planning Commission of the City of Stanton, after giving notice thereof as required by law, conducted a duly noticed public hearing then voted to recommend adoption of the proposed adoption of the Stanton Town Center Specific Plan, General Plan Amendment, Zone Map Amendment, and certification of the Subsequent IS/MND with a Mitigation Monitoring and Reporting Program to the City Council; and
WHEREAS, on March 26, 2024, the City Council of the City of Stanton, after giving notice thereof as required by law, held a first reading and conducted a duly noticed public hearing to review the proposed adoption of the Stanton Town Center Specific Plan, General Plan Amendment, Zone Map Amendment, and certification of the Subsequent IS/MND with a Mitigation Monitoring and Reporting Program; and
WHEREAS, on April 9, 2024, the City Council of the City of Stanton held a second reading approving the Ordinance; and
WHEREAS, all legal prerequisites have occurred prior to the adoption of this Ordinance.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF STANTON DOES ORDAIN AS FOLLOWS:

SECTION 1: The City Council finds that all the facts, findings and conclusions set forth above in this Ordinance are true and correct.

SECTION 2: The City Council has fully and independently reviewed the and carefully considered the Subsequent Initial Study and Mitigated Negative Declaration with Mitigation (IS/MND) Monitoring and Reporting Program (MMRP) and response to comments to ORDINANCE NO. 1141

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comments concerning the Draft Subsequent IS/MND and all other environmental documents that comprise the Final Subsequent IS/MND, at the public hearing held on March 26, 2024.

SECTION 3: In view of the foregoing, and using its independent judgement and analysis, the City Council hereby certifies that the Subsequent Initial Study and Mitigated Negative Declaration (IS/MND) with Mitigation Monitoring and Reporting Program (MMRP) prepared for the Stanton Town Center Specific Plan is complete and adequate and was prepared in compliance with the requirements of CEQA and the state CEQA Guidelines.

SECTION 4: The City Council of the City of Stanton hereby incorporates herein by reference the following documents attached hereto as exhibits and approves and adopts them as if fully set forth herein: (1) Exhibit A – Stanton Town Center Specific Plan; (2) Exhibit B – Subsequent Initial Study and Mitigated Negative Declaration; (3) Exhibit C – Response to Comments on Subsequent Initial Study/Mitigated Negative Declaration; Exhibit D – Mitigation Monitoring and Reporting program; (4) Exhibit E – General Plan Land Use Map Amendment; and (5) Exhibit F – Zone Map Amendment.

SECTION 5: Having considered all of the oral and written evidence presented to it at said public hearing regarding the Specific Plan, the City Council further finds, determines and declares that:

A. In accordance with, and pursuant to, the requirements of California Government Code § 65454, a Specific Plan may only be adopted if first found consistent with the General Plan of the City of Stanton. The Specific Plan is consistent with several goals and strategies of the General Plan as highlighted in Appendix A, General Plan Consistency Analysis, which was specifically prepared to show compliance with Government Code Section 65454.

1. GOAL LU-1.1: Create an economic and fiscal balance of residential, commercial, and industrial uses. The TCSP is consistent with Strategy LU1.1.1: Encourage land uses which maximize economic development and enhance the quality of life, as well as Strategy LU-1.1.2: Ensure adjacent land uses are compatible with one another. The Specific Plan is designed to encourage a desirable mix of commercial, residential, mixed-use, and industrial uses. Design Guidelines and Development Regulations encourage high-quality development and enhanced quality of life within Stanton. Objective 12 of the Specific Plan encourages economic development and incentivizes investing in infill development. The Town Center Specific Plan includes a Land Use Plan (Exhibit 3.1) where sensitive uses such as single-family residential uses are buffered from the impacts of industrial and commercial development by limiting uses and intensity surrounding the single-family residential areas.

2. GOAL LU-2.1: Encourage land uses which provide employment opportunities for Stanton residents. The TCSP is consistent with Strategy ORDINANCE NO. 1141

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LU-2.1.1: Encourage revitalization and intensification of underutilized commercial uses within the city through the redevelopment process. The Specific Plan includes a series of land use policies that encourage revitalization, mixed-use redevelopment, and encourages intensification of underutilized commercial development that intensifies existing uses and better responds to changing economic market conditions. The Specific Plan’s second objective is to maintain existing businesses while encouraging a broader mix of uses and encouraging the revitalization of existing industrial uses.

3. GOAL LU-3.1: A range and balance of residential densities which are supported by adequate City services. The TCSP is consistent with Strategy 3.1.1: Preserve single-family residential neighborhoods, as well as Strategy 3.1.2: Encourage infill and mixed-use development within feasible development sites. The Specific Plan maintains the existing single-family residential land uses and preserves the low-density character of these neighborhoods. The Specific Plan also includes buffers from neighboring commercial and industrial uses by limiting uses and intensity surrounding the single-family residential areas. Objective 1 of the Specific Plan aims to preserve existing residential neighborhoods and create a vibrant, pedestrian friendly environment. Mixed-use development is encouraged by the Specific Plan. The Retail Oriented Mixed-Use (ROMU), Town Center Mixed-Use (TCMU) land uses encourage mixed uses, with the ROMU and TCMU zones including residential uses. Also, Objective 12 of the Specific Plan encourages economic development and incentivizes investing in infill development.

4. GOAL CD-1.1: Promote quality development and design that preserves and enhances a positive and unique image of Stanton and fosters a sense of community pride. The TCSP is consistent with Strategy CD-1.1.1:

Identify a desired image and vision for the city of Stanton that can provide the basis for the design of new development, redevelopment, and all other facets of the city’s physical environment, as well as Strategy 1.1.2:

Ensure that new development within the city contributes to the image of Stanton in a positive way and places a high standard of architecture and site design. Preliminary phases of the Specific Plan included extensive outreach and visioning efforts, ensuring the identity of the Plan Area and future development patterns reflect the desires of residents and stakeholders within Stanton as detailed in the project vision and objectives in Section 1.1.1. Chapter 4 of the Specific Plan includes Design Guidelines and Development Regulations that require future projects to include high-quality architecture, site design, and orientation.

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Strategy CD-1.2.1: Create a unified and consistent streetscape. Section

4.3 Streetscape Design Guidelines of the Specific Plan includes guidelines for streetscape within the public rights-of way, and includes recommendations for streetscaping enhancements along major arterials, such as Beach Boulevard, as well as other streets within the Plan Area.

6. GOAL CD-2.1: Increase the number of public spaces within the City, as well as the quality of existing and new public spaces. The TCSP is consistent with Strategy 2.1.1: Encourage the provision of public spaces as part of private development and redevelopment projects. The Specific Plan includes requirements for additional public open space. Section 3.4 and 4.4 of the Specific Plan includes an open space framework that requires the future dedication of new open spaces within the Plan Area.

Properties outside of these locations would be encouraged to include new open spaces.

7. GOAL CD-4.1: Create a well-connected multi-modal urban environment that increases mobility for all Stanton residents, whether they choose or are required to travel through the City by car, bicycle, foot, or public transportation modes. The TCSP is consistent with Strategy 4.1.1:

Promote a pedestrian friendly environment with attractive, walkable neighborhoods and commercial areas. The Specific Plan includes improvements to the City’s circulation system and streetscape that increase overall access, safety, and encourage multi-modal transit throughout the Plan Area. Through encouraging efficiency between trip origin and trip destination in the plan area, the number of vehicle trips and durations will reduce (Objective 10). The Specific Plan encourages a mix of uses that increases walkability and promotes a pedestrian-friendly environment by providing guidelines and standards related to future development, particularly pedestrian safety. Streetscaping improvements proposed within the Plan Area encourage walkability by providing an aesthetically appealing pedestrian experience (Section 3.5.4).

SECTION 6: Pursuant to Municipal Code Section 20.610.060(A), the City Council hereby adopts the following findings to approve the General Plan Amendment:

A. The amendment is internally consistent with all other provisions of the General Plan. The proposed General Plan Amendment involves a revision of the land use map to show a change from Medium Density Residential, High Density Residential, and Industrial land use designations to “Town Center Mixed-Use District” The proposed amendment will not alter any other existing provisions within the General Plan; instead it will ensure consistency between the General Plan and the new Specific Plan. The Town Center Specific Plan (TCSP) itself includes a twelve-page appendix, Appendix A – General Plan Consistency Analysis, which analyzes several goals throughout the General Plan and provide direct correlations to consistencies between the TCSP and ORDINANCE NO. 1141

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General Plan goals and strategies. The TCSP was found to have direct consistency with the Community Development Element, the Community Design Element, the Economic Development Element, the Infrastructure and Community Services Element, the Community Health and Safety Element, and the Housing Element. The proposed TCSP promotes several of the goals and strategies identified in the General Plan, as noted in Section 2 of this Resolution and Appendix A of the Town Center Specific Plan.

B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The proposed General Plan Amendment involves revision of the land use map to show a change from Medium Density Residential, High Density Residential, and Industrial land use designations to “Town Center Mixed-Use District.” This change will ensure consistency between the General Plan and the proposed Specific Plan which serve as the zoning for the specific plan area. The TCSP is intended to promote a balance of residential housing types and commercial uses with a pedestrian friendly environment throughout the Specific Plan area. The Specific Plan itself was analyzed in accordance with the California Environmental Quality Act and a Subsequent IS/MND was prepared in conjunction with the Specific Plan. The Subsequent IS/MND determined that, with the appropriate mitigation measures, the adoption and implementation of the Town Center Specific Plan would not result in significant impacts that could be detrimental to the public interest, health, safety, convenience, or welfare of the City.

C. The affected site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities (e.g., fire protection, police protection, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), to ensure that the proposed or anticipated uses and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. The proposed amendment involves changes to the land use map of the General Plan to reflect the new designation of “Town Center Mixed-Use” so that consistency is maintained between the General Plan and the TCSP which will serve as the zoning for the Specific Plan area. The TCSP includes a circulation and mobility plan that intends to improve upon the existing circulation within the Specific Plan area through a “complete streets” approach to create a true multi-modal transportation system that creates potential for new connections through the Plan area. The plan does not disturb the existing circulation and will not cause disturbances or blockages to any existing infrastructure that would jeopardize existing or future use of utilities in the area or impede emergency services. Additionally, the TCSP was evaluated pursuant the guidelines of the California Environmental Quality Act (CEQA) through the preparation of an Initial Study which led to the preparation of a Subsequent ORDINANCE NO. 1141

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Mitigated Negative Declaration that evaluated potential impacts that could result from the additional build out of 139 residential units in the Specific Plan area, beyond the build out of 1,399 residential units that were assessed in the 2008 General Plan. The Subsequent IS/MND found that, with appropriate mitigation, the TCSP would not endanger, jeopardize, or otherwise constitute a hazard to properties in the vicinity.

SECTION 7: Pursuant to Municipal Code Section 20.610.060(B), the City Council hereby adopts the following findings to approve the Zone Map Amendment:

A. The proposed amendment is consistent with the General Plan and any applicable Specific Plan. The proposed Zone Map Amendment involves changing the zoning designations of properties within the TCSP area from Single-Family Residential (RL), Medium Density Residential (RM), Commercial Neighborhood (CN), Commercial General (GC), Industrial General (IG), and Public Institutional (PI) to Specific Plan (SP) Zone in order to identify the Specific Plan area on the Zoning Map. The Zone Map amendment will clearly establish the Town Center Specific Plan area on the Zoning Map and ensure consistency between the Zoning Map and the Specific Plan so that all regulatory documents appropriately reference each other. The proposed map amendment will be consistent with the proposed Town Center Specific Plan which was analyzed and found to be consistent with the goals and strategies of the General Plan, as stated in Section 2 and Section 3.A of this Resolution.

B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The proposed amendment is a change to the zoning map to reflect the new zoning designation for the Town Center Specific Plan. This change is requested to ensure consistency between the Zoning Map, the General Plan, and the Specific Plan which will serve as the zoning for the TCSP area. The map amendment itself will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The amendment is proposed in conjunction with the adoption of the Town Center Specific Plan which is intended to encourage thoughtful design and development within the TCSP area to create a pedestrian friendly environment. As stated in Section 3.C of this Resolution, the TCSP does not proposed any changes to circulation in the area that would jeopardize access to utilities within the area or interfere with emergency responses. Additionally, the TCSP was evaluated pursuant the guidelines of the California Environmental Quality Act (CEQA) through the preparation of an Initial Study which led to the preparation of a Subsequent Mitigated Negative Declaration. The Subsequent IS/MND found that, with appropriate mitigation, the TCSP would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

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protection, police protection, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), to ensure that the requested zone designation and the proposed or anticipated uses and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. The proposed amendment is a change to the zoning map to reflect the new zoning designation for the Town Center Specific Plan. This change is requested to ensure consistency between the Zoning Map, the General Plan, and the Specific Plan which will serve as the zoning for the TCSP area. The map amendment itself will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.

The amendment is proposed in conjunction with the adoption of the Town Center Specific Plan which is intended to encourage thoughtful design and development within the TCSP area to create a pedestrian friendly environment. The TCSP includes a circulation and mobility plan that intends to improve upon the existing circulation within the Specific Plan area through a “complete streets” approach to create a true multi-modal transportation system that creates potential for new connections through the Plan area. The plan does not disturb the existing circulation and will not cause disturbances or blockages to any existing infrastructure that would jeopardize existing or future use of utilities in the area or impede emergency services. Additionally, the TCSP was evaluated pursuant the guidelines of the California Environmental Quality Act (CEQA) through the preparation of an Initial Study which led to the preparation of a Subsequent Mitigated Negative Declaration that evaluated potential impacts that could result from the additional build out of 139 residential units in the Specific Plan area, beyond the build out of 1,399 residential units that were assessed in the 2008 General Plan. The Subsequent IS/MND found that, with appropriate mitigation, the TCSP would not endanger, jeopardize, or otherwise constitute a hazard to properties in the vicinity.

SECTION 8: If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Stanton hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.

SECTION 9: The City Clerk shall certify to the adoption of this Ordinance and cause same to be posted in the three (3) designated posting places within the City of Stanton within fifteen (15) days after its passage.

PASSED, APPROVED, AND ADOPTED this 26th day of March, 2024.

ORDINANCE NO. 1141

Page 9 of 10 ends

DAVID J. SHAWVER, MAYOR
ATTEST:

PATRICIA A. VAZQUEZ, CITY CLERK

APPROVED AS TO FORM

HONGDAO NGUYEN, CITY ATTORNEY
ORDINANCE NO. 1141

Page 10 of 10 ends

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

CITY OF STANTON )
I, Patricia A. Vazquez, City Clerk of the City of Stanton, California, do hereby certify that the foregoing Ordinance No. 1141 was introduced at a regular meeting of the City Council of the City of Stanton, California, held on the 26th day of March, 2024 and was duly adopted at a regular meeting of the City Council held on the 9th day of April, 2024, by the following roll-call vote, to wit:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

PATRICIA A. VAZQUEZ, CITY CLERK
RESOLUTION NO. 2563

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

STANTON RECOMMENDING ADOPTION OF THE STANTON TOWN CENTER

SPECIFIC PLAN AND CORRELATING GENERAL PLAN AMENDMENT, ZONE

MAP AMENDMENT, AND SUBSEQUENT INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION TO THE 2008 GENERAL PLAN

ENVIRONMENTAL IMPACT REPORT
THE PLANNING COMMISSION DOES HEREBY RESOLVE AS FOLLOWS:

WHEREAS, on December 15, 2020 and March 1, 2021, public workshops were held to obtain community input and establish a vision for the Town Center Specific Plan; and WHEREAS, the Draft Town Center Specific Plan was made available for public comment and review for a 30-day period: November 15, 2023 through December 14, 2023; and WHEREAS, in 2008, the City adopted an Environmental Impact Report (EIR) in conjunction with the General Plan to analyze the potential build out of goals and strategies identifies in the General Plan; and
WHEREAS, the City of Stanton, as the Lead Agency for the for the proposed TCSP project, caused a Subsequent Initial Study/Mitigated Negative Declaration (Subsequent IS/MND) to be prepared for the project, pursuant to the California Environmental Quality Act (CEQA); and WHEREAS, the Draft Subsequent Initial Study/Mitigated Negative Declaration (Subsequent IS/MND) was circulated to the appropriate state, regional, and county agencies, neighboring cities, interested parties and was made available to the public for review and comment for a 30-day period: November 15, 2023 through December 14, 2023 CEQA Subsequent IS/MND; and
WHEREAS, the City received three (3) comments in response to the circulated Draft Subsequent IS/MND and, as a result, the City provided responses to the comments as part of an attachment; and
WHEREAS, Government Code § 65454 provides, in pertinent part, as follows: “No specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan”; and
WHEREAS, on January 17, 2024, the Planning Commission of the City of Stanton, after conducting a duly noticed public hearing regarding the proposed Stanton Town Center Specific Plan, General Plan Amendment, Zone Map Amendment, and certification of the Subsequent IS/MND, voted to continue the item to February 21, 2024 so that staff could address concerns raised during the hearing over nonconformities within the project area; and, WHEREAS, on February 21, 2024, The Planning Commission of the City of Stanton, after giving notice thereof as required by law, conducted a duly noticed public hearing concerning a Attachment: B
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Resolution No. 2563
Pg. 2
recommendation to the City Council regarding the proposed adoption of the Stanton Town Center Specific Plan, General Plan Amendment, Zone Map Amendment, and certification of the Subsequent IS/MND; and,
WHEREAS, the Planning Commission has reviewed the proposed Town Center Specific Plan and is fully advised with respect thereto. Based on the scope of the proposed Specific Plan, the Specific Plan is consistent with the goals stated in the City’s adopted General Plan.

NOW THEREFORE, the Planning Commission of the City of Stanton does hereby find:

SECTION 1: The Planning Commission finds that all of the facts, findings and conclusions set forth above are true and correct.

SECTION 2: Having considered all of the oral and written evidence presented to it at said public hearings regarding the Specific Plan, the Planning Commission further finds, determines and declares that:

1. GOAL LU-1.1: Create an economic and fiscal balance of residential, commercial, and industrial uses. The TCSP is consistent with Strategy LU-1.1.1: Encourage land uses which maximize economic development and enhance the quality of life, as well as Strategy LU-1.1.2: Ensure adjacent land uses are compatible with one another. The Specific Plan is designed to encourage a desirable mix of commercial, residential, mixed-use, and industrial uses. Design Guidelines and Development Regulations encourage high-quality development and enhanced quality of life within Stanton. Objective 12 of the Specific Plan encourages economic development and incentivize investing in infill development. The Town Center Specific Plan includes a Land Use Plan (Exhibit 3.1) where sensitive uses such as single-family residential uses are buffered from the impacts of industrial and commercial development by limiting uses and intensity surrounding the single-family residential areas.

2. GOAL LU-2.1: Encourage land uses which provide employment opportunities for Stanton residents. The TCSP is consistent with Strategy LU-2.1.1: Encourage revitalization and intensification of underutilized commercial uses within the city through the redevelopment process. The Specific Plan includes a series of land use policies that encourage revitalization and mixed-use redevelopment, and encourages intensification of underutilized commercial development that intensifies existing uses and better responds to changing economic market conditions. The Specific Plan’s second objective is to maintain existing businesses while encouraging a broader mix of uses and encouraging the Resolution No. 2563
Pg. 3
revitalization of existing industrial uses.

The Specific Plan maintains the existing single-family residential land uses and preserves the low-density character of these neighborhoods. The Specific Plan also includes buffers from neighboring commercial and industrial uses by limiting uses and intensity surrounding the single-family residential areas. Objective 1 of the Specific Plan aims to preserve existing residential neighborhoods and create a vibrant, pedestrian friendly environment. Mixed-use development is encouraged by the Specific Plan. The Retail Oriented Mixed-Use (ROMU), Town Center Mixed-Use (TCMU) land uses encourage mixed uses, with the ROMU and TCMU zones including residential uses. Also, Objective 12 of the Specific Plan encourages economic development and incentivize investing in infill development.

4. GOAL CD-1.1: Promote quality development and design that preserves and enhances a positive and unique image of Stanton, and fosters a sense of community pride. The TCSP is consistent with Strategy CD-1.1.1: Identify a desired image and vision for the city of Stanton that can provide the basis for the design of new development, redevelopment, and all other facets of the city’s physical environment, as well as Strategy 1.1.2: Ensure that new development within the city contributes to the image of Stanton in a positive way and places a high standard of architecture and site design. Preliminary phases of the Specific Plan included extensive outreach and visioning efforts, ensuring the identity of the Plan Area and future development patterns reflect the desires of residents and stakeholders within Stanton as detailed in the project vision and objectives in Section 1.1.1. Chapter 4 of the Specific Plan includes Design Guidelines and Development Regulations that require future projects to include high-quality architecture, site design, and orientation.

5. GOAL CD-1.2: Promote an attractive streetscape and public right-of-way, especially along major primary and secondary corridors, that is consistent with the desired vision and image of Stanton. The TCSP is consistent with Strategy CD-1.2.1: Create a unified and consistent streetscape. Section 4.3 Streetscape Design Guidelines of the Specific Plan includes guidelines for streetscape within the public rights-of way, and includes recommendations for streetscaping enhancements along major arterials, such as Beach Boulevard, as well as other streets within the Plan Area.

6. GOAL CD-2.1: Increase the number of public spaces within the City, as well as the quality of existing and new public spaces. The TCSP is consistent with Strategy 2.1.1: Encourage the provision of public spaces as part of private development and redevelopment projects. The Specific Plan includes requirements for additional public open space. Section 3.4 and 4.4 of the Specific Resolution No. 2563
Pg. 4
Plan includes an open space framework that requires the future dedication of new open spaces within the Plan Area. Properties outside of these locations would be encouraged to include new open spaces.

The TCSP is consistent with Strategy 4.1.1: Promote a pedestrian friendly environment with attractive, walkable neighborhoods and commercial areas. The Specific Plan includes improvements to the City’s circulation system and streetscape that increase overall access, safety, and encourage multi-modal transit throughout the Plan Area. Through encouraging efficiency between trip origin and trip destination in the plan area, the number of vehicle trips and durations will reduce (Objective 10). The Specific Plan encourages a mix of uses that increases walkability and promotes a pedestrian-friendly environment by providing guidelines and standards related to future development, particularly pedestrian safety. Streetscaping improvements proposed within the Plan Area encourage walkability by providing an aesthetically appealing pedestrian experience (Section 3.5.4).

SECTION 3: Pursuant to Municipal Code Section 20.610.060(A), the Planning Commission hereby recommends that the City Council adopt the following findings to approve the General Plan Amendment:

A. The amendment is internally consistent with all other provisions of the General Plan.

The proposed General Plan Amendment involves a revision of the land use map to show a change from Medium Density Residential, High Density Residential, and Industrial land use designations to “Town Center Mixed-Use District” The proposed amendment will not alter any other existing provisions within the General Plan; instead it will ensure consistency between the General Plan and the new Specific Plan. The Town Center Specific Plan (TCSP) itself includes a twelve-page appendix, Appendix A – General Plan Consistency Analysis, which analyzes several goals throughout the General Plan and provide direct correlations to consistencies between the TCSP and General Plan goals and strategies. The TCSP was found to have direct consistency with the Community Development Element, the Community Design Element, the Economic Development Element, the Infrastructure and Community Services Element, the Community Health and Safety Element, and the Housing Element. The proposed TCSP promotes several of the goals and strategies identified in the General Plan, as noted in Section 2 of this Resolution and Appendix A of the Town Center Specific Plan.

B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The proposed General Plan Amendment involves revision of the land use map to show a change from Medium Density Residential, High Density Residential, and Industrial land use designations to “Town Center Mixed-Use District.” This change will ensure consistency between the General Plan and the proposed Specific Plan which serve as the zoning for the Resolution No. 2563
Pg. 5
specific plan area. The TCSP is intended to promote a balance of residential housing types and commercial uses with a pedestrian friendly environment throughout the Specific Plan area. The Specific Plan itself was analyzed in accordance with the California Environmental Quality Act and a Subsequent IS/MND was prepared in conjunction with the Specific Plan. The Subsequent IS/MND determined that, with the appropriate mitigation measures, the adoption and implementation of the Town Center Specific Plan would not result in significant impacts that could be detrimental to the public interest, health, safety, convenience, or welfare of the City.

C. The affected site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities (e.g., fire protection, police protection, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.), to ensure that the proposed or anticipated uses and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. The proposed amendment involves changes to the land use map of the General Plan to reflect the new designation of “Town Center Mixed-Use” so that consistency is maintained between the General Plan and the TCSP which will serve as the zoning for the Specific Plan area. The TCSP includes a circulation and mobility plan that intends to improve upon the existing circulation within the Specific Plan area through a “complete streets” approach to create a true multimodal transportation system that creates potential for new connections through the Plan area. The plan does not disturb the existing circulation and will not cause disturbances or blockages to any existing infrastructure that would jeopardize existing or future use of utilities in the area or impede emergency services.

Additionally, the TCSP was evaluated pursuant the guidelines of the California Environmental Quality Act (CEQA) through the preparation of an Initial Study which led to the preparation of a Subsequent Mitigated Negative Declaration that evaluated potential impacts that could result from the additional build out of 139 residential units in the Specific Plan area, beyond the build out of 1,399 residential units that were assessed in the 2008 General Plan. The Subsequent IS/MND found that, with appropriate mitigation, the TCSP would not endanger, jeopardize, or otherwise constitute a hazard to properties in the vicinity.

SECTION 4: Pursuant to Municipal Code Section 20.610.060(B), the Planning Commission hereby recommends that the City Council adopt the following findings to approve the Zone Map Amendment:

A. The proposed amendment is consistent with the General Plan and any applicable Specific Plan. The proposed Zone Map Amendment involves changing the zoning designations of properties within the TCSP area from Single-Family Residential (RL), Medium Density Residential (RM), Commercial Neighborhood (CN), Commercial General (GC), Industrial General (IG), and Public Institutional (PI) to Specific Plan (SP) Zone in order to identify the Specific Plan area on the Zoning Map. The Zone Map amendment will clearly establish the Town Center Specific Plan area on the Zoning Map Resolution No. 2563
Pg. 6
and ensure consistency between the Zoning Map and the Specific Plan so that all regulatory documents appropriately reference each other. The proposed map amendment will be consistent with the proposed Town Center Specific Plan which was analyzed and found to be consistent with the goals and strategies of the General Plan, as stated in Section 2 and Section 3.A of this Resolution.

This change is requested to ensure consistency between the Zoning Map, the General Plan, and the Specific Plan which will serve as the zoning for the TCSP area. The map amendment itself will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The amendment is proposed in conjunction with the adoption of the Town Center Specific Plan which is intended to encourage thoughtful design and development within the TCSP area to create a pedestrian friendly environment. As stated in Section 3.C of this Resolution, the TCSP does not proposed any changes to circulation in the area that would jeopardize access to utilities within the area or interfere with emergency responses. Additionally, the TCSP was evaluated pursuant the guidelines of the California Environmental Quality Act (CEQA) through the preparation of an Initial Study which led to the preparation of a Subsequent Mitigated Negative Declaration. The Subsequent IS/MND found that, with appropriate mitigation, the TCSP would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

This change is requested to ensure consistency between the Zoning Map, the General Plan, and the Specific Plan which will serve as the zoning for the TCSP area. The map amendment itself will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located. The amendment is proposed in conjunction with the adoption of the Town Center Specific Plan which is intended to encourage thoughtful design and development within the TCSP area to create a pedestrian friendly environment. The TCSP includes a circulation and mobility plan that intends to improve upon the existing circulation within the Specific Plan area through a “complete streets” approach to create a true multi-modal transportation system that creates potential for new connections through the Plan area.

The plan does not disturb the existing circulation and will not cause disturbances or blockages to any existing infrastructure that would jeopardize existing or future use of utilities in the area or impede emergency services. Additionally, the TCSP was evaluated pursuant the guidelines of the California Environmental Quality Act (CEQA) Resolution No. 2563
Pg. 7
through the preparation of an Initial Study which led to the preparation of a Subsequent Mitigated Negative Declaration that evaluated potential impacts that could result from the additional build out of 139 residential units in the Specific Plan area, beyond the build out of 1,399 residential units that were assessed in the 2008 General Plan. The Subsequent IS/MND found that, with appropriate mitigation, the TCSP would not endanger, jeopardize, or otherwise constitute a hazard to properties in the vicinity.

SECTION 5: The Secretary to the Planning Commission shall certify the adoption of this resolution and transmit a full, true and correct copy to the City Clerk of the City of Stanton.

ADOPTED, SIGNED AND APPROVED by the Planning Commission of the City of Stanton at a regular meeting held on February 21, 2024 by the following vote, to wit:

AYES: COMMISSIONERS: Adams, Ash, Frasier, Tran
NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS: Sanchez
ABSTAIN: COMMISSIONERS:
________________________________
Thomas Adams, Chairman
Stanton Planning Commission

________________________________
Crystal Landavazo
Planning Commission Secretary
DRAFT
October 2023
City of Stanton

STANTON TOWN CENTER

SPECIFIC PLAN
Attachment: C
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II • Draft Specific Plan • Town Center Specific Plan
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Town Center Specific Plan • Draft Specific Plan • III

DRAFT SPECIFIC PLAN
October 2023
Lead Agency:

City of Stanton
7800 Katella Ave, Stanton, CA 90680
Tel: 714-890-4210
Contact: Crystal Landavazo, Community & Economic Development Director Prepared By:

Rincon Consultants
250 East 1st Street, Suite 1400, Los Angeles, CA 90012
Tel: 213-784-5720
Contact: John Moreland, Director, Planning
With
PSOMAS (Environmental)
Keyser Marston Associates, Inc. (Economics)
KTGY (Planning)

STANTON TOWN CENTER

SPECIFIC PLAN
IV • Draft Specific Plan • Town Center Specific Plan
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Town Center Specific Plan • Draft Specific Plan • i
Table of Contents
1 Introduction 1-1

1.1 Purpose and Intent of the Specific Plan �� 1-1

1.2 Plan Area Location �� 1-3

1.3 Specific Plan Summary �� 1-6

1.4 Discretionary Actions and Approvals �� 1-7

1.5 Authority and Format of the Specific Plan �� 1-8 2 Planning Context 2-1

2.1 Relationship to the City of Stanton General Plan and Zoning Code �� 2-1

2.2 Project Context �� 2-6

2.3 Existing Site Conditions and Setting �� 2-7

2.4 Public Outreach Summary �� 2-10 3 Plan Elements 3-1

3.1 Purpose and Intent �� 3-1

3.2 Specific Plan Objectives �� 3-2

3.3 Land Use Districts �� 3-3

3.4 Open Space Framework �� 3-6

3.5 Circulation and Mobility Plan �� 3-7

3.6 Infrastructure and Public Services �� 3-16 4 Design Guidelines 4-1

4.1 Introduction �� 4-1

4.2 Key Project Design Concepts �� 4-3

4.3 Streetscape Design Guidelines �� 4-5

4.4 Open Space Framework Concept �� 4-12

4.5 Gateway Elements �� 4-17

4.6 Landscape Design Guidelines �� 4-19

4.7 Site and Building Design Guidelines �� 4-20

4.8 Sustainability Guidelines �� 4-49 ii • Draft Specific Plan • Town Center Specific Plan
5 Development Regulations 5-1

5.1 General Provisions �� 5-1

5.2 Definitions �� 5-2

5.3 Allowable Uses �� 5-2

5.4 Additional Land Use Regulations �� 5-8

5.5 Development Standards �� 5-18

5.6 Allowable Encroachments/Projections �� 5-25

5.7 Off-Street Parking Standards �� 5-27

5.8 Fences and Walls �� 5-29

5.9 Signage �� 5-29 6 Implementation 6-1

6.1 General Provisions �� 6-1

6.2 Enforcement �� 6-3

6.3 Nonconforming Uses �� 6-3

6.4 Project Phasing �� 6-4

6.5 Financing �� 6-4

6.6 Maximum Development Analyzed per CEQA �� 6-6

6.7 Specific Plan Adjustments and Amendments �� 6-7

6.8 Review Procedures �� 6-9

6.9 Main Street Parking Program �� 6-11

6.10 Impact Fees �� 6-11 Appendix A — General Plan Consistency Analysis A-1
Town Center Specific Plan • Draft Specific Plan • iii
List of Exhibits
Exhibit 1.1 — Regional Location........................................................................................................................................1-4 Exhibit 1.2 — Local Context................................................................................................................................................ 1-5 Exhibit 2.1 — Existing General Plan Land Use Designations.........................................................................................2-2 Exhibit 2.2 — Proposed General Plan Land Use Designations.....................................................................................2-3 Exhibit 2.3 — Existing Zoning Designations......................................................................................................................2-4 Exhibit 2.4 — Proposed Zoning Designations.................................................................................................................2-5 Exhibit 2.5 — Opportunities and Challenges....................................................................................................................2-8 Exhibit 3.1 — Land Use Districts and Plan Elements......................................................................................................3-4 Exhibit 3.2 — Circulation Plan............................................................................................................................................. 3-9 Exhibit 3.3A — Street Sections......................................................................................................................................... 3-10 Exhibit 3.3B — Street Sections...................................................................................................................... 3-11 Exhibit 3.4 — Alley Vacations...................................................................................................................................... 3-13 Exhibit 3.5 — Main Street Improvements.......................................................................................................................3-15 Exhibit 3.6 - Stormwater Drainage and Sanitary Sewer................................................................................................3-17 Exhibit: 4.1 — Residential Architectural Standards Diagram................................................................ 4-41 Exhibit 5.1 — Existing Zoning Map................................................................................................................................ 5-14 Exhibit 5.2 — Maximum Building Heights................................................................................................ 5-26 List of Tables
Table 2.1 — Workshop 1 Participation Summary..........................................................................................................2-12 Table 2.2 — Workshop 2 Participation Summary..........................................................................................................2-13 Table 2.3 — Self-Guided Presentation Participation Summary...................................................................................2-14 Table 3.1 — Land Use District Acreages............................................................................................................................3-5 Table 3.2 — Street Sections................................................................................................................................................. 3-8 Table 3.3 — Service Providers........................................................................................................................................... 3-16 Table 5.1 — Permitted Land Uses......................................................................................................................................5-6 Table 5.2 — Development Standards..............................................................................................................................5-20 Table 5.3 — Private Open Space Requirements............................................................................................................5-25 Table 5.4 — Off-street Vehicle Parking............................................................................................................................5-27 Table 5.5 — Parking Aisle Dimensions.............................................................................................................................5-27 Table 5.6 — Bicycle Parking Required..............................................................................................................................5-27 Table 5.7 — Non-Residential EV Charging Stalls Required...........................................................................................5-28 iv • Draft Specific Plan • Town Center Specific Plan
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1 Town Center Specific Plan • Draft Specific Plan • 1-1

1.1 Purpose and Intent of the Specific Plan
The Town Center Specific Plan, hereafter referred to either as “Town Center Specific Plan,” “TCSP,” or “The Plan,” provides a detailed description of the proposed land uses, infrastructure, and implementation requirements for development within the Town Center Specific Plan Area. The Plan will be implemented within the City of Stanton, California. The Design Guidelines contained in this document assist in creating a consistent urban form and landscape character for private and public development within the Plan Area. The Development Regulations establish permitted uses, building setback and height standards, and general development criteria and requirements for new development.

The TCSP is consistent with the applicable goals and policies of the City of Stanton General Plan. The provisions and regulations contained in the Plan shall apply to the Town Center Specific Plan Area and shall prevail in instances of conflict with the provisions and regulations of the Stanton Municipal Code (SMC) that regulate the same subject matter. Where the Plan is silent on an issue, the goals, objectives and implementing actions contained in the SMC shall apply, and the standards in the SMC or other applicable city, state, or federal code that regulate the same issue shall apply.

The Plan is designed with flexibility, considering changes in the economy may alter demand for various residential, commercial, and industrial development scenarios over time. The TCSP is an implementation tool that:
• Implements a cohesive, long-range plan for logical growth that is compatible with existing adjacent neighborhoods.
• Establishes development standards for permitted residential, mixeduse commercial, and industrial land uses. • Ensures adequate circulation and infrastructure networks exist within the Plan Area, and emphasizing transit and pedestrian mobility.

Introduction
1-2 • Draft Specific Plan • Town Center Specific Plan
Rodeo39, a public market featuring restaurants, art, and outdoor gathering spaces located in the City of Stanton.

1.1.1 Specific Plan Vision
The Specific Plan was prepared in accordance
with the City’s vision, and addresses the concerns
and opinions raised during the outreach process
by major stakeholders, City staff and the general
public. The primary project vision and objectives
for the Town Center Specific Plan are:

1. Preserve existing residential neighborhoods
and create a vibrant, pedestrian friendly
environment.

2. Maintain existing businesses while
encouraging a broader mix of uses and
encouraging the revitalization of existing
industrial uses.

3. Improve existing streetscape and landscape.

4. Provide for more locally-serving retail and
commercial developments.

5. Abandon alleys throughout the Plan Area
where appropriate.

6. Alleys will only be vacated when feasible
typically for larger development.

7. Create a true “Main Street.”

8. Link the Specific Plan to other districts.

9. Create district design guidelines for
architecture, streetscape, and public
improvements.

10. Reduce vehicle trips and trip duration by
encouraging efficiency between trip origin
and trip destination.

11. Ensure adequate and efficient
infrastructure to support existing and future
development.

12. Encourage economic development and
incentivize investing in infill development.
• Assures appropriate financing for
community facilities, including circulation
and streetscape improvements, domestic
water, urban runoff and drainage facilities,
and sewage disposal.
• Develops a plan and identifies open space
and public art opportunities within the Plan
Area.
• Examines economic and market conditions
in the Plan Area, and implements a plan that
is economically feasible and that responds to
anticipated future economic conditions.

Town Center Specific Plan • Draft Specific Plan • 1-3
Existing condition of Beach Boulevard in the Plan Area.

Freight rail corridor that traverses the Plan Area.

Existing residential neighborhoods within the Plan Area.

1.2 Plan Area Location
The Town Center Specific Plan Area consists
of approximately 156.9 acres located in the
northern portion of the City of Stanton in
the northwestern portion of Orange County,
California. Plan Area proximity to regional transit
corridors is depicted on Exhibit 1.1 — Regional
Location. The Plan Area is approximately 2.2 miles
north of California State Route (SR) 22, 5.2 miles
west of Interstate (I) 5, and 3.6 miles south of SR

91. Access from these major transportation corridors
is provided via two historical arterials: SR 39,
also called Beach Boulevard, which runs northsouth through the Plan Area, and Katella Avenue, which runs east-west along the Plan Area’s
southern boundary. Both streets are classified as
Primary Corridors by the Stanton General Plan,
and are depicted on Exhibit 1.2 — Local Context.

Additionally, SR 39 is classified as a “Smart Street”
by the Orange County Transportation Authority
(OCTA), which is defined as a high-flow arterial
which provides a variety of measures which
eliminate or reduce traffic conflicts.
1-4 • Draft Specific Plan • Town Center Specific Plan
Exhibit 1.1 — Regional Location N.T.S. |
Anaheim
Anaheim
Westminster
Fullerton
Buena
Park
Fountain Valley Huntington Beach
Seal Beach
Pacic Ocean
Cypress
Los
Alamitos
Cerritos
Long
Beach
Lakewood
La
Mirada
La
Palma
Garden
Garden Grove
Grove
22 91
91 5
5 405
405
605
City of Stanton
Other Jurisdictions
Specic Plan Area
City of Stanton
Other Jurisdictions
Plan Area
Town Center Specific Plan • Draft Specific Plan • 1-5
| N.T.S. Exhibit 1.2 — Local Context
Katella Ave
Ball Ave
Orangewood Ave
Chapman Ave
W Cerritos Ave
Pacific Ave
Dale Ave
Magnolia Ave
Western Ave
Beach Blvd
Knott Ave
Anaheim
Stanton
Plan
Area
Cypress
Garden
Grove Garden
Grove
Unincorporated
Orange County
39 City of Stanton
Other Jurisdictions
Specic Plan Area
City of Stanton
Other Jurisdictions
Plan Area
1-6 • Draft Specific Plan • Town Center Specific Plan
that connects parks, lifestyle areas, walkways,
future mass-transit and retail opportunities
within a single mixed-use district, while
preserving vehicular access to and throughout
the Plan Area.

The Plan will also implement a unifying landscape
and streetscaping theme that emphasizes the
pedestrian and cyclist experiences, and will help
identify the district as distinct from other areas in
Stanton as well as uplift the aesthetics of existing
neighborhoods.

The Plan encourages an environmentally
conscious development approach to provide for
a sustainable community. New development and
redevelopment is encouraged to incorporate
energy-saving materials and features to
reduce energy and water consumption needs,
and to minimize the impacts associated with
development on the environment.

1.3 Specific Plan Summary
The planning process for the Town Center
Specific Plan began with extensive outreach
efforts to gain input from the community and
collaboratively establish the vision for the Town
Center area. These outreach efforts are detailed
in Chapter 2, Planning Context.

As a result of this interactive community process,
a consensus for the preferred land use concept
was developed for a carefully designed, wellplanned district that evolves over time into an area that maximizes the benefits of its urban
amenities and preserves existing residential
neighborhoods, while enhancing the unique
character of the Plan Area.

The Plan is designed to create a district within
the City of Stanton that promotes redevelopment
and incentivizes new mixed-uses while
preserving existing residential neighborhoods
and enhancing the district’s industrial character.

The design of the Plan incorporates place-making
principles into a pedestrian-friendly streetscape
Title slide from December 15, 2020 zoom polls used to gather stakeholder preferences during outreach efforts.

Town Center Specific Plan • Draft Specific Plan • 1-7

1.4 Discretionary Actions and
Approvals
The City of Stanton is the Lead Agency for
purposes of California Environmental Quality Act
(CEQA) compliance and has prepared an Initial
Study and Mitigated Negative Declaration (IS/
MND) to consider the following discretionary
actions. These actions are required to implement
the Specific Plan:
• General Plan Amendment: An approval
of a General Plan Amendment will be
necessary to change the general plan land
use designation of the entire Plan Area from
existing designations to “Town Center Mixed
Use District” on the City’s General Plan Land
Use Diagram.
• Zone Change: An approval of a Zone Change
will be necessary to change the zoning
of the entire district from existing zoning
designations to “Town Center Specific Plan”
(TCSP).
• Specific Plan Approval: The Town Center
Specific Plan has been prepared to realize
the objectives of the proposed district as
defined herein. The Plan will be adopted by
resolution by the City Council of Stanton.
• Mitigation Monitoring and Reporting
Program: The proposed Project’s impacts on
the following issue areas would be significant
and would require the implementation of
mitigation measures: Biological Resources,
Cultural Resources, Geology and Soils,
Hazards and Hazardous Materials, Hydrology
and Water Quality, Noise, Population and
Housing, Tribal Cultural Resources, and
Utilities and Service Systems. All impacts
would be avoided or reduced to less than
significant levels after mitigation.

All of the above entitlements will require
approval by the City Council of Stanton.
1-8 • Draft Specific Plan • Town Center Specific Plan
and regulations, and may combine zoning
regulations, capital improvement programs,
and other regulating requirements into one
document.

The Town Center Specific Plan has been created
through the authority granted to the City of
Stanton by the California Government Code,
Sections 65450 through 65453, This Specific
Plan has been prepared in accordance with the
provisions of the California Government Code,
which stipulate that a specific plan contain text
and diagrams specifying the following:
• Land Use: The specific plan must specify the
distribution, location, and extent of the uses
of land, including open space, within the
area covered by the plan. This discussion is
included in Section 3.3, Distribution of Land
Use Districts, of this Plan.
• Public Facilities: The specific plan must show
the proposed distribution, location, extent,
and intensity of major components of public
and private transportation, wastewater,
water, drainage, solid waste disposal, energy,
and other essential facilities located within
the area covered by the plan, and needed to
support the land uses described in the plan.

This discussion is included in Section 3.6,
Circulation and Mobility Plan, and Section 3.7
Infrastructure and Public Services, in this Plan.

1.5 Authority and Format of the
Specific Plan
The State of California Legislature has
established the authority and scope to prepare
and implement specific plans. The State requires
all cities and counties in California prepare
and adopt a comprehensive General Plan for
the physical development of their areas of
jurisdiction. To implement the policies described
in the General Plan, regulating programs are
adopted (e.g., zoning ordinances, subdivision
ordinances, building and housing codes, etc.).

California State law authorizes cities with
complete General Plans to prepare and adopt
specific plans (Government Code Section
65450 – 65457). Local planning agencies or their
legislative bodies may designate areas within
their jurisdiction as areas for which a specific
plan is “necessary or convenient” (Government
Code Section 65451).

Specific plans are intended to serve as bridges
between the local general plan and the individual
development proposal for a specific area.

Specific plans contain both planning policies
Town Center Specific Plan • Draft Specific Plan • 1-9
• Development Standards: The specific plan
must include standards and criteria by which
development will proceed, and standards
for the conservation, development, and
utilization of natural resources, where
applicable. This discussion is contained in
Chapter 5, Development Regulations, in the
Plan.
• Implementation Measures: The specific plan
must include a program of implementation
measures, including regulations, programs,
and financing measures. A discussion of
these topics is included throughout Chapter
6, Implementation, in this Plan.
• General Plan Consistency: The specific plan
must include a statement of the relationship
of the specific plan to the General Plan. An
analysis of the Town Center Specific Plan’s
consistency with the City’s general plan is
contained in Appendix A, Consistency with the
City of Stanton General Plan, of this Plan.
• Optional Contents: The specific plan may
address any other subject that, in the
judgement of the planning agency, is
necessary or desirable for implementation of
the General Plan. Landscape, architectural,
and sustainability design guidelines are
included as optional contents in Chapter 4,
Design Guidelines, of this Plan.
1-10 • Draft Specific Plan • Town Center Specific Plan
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2 Town Center Specific Plan • Draft Specific Plan • 2-1

2.1 Relationship to the City of Stanton General Plan and Zoning Code
As required by State Law, this Specific Plan is consistent with the applicable goals and policies contained within the adopted City of Stanton General Plan. The goals and policies identified within each element of the City of Stanton General Plan have been evaluated and a statement of compliance with the General Plan has been included in Appendix A. The TCSP serves as the Zoning for the Plan Area.

2.1.1 City of Stanton General Plan
The City of Stanton adopted the most recent version of the general plan in September of 2008. As depicted on Exhibit 2.1 — Existing General Plan Land Use Designations, the Specific Plan Area is designated as “Medium Density Residential,” “High Density Residential,” “Town Center Mixed Use District” and “Industrial.” In order to be consistent with the General Plan, all parcels within the Plan Area not currently designated “Town Center Mixed Use District” are redesignated from their current designation to “Town Center Mixed Use District,” as depicted on Exhibit 2.2 — Proposed General Plan Land Use Designations.

2.1.2 City of Stanton Zoning Code
As depicted in Exhibit 2.3 — Existing Zoning Designations, existing zoning for parcels within the Plan Area includes the following zoning designations: “CN” Commercial neighborhood Zone, “CG” Commercial General Zone, “PR” Parks and Recreation Zone, “OS” Open Space/Buffer Zone, “IG” Industrial General Zone, “RL” Single-Family Residential, “RM” Medium Density Residential, and “PI” Public Institutional Zone. A Zone Change is required to adopt the Specific Plan. As such, the zoning of the site would change from the above designations to “‘TCSP’ Town Center Specific Plan,” as depicted on Exhibit 2.4 — Proposed Zoning Designations.

Planning Context
2-2 • Draft Specific Plan • Town Center Specific Plan
Exhibit 2.1 — Existing General Plan Land Use Designations N.T.S. | Source: City of Stanton B
e
a
c
h
Blv
d.

College
Second St.

First St.

Katella Ave.

Orangewood Ave.

Courtright Rd.

Wyatt Rd.

Sentry
Hickock
Rose St.

Flower St.

Cedar St.

Monroe Ave.

Central Ave.

Chester Ave.

Date St.

Oak St.

Cedar St.

Rose St.

Flower Ave.

Santa
Maria
Santa Rosalia St.

Mari
Ale
Ruthann Ave.

Joel Ave.

Eileen St.

Davmor Ave.
ar
Court St.

Jane Way
Pine Tree Ln.

Plaza Way
Pickens Ln.

Chestnut Ave.

Court Ave. Court Ave.

Electric Ave. Boatman Ave.

Monroe Ave.

Pacific St.

Main St.

Chestnut Ave.

Court Ave.

Sycamore Ave.

Fern Ave.

Sandustrial St.

Ashdale St.

Chanticleer Rd. Vantage
Ashdale
Banff
Sonnett
Palais Rd.

Winston Rd.

Vanta
Ashdal
Banff
Son
Lullaby
Harriet Ln.

Yana Dr.

Wasco Dr.

Cerritos Blvd.

D
ale
A
v
e.

Starr St.
?ü
Pacific Way
S
Tina herrill St.

Stardust Ln.

Sylvan
Verona
Kenmore
Sylvan
Cris Ave.

Vinevale
Sherrill St
Kennelly Ln.

Kenmore
M
a
g
n
olia
A
v
e.

Low Density Residential South Gateway Mixed Use District Medium Density Residential
High Density Residential
General Mixed Use
Town Center Mixed Use District
General Commercial
Industrial
Public/Institutional
Open Space
Stanton City Limit
Specific Plan Area
North Gateway Mixed Use District
Town Center Specific Plan • Draft Specific Plan • 2-3
N.T.S. | Source: City of Stanton, KTGY Exhibit 2.2 — Proposed General Plan Land Use Designations B
e
a
c
h
Blv
d.

College
Second St.

First St.

Katella Ave.

Orangewood Ave.

Courtright Rd.

Wyatt Rd.

Sentry
Hickock
Rose St.

Flower St.

Cedar St.

Monroe Ave.

Central Ave.

Chester Ave.

Date St.

Oak St.

Cedar St.

Rose St.

Flower Ave.

Santa
Maria
Santa Rosalia St.

Mari
Ale
Ruthann Ave.

Joel Ave.

Eileen St.

Davmor Ave.
ar
Court St.

Jane Way
Pine Tree Ln.

Plaza Way
Pickens Ln.

Chestnut Ave.

Court Ave. Court Ave.

Electric Ave. Boatman Ave.

Monroe Ave.

Pacific St.

Main St.

Chestnut Ave.

Court Ave.

Sycamore Ave.

Fern Ave.

Sandustrial St.

Ashdale St.

Chanticleer Rd. Vantage
Ashdale
Banff
Sonnett
Palais Rd.

Winston Rd.

Vanta
Ashdal
Banff
Son
Lullaby
Harriet Ln.

Yana Dr.

Wasco Dr.

Cerritos Blvd.

D
ale
A
v
e.

Starr St.

Pacific Way
S
Tina herrill St.

Stardust Ln.

Sylvan
Verona
Kenmore
Sylvan
Cris Ave.

Vinevale
Sherrill St
Kennelly Ln.

Kenmore
M
a
g
n
olia
A
v
e.

Low Density Residential South Gateway Mixed Use District Medium Density Residential
High Density Residential
General Mixed Use
Town Center Mixed Use District
General Commercial
Industrial
Public/Institutional
Open Space
Stanton City Limit
Specific Plan Area
North Gateway Mixed Use District
2-4 • Draft Specific Plan • Town Center Specific Plan
Exhibit 2.3 — Existing Zoning Designations N.T.S. | Source: City of Stanton

M N O P Q
R
S
T
I
W V U

II VIII

III IX V
VII
XIV
XIII
VI
X
XI
XII
IV
Eileen St
Joel Ave
Beach Blvd
Sentry
Chanticleer Rd
Central Ave. (Pvt.)
W. Briar Oaks Dr
ncy Ln
Serena Way a
b
c
d
e g
h f
i
j
k
l
Starr St
2nd St
Davmor AveE. Briar Oaks Dr
Serena Way
Palais Rd
Pine Tree Ln
Yana Dr
Standustrial St
Wasco Rd
1st St
Ruthann Ave
Date St
Electric Ave Jane Way
Fern Ave
Chestnut Ave
Court Ave
Sycamore Ave
Plaza Way
Flower Ave
Court St
Santa Rosalia St
Harriet Ln
Lullaby Ln
Wyatt Rd
Boatman Ave
Orangewood Ave
Sonnet St
Courtright Rd
Flower Ave
Rose St
Grand Ave
Oak St
Central Ave
Pacific Street
Monroe Ave
Chester Ave
Cerritos Ave
Main St
Sandalwood Way
Santa Maria St
Cedar St
Electric Ave
Chestnut Ave
Mario Ln
Ale Ln
llege Dr
Cedar St
Rose Ave
Katella Ave
Ashdale St
Court Ave
Monroe Ave
Winston Rd
Dale St
?ü
!(DC
!(SH
!(MF
!(MF
a.    Savanna Ct.
b.    Orchid Ct.
c.    Redwood Ct.
d.    Greenbrier Ct.
e.    Tanger Ct.
f.     Sandpiper Ct.
g.    Raffia Ct.
h.    Madeira Ct.
i.     Senegal Ct.
j.     Belize Ct.
k.    Mandanao Ct.
l.     Juniper Ct.
ack Way
ood Way
!(SF
Serena Residential Development
!(MF

UVSP-SP
Deira Ln
Stacie (Pvt.)
Kennelly Ln
Cris Ave
Sherrill St
Tina Way
Stardust Ln
Sylvan St
Vinevale St
Sherrill St
Magnolia Ave
Cerritos Ave
Katella Ave
Pacific Ave
!(MF
(RE) Residential Estate
(RL) Single-Family Estate
(RM) High Density Residential
(RH) General Mixed Use
(CG) Commercial General Zone
(BP) Business Park Zone
(IG) Industrial General Zone
(OS) Open Space/Buffer Zone
(PR) Parks and Recreation Zone Stanton City Limit
Specific Plan Area
General Mixed Use Overlay
North Gateway Mixed Use Overlay
South Gateway Mixed Use Overlay
(PD) Planned Development
(CN) Commercial Neighborhood Zone (PI) Public Institutional Zone Town Center Specific Plan • Draft Specific Plan • 2-5
N.T.S. | Source: City of Stanton, KTGY Exhibit 2.4 — Proposed Zoning Designations

M N O P Q
R
S
T
I
V U

II VIII

III IX V VII
XIV
XIII
VI
X
XI
XII
IV
Eileen St
Joel Ave
Beach Blvd
Sentry
Chanticleer Rd
Central Ave. (Pvt.)
r Dska Or iar B. W
ncy Ln
Serena Way a
b
c
d
e g
h f
i
j
k
l
Starr St
2nd St
Davmor Ave
r Dska Or iar B. E
ya Waner eS
Palais Rd
Pine Tree Ln
Yana Dr
Standustrial St
Wasco Rd
1st St
Ruthann Ave
Date St
Electric Ave
Jane Way
Fern Ave
Sycamore Ave
Court Ave
Chestnut Ave
Plaza Way
Flower Ave
Court St
Santa Rosalia St
Harriet Ln
Lullaby Ln
Wyatt Rd
Boatman Ave
Orangewood Ave
Sonnet St
Courtright Rd
Flower Ave
Rose St
Oak St
Central Ave
Pacific Street
Monroe Ave
Chester Ave
Cerritos Ave
Main St
Sandalwood Way
Santa Maria St
Cedar St
Electric Ave
Chestnut Ave
Mario Ln
Ale Ln
llege Dr
Cedar St
Rose Ave
Katella Ave
Ashdale St
Court Ave
Monroe Ave
Winston Rd
Dale St
!(DC
!(SH
!(
MF
!(
MF
a. Savanna Ct.
b. Orchid Ct.
c. Redwood Ct.
d. Greenbrier Ct.
e. Tanger Ct.
f. Sandpiper Ct.
g. Raffia Ct.
h. Madeira Ct.
i. Senegal Ct.
j. Belize Ct.
k. Mandanao Ct.
l. Juniper Ct.
ack Way
ood Way
!(SF
Serena Residential Development
!(
MF
UV
SP-SP
Deira Ln
Stacie (Pvt.)
Kennelly Ln
Cris Ave
Sherrill St
Tina Way
Stardust Ln
Sylvan St
Vinevale St
Sherrill St
Magnolia Ave
Cerritos Ave
Katella Ave
Pacific Ave
!(
MF
(RE) Residential Estate
(RL) Single-Family Estate
(RM) High Density Residential
(RH) General Mixed Use
(CG) Commercial General Zone
(BP) Business Park Zone
(IG) Industrial General Zone
(OS) Open Space/Buffer Zone
(PR) Parks and Recreation Zone
(PI) Public Institutional Zone
Stanton Town Center Specific Plan
General Mixed Use Overlay
North Gateway Mixed Use Overlay
South Gateway Mixed Use Overlay
(PD) Planned Development Stanton City Limit
(CN) Commercial Neighborhood Zone
2-6 • Draft Specific Plan • Town Center Specific Plan

2.2 Project Context

2.2.1 Historical Context
According to the City of Stanton’s website, the

3.1 square mile jurisdiction was is located in
an area once apart of the 300,000-acre Rancho
Los Nietos, one of the largest land grants in
California history. In 1834, the Rancho was
divided into smaller Ranchos that would be used
for agriculture and land development. By the
late 1800’s, Rancho Los Alamitos where present
day Stanton is located was primarily used for
agriculture.

In 1906, the Pacific Electric Railway began
operating in the Stanton area, which was then
an unincorporated community known under the
name “Benedict.” Pacific Electric Railway’s Santa
Ana Line connected Downtown Los Angeles
to Santa Ana in Orange County and included
intermediate stops at cities such as Stanton. This
connection incentivized business and brought
prospective land buyers out to visit available
parcels until 1950, when the Pacific Electric
Railway discontinued service to Orange County
on the Santa Ana Line.

In 2010, the City received a grant to review
development program alternatives for a 4.1 acre
site owned by Orange County Transportation
Authority (OCTA) within the City along Beach
Boulevard. In order to develop a comprehensive
long-range vision for the area, a comprehensive
planning process was initiated for parcels
that are within the current Plan Area, which
also includes the OCTA site. Ultimately the
Specific was not adopted; however, goals and
objectives established by the previous plan
were incorporated into the TCSP if still relevant
and consistent with the findings of community
outreach.

2.1.3 Other Policy Documents
In addition to the above regulating documents,
portions of the Plan Area along Beach Boulevard
are also subject to the following plans and policy
documents:

Stanton Livable Beach Boulevard Mobility Plan
The Stanton Livable Beach Boulevard
Mobility Plan is intended to guide City plans
and implement mobility and public realm
enhancement projects. Specifically, the Plan
identifies amenities, pedestrian and bicycle
facilities, vehicular circulation, transit and
urban design recommendations for the Beach
Boulevard Corridor within the City of Stanton.

Historical photo showing Downtown Station in 1913
Town Center Specific Plan • Draft Specific Plan • 2-7

2.3 Existing Site Conditions and
Setting
The existing physical setting of the Plan Area
varies based on the uses in that portion of the
area. Areas with an industrial character tend to
feature lower-rise buildings and predominantly
hardscape areas mostly devoted to surface
parking lots, loading zones, and driveways.

Residential areas feature one- to two-story
development, sidewalks, and parallel, on-street
parking. There is little to no landscaping within
street rights-of-way in residential neighborhoods
within the Plan Area. Commercial development
tends to cluster around Beach Boulevard. Beach
Boulevard is maintained by CalTrans and travel is
dominated by the automobile.

No trails currently exist within the Plan Area,
though several potential future trails are
identified by City documents following storm
drain canals and existing rail rights-of-way.

Additionally, no parks facilities currently exist to
serve residents within the Plan Area.

Some recent commercial redevelopment has
occurred along Beach Boulevard, but the majority
of existing buildings within the Plan Area have a
low-intensity industrial character retained from
initial development in the 1950’s and 1960’s.

2.2.2 Opportunities and Challenges
The Plan Area includes multiple contextual
factors that influence the project’s suitability
for redevelopment. These influences are shown
on Exhibit 2.5 — Opportunities and Challenges
Analysis, and are described below:
• Proximity of residential, commercial and
industrial uses within walking distance of
one another.
• Beach Boulevard, a designated “smart-street”
and high-quality bus route, as the defining
circulation feature within the Plan Area.
• Two major arterials, Cerritos Avenue and
Katella Avenue, adjacent to the Plan Area.
• Opportunity to provide multi-modal
connections and increased access via active
and inactive rail corridors traversing the Plan
Area.
• Vacant OCTA site at the intersection of Beach
Boulevard and Pacific Street.
• Proximity to potential future trails and open
spaces.
• Large parcels and multiple parcels under
the same ownership, presenting lot
consolidation opportunities for cohesive
development.
• Low-quality of existing pedestrian and
bicycle circulation within the Plan Area.
• Existing heavy-industrial land uses that
may be incompatible with residential or
commercial uses.
• Opportunity to encourage redevelopment
along Stanton’s Main Street.
2-8 • Draft Specific Plan • Town Center Specific Plan
Exhibit 2.5 — Opportunities and Challenges N.T.S. | Source: KTGY, Google Earth CITY OF STANTON CITY OF GARDEN GROVE

CITY OF STANTON
Stanton Storm Channel
Cerritos Avenue
Pacic Street
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Winston Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Eileen Street
Dale Avenue
Beach Boulevard
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue
Union Pacic Stanton Industrial Railway
Plan Area
City Boundary
Bus Route
Bus Stops
BRT Bus Stops (Bravo)
Union Pacific Stanton
Industrial Railway
Existing Bike Route
Potential Bike Route
Potential MultiModal Route
Potential Bike Lane
Industrial
Commercial
Residential
Stanton Storm Channel

0.5mi Radius from Transit
Gateway Opportunity
Existing Parks
Public Institutional
Town Center Specific Plan • Draft Specific Plan • 2-9
A small public facilities area exists along Pacific
Street that contains the Orange County Fire
Authority (OCFA) Station, Number 46 and
ancillary support buildings.

OCTA is in possession of multiple parcels and
parcel corridors throughout the plan area
that are either vacant or are encumbered
with easements for freight rail rights-of-way.

Historically these long linear parcels served many
uses, including functioning as the route of the
former Pacific Electric Rail line that served the
City of Stanton as well as other cities within the
area. Today, the majority of these parcels are
vacant, with some used for storage activities.

2.3.2 Existing Circulation
Roadway circulation in the Plan Area is facilitated
by major arterial streets, as identified in the
General Plan. Beach Boulevard is identified
by OCTA as a “Smart Street” and serves as the
primary vehicular corridor traversing the City.

Other significant arterials within or adjacent to
the Plan Area include Katella Avenue and Cerritos
Avenue.

Streets within the Plan Area typically include
sidewalks on both sides of the street and minimal
to no landscaping. There are no designated
bicycle lanes or trails within the Plan Area; Exhibit

2.5 depicts potential future bike lanes and bike
routes in the vicinity the Plan Area.

2.3.1 Existing Land Uses
Historically, Beach Boulevard has served as an
important commercial corridor within the City of
Stanton. Residential and industrial development
in this area occurred in the post-war population
boom of the 1950’s and 1960’s and has not
undergone substantial redevelopment or
improvements since this time.

The Stanton Town Center Specific Plan Area
covers approximately 156.9 acres that generally
follows the land use and development pattern
of early development within the City of Stanton.

Existing zoning classifications are depicted on
Exhibit 2.5. Regardless of zone, parcels within the
Plan Area commonly feature some form of rear
alley access.

The primary uses along Beach Boulevard are
commercial and retail uses. Some areas along
Main Street also feature commercial uses.

Residential neighborhoods within the Plan Area
typically feature single-family or two-story multifamily residential development constructed in the 1950’s and 1960’s. The majority of residential
development occurs in the northeastern and
northwestern portions of the Plan Area, along
Rose Street, Flower Avenue, Chestnut Avenue,
Court Avenue, Sycamore Avenue, and Fern
Avenue.

Industrial development within the Plan
Area predominantly occurs in the eastern
and southeastern portion of the Plan Area.

Businesses within these areas range from
lumber supply yards and mini-storage facilities
to chemical supply factories, autoshops, and
steel fabricators. Industrial buildings tend to be
concrete tilt-up structures with long, unbroken
facades and flat roofs.
2-10 • Draft Specific Plan • Town Center Specific Plan

2.4 Public Outreach Summary
The Plan Area has a diverse group of
stakeholders, including residents, business
and property owners, and employees within
the Plan Area. In order to reach the broadest
set of participants and potentially-interested
parties, the outreach strategy for the Town
Center Specific Plan included multiple noticing
approaches.

Each of the two virtual workshops was
divided into three sessions. For each session,
stakeholders were grouped with those similar
to them in order to facilitate conversations that
allowed the needs or desires of each group to
be more easily identified. The groups were as
followed:
• City staff, city officials, and interested
members from adjacent jurisdictions or
government agencies.
• Businesses located within the Plan Area and
within 500 feet of the Plan Area boundary.
• Owners of parcels within the Plan Area and
within 500 feet of the Plan Area boundary.

City staff, officials, and other interested
government agencies were notified via phone
calls and emails.

2.3.3 Transit Access
Exhibit 2.5, depicts transit access to the Specific
Plan area. Access to a variety of transit options
reduces dependency on vehicle trips which can
reduce congestion, increase access to and from
the Plan Area, and have a positive effect on the
environment. Multi-modal access to the Plan
Area is described below:

2.3.3.1 Orange County Transit Authority
Bus service is provided through and to the Plan
Area via two main routes:
• Route 29, along SR-39 Beach Boulevard
connecting Brea to Huntington Beach.
• Route 529, along SR-39 Beach Boulevard
connecting Fullerton to Huntington Beach.
• Route 50, along Katella Avenue connecting
Long Beach to Orange.

In preparation for the 2028 Los Angeles Olympic
Games, Los Angeles County Metropolitan
Transportation Authority (LA Metro) plans a
future light-rail route that will extend to the Los
Angeles County line, terminating in the City of
Artesia. This proposed route follows the same
Pacific Electric rail corridor that traversed the
Plan Area and included a stop at the vacant
parcel currently owned by OCTA. Currently, OCTA
does not propose a connection to LA Metro’s
planned future light-rail route; however, the Plan
considers this potential future connection as
an opportunity that could increase multi-modal
access within the Plan Area.

Town Center Specific Plan • Draft Specific Plan • 2-11
Addresses of businesses within the Plan Area
were gathered based on a registered list
provided by the City of Stanton. Postcards and
emails were sent in advance of each workshop
informing them of the upcoming event.

Postcards were also sent out to each addressed
parcel within the Plan Area to give residents and
property owners an opportunity to provide input
during the workshops.

In addition to these methods, City of Stanton
social media accounts on Instagram and
Facebook created online posts detailing the topic
and timing of the workshops to allow for a more
widespread attendance.

The content of the postcards, emails, and the
online social media posts gave recipients the
information to RSVP for the virtual workshops, as
well as the link to the City’s online informational
webpage created for the project.

Preferred residential design imagery
Preferred retail design imagery
2-12 • Draft Specific Plan • Town Center Specific Plan

2.4.4.2 Workshop Results
Table 2.1 — Workshop 1 Participation Summary,
lists the number of stakeholders that participated
in the various sessions of Workshop 1 or
responded to the online survey hosted on the
City’s outreach website.

TABLE 2.1 — WORKSHOP 1

PARTICIPATION SUMMARY
Session Number of Participants
City & Government:
2:00 PM 12
Business Owners:
4:00 PM 8
Property Owners &
Residents: 6:00 PM 26
Online Survey 56

2.4.1 Workshop 1: Community Visioning
and Initial Outreach

2.4.4.1 Workshop Concept
The goal of the visioning workshop was to
determine perceptions of the existing condition
of the Plan Area and generate ideas to help craft
the vision for the Plan Area. Participants were
informed of the efforts the consultant team had
performed to date, and asked questions via a
live online poll to gather opinions on what future
priorities for the Plan Area should be. The online
poll was also available after the presentation in
a survey format on the City’s outreach website.

After each session’s presentation, there was
an opportunity for live questions and answers,
verbally or via chat.

Postcard mailer sent out to the local business community for the December 15, 2020 Visioning Workshop Town Center Specific Plan • Draft Specific Plan • 2-13
the City’s outreach website. After each session’s
presentation there was an opportunity for live
questions and answers, both verbally and via
chat.

2.4.4.2 Workshop Results
Table 2.2 — Workshop 2 Participation Summary,
lists the number of stakeholders that participated
in the various sessions of Workshop 2 or
responded to the online survey hosted on the
City’s outreach website.

TABLE 2.2 — WORKSHOP 2

PARTICIPATION SUMMARY
Session Number of Participants
City & Government:
2:00 PM 8
Business Owners:
4:00 PM 10
Property Owners &
Residents: 6:00 PM 18
Online Survey 33
Participants identified a preference for
Framework Plan 3, which featured a Main
Participants in the sessions identified the
primary existing strength of the Plan Area to be
its strong mix of uses. Poll results also indicated
that the area could be improved if it was safer,
featured more retail and attractive streetscaping.

Respondents also expressed the desire for
increased pedestrian and cyclist connectivity.

Members of the public identified open space,
retail, and town-center uses as uses that they
would appreciate being added to the area,
specifically a grocery store. Workshop and survey
participants also selected preferred imagery for
various potential uses within the Plan Area.

Using feedback from this first workshop and
information gathered during the research
process, the consultant team generated three
framework concepts for the Plan Area.

2.4.2 Workshop 2: Framework Plan
Concepts Review

2.4.4.1 Workshop Concept
The goal of the second workshop was to confirm
the vision and solicit feedback on the three
framework concepts for the Plan Area, in order
to create the preferred land use framework
plan. Participants were informed of the results
of the first workshop and how the designs of
the three framework alternatives were derived.

A live online poll was conducted during the
presentation to gather participant opinions. This
poll was also available online in survey format on
2-14 • Draft Specific Plan • Town Center Specific Plan
multiple choice and open-ended questions based
on the contents of the presentation. This survey
was opened for a period of 17 days beginning on
January 11, 2022 and ending on January 27, 2022.

A summary of participation for the online selfguided outreach is found below in Table 2.3 — Self-Guided Presentation Participation Summary.

TABLE 2.3 — SELF-GUIDED PRESENTATION

PARTICIPATION SUMMARY
Metric Number of Impressions
Video Views 302
Survey Respondents 31
Street focus as well as district-wide aesthetic
improvements and increased pedestrian
and cyclist connections. The preference for a
new retail core within the Plan Area was also
expressed.

2.4.3 Online Self-Guided Outreach Survey
In January 2022, a narrated video presentation
was uploaded to the TCSP project website. This
presentation contained information regarding
updates to the Specific Plan effort narrated by
the consultant team. Participants could watch
the video presentation and complete a survey
regarding the efforts to date, responding to
Screenshot from virtual online presentation
Town Center Specific Plan • Draft Specific Plan • 3-1
3 3.1 Purpose and Intent
This Chapter contains a discussion of the various plan elements for the TCSP, including the following:
• Specific Plan Objectives
• Land Use Districts
• Open Space Framework
• Circulation and Mobility Plan
• Infrastructure Plan
Each element works in tandem with the other plan parts to establish a framework that ensures The Plan fosters high-quality development and a reimagined urban fabric for the TCSP area.

Plan Elements
3-2 • Draft Specific Plan • Town Center Specific Plan

6. Create a true “Main Street.”

7. Link the Specific Plan area to other districts.

8. Create design guidelines for streetscape,
open space, architecture, landscape, and
public improvements.

9. Reduce vehicle trips and trip duration by
encouraging efficiency between trip origin
and trip destination.

10. Reduce greenhouse gas (GHG) emissions
and pollution through zoning changes
that would reduce reliance on motorized
vehicles and support active transportation
modes.

11. Ensure adequate and efficient
infrastructure to support existing and future
development.

12. Encourage economic development and
incentivize investing in infill development.

3.2 Specific Plan Objectives
Based on the vision established during the
outreach process, This Plan aims to create a new
collection of mixed-use, residential, commercial,
and industrial neighborhoods while allowing
existing businesses to continue and preserving
existing, single-unit residential neighborhoods.

The TCSP is designed to implement a series of
realistic and achievable project objectives that
implement applicable City of Stanton General
Plan goals and policies and ensure that the
Plan Area develops as a high-quality mixed-use
neighborhood. These objectives are as follows:

1. Preserve existing residential neighborhoods
and create a vibrant, pedestrian friendly
environment.

2. Maintain existing businesses while
encouraging a broader mix of uses and
encouraging the revitalization of existing
industrial uses.

3. Improve existing streetscape and landscape.

4. Provide for more locally-serving retail and
commercial developments.

5. Abandon alleys throughout the Plan Area
when feasible and larger development is
proposed.

Town Center Specific Plan • Draft Specific Plan • 3-3
Within the TCMU district, the Plan envisions
future medium- and higher-density residential
development that, while not required, is
encouraged to include a retail component in its
design.

3.3.2 Town Center Industrial
The intent of the Town Center Industrial (TCI)
land use district is to allow existing industrial
businesses to continue, while facilitating new
research and development and light-industrial
uses that are compatible with neighboring
residential uses. Residential uses are not
permitted within this district. In addition to
industrial uses, other compatible commercial
uses that may retain an industrial or artistic
character, such as artisanal manufacturing and
sales, distilleries, breweries, commercial cannabis
uses, and tasting rooms, to occur.

3.3.3 Retail-Oriented Mixed-Use
The intent of the Retail-Oriented Mixed-Use
(ROMU) land use district is to encourage retail
and mixed-use development in areas with a high
degree of exposure to vehicular and anticipated
pedestrian traffic. The ROMU district occurs
primarily along Beach Boulevard and Main Street
within the Plan Area.

To encourage and facilitate the creation of
a true “town center,” any future mixed-use
development within the ROMU district is required
to include ground floor commercial uses per
requirements detailed in Chapter 5.

3.3 Land Use Districts
The TCSP is the zoning for the Plan Area and
implements a framework for land uses and
redevelopment.

Four land use districts are identified for the
approximately 156.9-acre Plan Area, as depicted
on Exhibit 3.1 – Planning Areas and Plan Elements:

Town Center Mixed-Use, Town Center Industrial,
Town Center Residential, and Retail-Oriented
Mixed-Use. The implementation of land use
districts allows for a targeted application of
the community vision established during the
outreach process by tailoring land uses and
development regulations to particular locations
within the Plan Area. Parks illustrated in Exhibit

3.1 – Planning Areas and Plan Elements are for
illustrative purposes only. Beach Boulevard
Park is zoned as Retail-Oriented Mixed-Use
and Eastern Neighborhood Park is zoned Town
Center Mixed-Use.

Design Guidelines specifying architectural
character and form are found in Chapter 4, Design
Guidelines. Development Regulations specific
to each land use district are found in Chapter 5,
Development Regulations.

3.3.1 Town Center Mixed-Use
The intent of the Town Center Mixed-Use
(TCMU) land use district is to increase housing
stock and land use diversity within the Plan
Area, and encourage residential development
within walking distance of retail core areas
and maximize access to multi-modal transit
opportunities within the Plan Area. The TCMU
district allows for a blend of standalone
residential, commercial, and mixed-use
development to occur.
3-4 • Draft Specific Plan • Town Center Specific Plan
Town Center Mixed-Use
Town Center Industrial Mixed-Use
Retail Oriented Mixed-Use
Existing Residential
Conceptual Parks/Open Space
Conceptual Parking Garage
Plan Area Boundary
Town Center Mixed-Use
Town Center Industrial Mixed-Use
Retail Oriented Mixed-Use
Existing Residential
Conceptual Parks/Open Space
Conceptual Parking Garage
Plan Area Boundary
Exhibit 3.1 — Land Use Districts and Plan Elements N.T.S. | Source: Google Earth Town Center Mixed-Use
Town Center Industrial
Retail-Oriented Mixed-Use
Town Center Residential
Conceptual Park/Open Space
Conceptual Parking Garage
Plan Area Boundary
*Locations are subject to change and do not require an Amendment Conceptual Private Street Location*
Light-Rail Compatibility Area
Main Street Retail Corridor
Court Street Pedestrian Corridor
Potential Future Transit Center
Gateway Opportunities
Conceptual Southern Park/Open Space
P
Town Center Specific Plan • Draft Specific Plan • 3-5
TABLE 3.1 — LAND USE DISTRICT ACREAGES
Land Use District Acreage
Town Center Mixed-Use 60.7 Acres
Town Center Industrial 25.5 Acres
Retail-Oriented Mixed-Use 13.4 Acres
Town Center Residential 13.9 Acres

3.3.4 Town Center Residential
Neighborhoods within the Town Center
Residential land use district are designated to
preserve the residential character of this district.

Land uses within this area will be restricted
to those uses currently allowed in the City’s
residential zoning designation, and development
standards will preserve the residential character
of the neighborhood.

3.3.5 Allowable Development
Land uses within the TCSP are limited by
maximum intensity. Residential uses within the
Plan Area are limited by overall base dwelling
units per acre. Non-residential uses, such as
industrial or commercial uses, are limited by floor
area ratio (FAR).

Residential development may occur at a density
of as low as 8 units per acre and up to 70 units
per acre, depending on the development tier
used. Standalone non-residential uses are
allowed to occur at a floor area ratio (FAR) of
up to 1.5. Within a mixed-use development
containing both residential and non-residential
uses, the residential portion of development
may occur at a density of up to 70 units per acre.

Within a mixed-use development, non-residential
uses may occur at a FAR of up to 1.0.

Table 3.1 — Land Use District Acreages, depicts the
acreage of each land use district within the Plan
Area.
3-6 • Draft Specific Plan • Town Center Specific Plan
Beach Boulevard. The plaza is intended to be
located adjacent to retail uses that activate the
open space by increasing pedestrian activity and
incorporating activities such as outdoor dining.

3.4.3 Eastern Neighborhood Park
The eastern neighborhood park is envisioned
to be a large landscaped open space area that
provides access to outdoor amenities and active
recreation opportunities within a walkable
distance to residents within the Plan Area. The
eastern neighborhood park is located at the
physical and visual terminus of Main Street.

The park is anticipated to be approximately one
acre in size and may include amenities such as
public art, a playground/tot lot, open spaces
for active recreation and exercise, outdoor
pedestrian furniture and dining areas, small
sport courts, and outdoor gathering spaces such
as small plazas or amphitheaters.

3.4 Open Space Framework

3.4.1 Open Space Concept
The TCSP area currently does not include
dedicated public open space. The intent of the
TCSP open space framework is to locate open
space throughout the Plan Area to maximize
access to recreation opportunities. Exhibit 3.1,
Land Use Districts and Plan Elements, depicts
three potential open space locations within the
Plan Area that are anticipated to function as the
primary public open spaces within the Plan Area.

Thresholds for in-lieu fees will be the same as
listed in Section 19.42 of the Stanton Municipal
Code.

An enhanced pedestrian connection is envisioned
along Court Street, which would help connect
the open spaces at the northern and southern
ends of the Plan Area. The three primary open
space features within the Plan Area are described
below. These parks are only required for Tier 2
and 3 developments.

3.4.2 Beach Boulevard Plaza
The Beach Boulevard Plaza is envisioned to be
a gathering place for public and private events,
public gatherings, musical performances, and
passive recreation. The plaza may include
elements such as public art, landscape features,
outdoor seating and dining areas, fountains,
outdoor amphitheaters, and/or small retail uses
within the plaza such as a coffee stand or cafe.

The location of the plaza along Beach Boulevard
offers a high degree of visibility and generates
visual interest for the future mixed-use retail
corridor along Main Street and also provides an
opportunity for aesthetic enhancement along Inspirational Image for Eastern Neighborhood Park Town Center Specific Plan • Draft Specific Plan • 3-7

3.5 Circulation and Mobility Plan
The TCSP is planned as a mixed-use
neighborhood that blends existing uses with
new mixed-use development, maximizes access
to existing transit opportunities, and includes
a robust pedestrian and bicycle transportation
network. The Plan also incorporates conceptual
future transit opportunities into its design, while
ensuring that the success of the multi-modal
network does not depend on the completion
or final details of potential future transit
opportunities. A number of the Specific Plan
objectives relate to circulation and mobility,
including:
• Reduce vehicle trips and trip duration by
encouraging efficiency between trip origin
and trip destination.
• Reduce greenhouse gas (GHG) emissions
and pollution through zoning changes that
would reduce reliance on motorized vehicles
and support active transportation modes.
• Ensure adequate and efficient infrastructure
to support existing and future development.

To accomplish these objectives, the TCSP
incorporates a “complete streets” approach
that prioritizes creation of a true multi-modal
transportation system and that creates new
connections throughout the Plan Area, as
described below and depicted on Exhibit 3.1, Land
Use Districts and Plan Elements.

3.4.4 Southern Pocket Park
The southern pocket park is depicted in a
conceptual location on Exhibit 3.1, Land Use
Districts and Plan Elements, near the intersection
of Chester and Chestnut Avenues. This small
open space is envisioned to provide amenities
such as a playground/tot lot, open spaces for
exercise and/or passive activities, and pedestrian
furniture.

3.4.5 Open Space Components
The precise size and location of open spaces
envisioned by the open space framework
is conceptual and subject to change as
redevelopment occurs over time.

The execution of these open spaces requires
property owner cooperation and lot
consolidation in order to create meaningful
public open spaces that function as the hubs
and anchors of activity within the Plan Area.

The precise location and size of these open
spaces is flexible, but should fulfill the vision
and intent of the open space framework as
described within this section and meet the
minimum requirements identified in Section 5.5,
Development Regulations of this Specific Plan.
3-8 • Draft Specific Plan • Town Center Specific Plan

3.5.1 Existing Circulation Infrastructure
The Plan Area utilizes existing circulation
infrastructure to facilitate multi-modal movement
throughout the district. The Plan Area is served
by OCTA Routes 29, 50, and 529, as depicted on
Exhibit 2.5, Opportunities and Challenges. Street
widths and sections for the streets within the
TCSP are depicted on Exhibits 3.3A and 3.3B, Street
Sections. Arterials and streets within the Plan
Area are described in Table 3.2, Street Sections.

3.5.2 Circulation Enhancements
Circulation enhancements are included
throughout the Plan Area to facilitate multimodal connectivity and increase pedestrian safety, as depicted on Exhibit 3.2, Circulation Plan.

New roads are included in the northeastern
portion of the Plan Area. These roads are
conceptually located, but are intended to serve
implementing developments and the future park
within this portion of the Plan Area.

Intersection improvements are identified at the
following four intersections:
• Beach Boulevard and Main Street
• Beach Boulevard and Pacific Street
• Cerritos Avenue and a future street
• Dale Street and a future street
Intersection improvements enhancements
include design features that may include, but are
not limited to, the following features:
• Pavement enhancements such as textured
and/or colored concrete or pavers
• Pedestrian bulb-out crossings to increase
pedestrian visibility
• New crossings for pedestrians and bicyclists
A potential future trail is depicted along the
existing east-west rail corridor traversing the Plan
Area. This potential future trail is to connect to
another potential trail along the Stanton Storm
Channel, which would also provide connectivity
to the northeastern portion of the project site as
depicted on Exhibit 3.2, Circulation Plan.

TABLE 3.2 — STREET SECTIONS
Street Name Overall ROW
Width
Curb-to-Curb
Width
Parkway and
Sidewalk
Width
Number of
Travel Lanes
Center
Median
On-Street
Parking
Beach Boulevard 132’ 110’ 11’ 8 Yes No
Katella Avenue 120’ 93.5’ 13-13.5’ 6 Yes No
Cerritos Avenue 80’ 64’ 8’ 4 Yes No
Main Street 80’ 56’ 12’ 2 No Yes
Typical Street 60’ 36’ 12’ 2 No Yes
Typical Alley 15’ 15’ 0’ 2 No No
Town Center Specific Plan • Draft Specific Plan • 3-9
Source: Google Earth | N.T.S. Exhibit 3.2 — Circulation Plan CITY OF STANTON CITY OF GARDEN GROVE Stanton Storm Channel
Cerritos Avenue
Pacic Street
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Dale Avenue
Beach Boulevard
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue
Existing Arterial Road
Existing Local Road
Proposed Local Road
Proposed Trail
Proposed Pedestrian Corridor
Proposed Intersection Improvements
Potential Future Light-Rail Station
Existing Smart Street Arterial
Existing Arterial Road
Existing Local Road
Potential Future Private Road
Proposed Trail
Proposed Pedestrian Corridor
Proposed Intersection Improvements
Potential Future Light-Rail Station
3-10 • Draft Specific Plan • Town Center Specific Plan
Exhibit 3.3A — Street Sections N.T.S. |
Katella Avenue
Sidewalk/
Parkway
Sidewalk/
Parkway
Travel Lanes & Median
Right-of-Way
Main Street
Right-of-Way
Sidewalk/
Parkway
Sidewalk/
Parkway
P.A.E. Angled Travel Lanes P.A.E.

Parking
Angled
Parking
Beach Boulevard
Right-of-Way
Sidewalk/ Travel Lanes Median Travel Lanes
Parkway
Sidewalk/
Parkway
11’ 45’ 18’ 11’
130’
45’
Note: any modifications to Beach
Boulevard are subject to Caltrans
approval.

Town Center Specific Plan • Draft Specific Plan • 3-11
| N.T.S. Exhibit 3.3B — Street Sections
Cerritos Avenue
Sidewalk/
Parkway
Sidewalk/
Parkway
Median
Right-of-Way
Travel Lanes Travel Lanes
Typical Street: Chestnut Avenue, Court Avenue, Sycamore Avenue, Fern Street Sidewalk/
Parkway
Sidewalk/
Parkway
Travel Lanes
Right-of-Way
Alley
Travel Lanes
Private Street
Sidewalk/
Parkway
Sidewalk/
Parkway
Travel Lanes
Right-of-Way
10’ 40’ 10’
3-12 • Draft Specific Plan • Town Center Specific Plan
do not need to maintain access to the
alley (i.e. obstructed by a solid wall).
• Financial agreements shall be entered into
between the City and applicant to facilitate
the alley vacation.

3.5.4 Streetscaping Enhancements
The TCSP includes a number of streetscaping
enhancements intended to enhance aesthetic
character of the Plan Area, improve multimodal transportation, and foster a cohesive sense of place throughout the Plan area. These
streetscaping enhancements are described in the
following sections.

3.5.4.1 Streetscaping Concept
The TCSP envisions a streetscaping concept that
implements various enhancements that establish
the Plan Area’s unique identity. The character
of streetscaping elements should be modern,
refined, and minimalistic while maintaining
functionality. Streetscaping character is further
described in Section 4.3, Streetscaping Design
Guidelines.

3.5.4.2 Distribution and Selection of
Streetscaping Elements
Streetscaping elements should be distributed
throughout the Plan Area to foster a cohesive
identity; however, streetscaping elements
should occur more frequently near areas
of high vehicular and pedestrian exposure,
such as at major intersections, along Beach
Boulevard, along Main Street, and near highactivity commercial centers or large mixed-use developments.

Court Avenue is envisioned to include additional
pedestrian enhancements, including a future
connection across the east-west rail corridor.

The pedestrian-focused enhancements along
Court Avenue run from Katella Avenue north to
Main Street, increasing connectivity between the
southern and northern portions of the Plan Area.

Additionally, a potential future transit station is
identified on the OCTA property located along
Beach Boulevard. This transit center could
connect users of a potential future light-rail along
the former Pacific Electric rail corridor to the
multi-modal network within the Plan Area.

3.5.3 Alley Vacations
In an effort to facilitate the redevelopment of the
commercial and industrial areas within the Plan
area, this Specific Plan encourages the vacation
and reuse of alleys within the areas identified in
Exhibit 3.4, Alley Vacations. Once vacated, alleys
may be built upon or repurposed for another use
such as outdoor dining. Alley vacations will only
be allowed for larger development and where
feasible. Other properties shall not be affected by
vacating alleys. All alley vacations shall adhere to
the following:
• All utilities within the alley shall be
rerouted or an easement benefiting the
public utility shall be recorded, subject
to the satisfaction of the public utility
company.
• If an alley if to be partially vacated,
adequate vehicular access and circulation
shall be provided to the properties
needing access via the alley, subject to
review and approval of the Public Works
Department. At the time of the vacation
request, properties not accessing the alley
Town Center Specific Plan • Draft Specific Plan • 3-13
e + Planning
9 CITY OF STANTON

CITY OF GARDEN GROVE
Stanton Storm Channel
Cerritos Avenue
Pacic Street
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
venue
Ruthann Avenue
Eileen Street
Dale Avenue
Beach Boulevard
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue

ALLEY VACATION OPPORTUNITIES

TOWN CENTER SPEC

CITY OF STANTON

CITY OF ANAHEIM
ritos Avenue
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Winston Road
Dale Avenue
Court Avenue
Sycamore Avenue
Fern Avenue

ALLEY VACATION

OPPORTUNITY AREAS
LEGEND

PROJECT AREA

UNION PACIFIC STANTON

INDUSTRIAL RIGHT OF WAY

STANTON STORM

CHANNEL

CITY LIMITS
Source: Google Earth | N.T.S. Exhibit 3.4 — Alley Vacations 3-14 • Draft Specific Plan • Town Center Specific Plan
Long term improvements to Beach Boulevard
that may incur greater costs, but improve the
aesthetic and mobility features of the corridor
include, but are not limited to:
• Introduction of new at-grade signalized
pedestrian crossings across Beach Boulevard
located at Main Street and Pacific Street.
• Thematic vehicular- and pedestrian-scale
lighting elements, such as streetlights and
bollards.
• Beach Boulevard will be improved, allowing
for the following improvements to be made:
• Street trees
• Increased signage and light standards
Main Street Improvements
Main Street is envisioned as a walkable,
pedestrian-oriented street within the Plan area.

Streetscaping elements should be selected
that are synergistic with walkable commercial
uses and that encourage pedestrian movement
through the corridor.

Enhancements to Main Street shown on the
following page, include, but are not limited to:
• Enhanced striping at pedestrian crossings
• Pedestrian bulb-outs that reduce pedestrian
crossing distances and improve aesthetics
• Widened sidewalks, where feasible
Streetscaping elements should be selected
to correspond to the land use of the parcels
they are adjacent to. Within residential areas,
streetscaping elements should focus primarily
on aesthetic, pedestrian-oriented, and mobility
enhancements.

Within commercial and mixed-use areas,
streetscaping elements should provide aesthetic,
pedestrian-oriented, mobility, and synergistic
enhancements.

Within industrial areas, streetscaping
elements should focus primarily on aesthetic
and pedestrian-oriented streetscaping
enhancements.

Beach Boulevard Improvements
Beach Boulevard is a high-volume Smart
Street traversing the TCSP area. Improvements
to Beach Boulevard shall include aesthetic
enhancement as well as physical improvements
that increase safety and improve multi-modal
access throughout the corridor. Short-term
initial improvements to Beach Boulevard may
be made that incur relatively low cost and yield
meaningful benefits. Examples of such shortterm enhancements include, but are not limited to:
• Longer crosswalk times at existing
intersections.
• Pedestrian crossings that utilize enhanced
striping and design features to improve
aesthetics and increase driver awareness of
pedestrian zones.
• Other traffic calming solutions, as applicable.
• Landscaping improvements in existing
medians and planters along Beach
Boulevard.

Town Center Specific Plan • Draft Specific Plan • 3-15
| N.T.S. Exhibit 3.5 — Main Street Improvements
Crosswalks designate pedestrian
areas in an intersection
Street trees and landscaping
improve aesthetics.

Proposed Main Street Improvements
Existing Main Street
3-16 • Draft Specific Plan • Town Center Specific Plan
TABLE 3.3 — SERVICE PROVIDERS
Service Current Provider
Water Golden State Water
Company
Wastewater City of Stanton
Storm Drainage City of Stanton
Electric Service Southern California
Edison
Natural Gas Service Southern California
Gas
Law Enforcement Orange County Sheriff
Fire Protection Orange County Fire
Authority
Waste and Recycling
Collection
CR&R Environmental
Services
School Services
Savanna School District
Cypress School District
Anaheim Union High
School District
Library Services Orange County Public
Libraries

3.6.1 Water Supply
Water service to the Specific Plan area is
provided by the Golden State Water Company
(GSWC), a private water purveyor. GSWC owns
and operates the system, which serves cities
within west Orange County.

In order to meet demand, GSWC supplies
its customers with imported water from
the Metropolitan Water District of Southern
California and groundwater from the Orange
County basin. The City’s existing water
distribution system serving the TCSP area is
composed different sized pipelines including 4-,
6-, 8-, 10-, 12-, and 16-inch diameter pipelines.

3.6 Infrastructure and Public Services
This section describes the existing infrastructure
and the related improvements needed to
facilitate the build-out of the Specific Plan area,
as well as public services required to serve users
within the Plan Area.

Table 3.3 — Service Providers, lists the various
service providers for the Plan area operating
services at the time this Plan was prepared.

These providers may be subject to change.

The Plan area is served by storm drain systems,
sanitary sewer conveyance systems, and
wastewater treatment infrastructure owned,
operated, and maintained by the City of Stanton.

Water service is provided by Golden State
Water, electrical service is provided by Southern
California Edison, and gas service is provided by
Southern California Gas. Sewer and stormdrains
within the Plan area are depicted on Exhibit 3.6 -
Stormwater Drainage and Sanitary Sewer.

Town Center Specific Plan • Draft Specific Plan • 3-17 CITY OF STANTON CITY OF GARDEN GROVE Stanton Storm Channel
Cerritos Avenue
Pacic Street
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Dale Avenue
Beach Boulevard
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue

CITY OF CYPRESS
Sewer Main
Sewer Siphon
Storm Pipe
Plan Area Boundary
Sewer Main
Sewer Siphon
Storm Pipe
Plan Area Boundary
Source: City of Stanton | N.T.S. Exhibit 3.6 - Stormwater Drainage and Sanitary Sewer 3-18 • Draft Specific Plan • Town Center Specific Plan

3.6.3 Dry Utilities
Dry utilities within the Plan Area are provided as
follows:

Telephone, Cable Television, and Internet
Spectrum and AT&T currently providing service
to the Plan Area. Services would be provided
in accordance with the provider’s policies
and extension rules on file with the California
Public Utilities Commission (CPUC). Future
developments within the TCSP area shall
coordinate with the Spectrum and/or AT&T, as
applicable to ensure avoidance of any notable
service disruptions during the extension of,
relocation of, upgrade of, or connection to
services.

Electricity Service
Southern California Edison (SCE) currently
provides electricity to the Plan area. Electrical
service would be provided in accordance with
SCE’s policies and extension rules on file with
the CPUC. Future developments are required to
coordinate with SCE to ensure avoidance of any
notable service disruptions during the extension,
relocation, upgrade, or connection to services for
future projects in the Plan area.

Natural Gas Service
The Southern California Gas Company (SoCalGas)
currently provides natural gas service to the
Plan Area. The service would be provided in
accordance with SoCalGas’ policies and extension
rules on file with the CPUC. Future developing is
required to coordinate with SoCalGas regarding
future projects in the Plan area to ensure
avoidance of any notable service disruptions
during the extension of, relocation of, upgrade
of, or connection to services.

Much of the area within the Specific Plan is
served by looping 6- and 8-inch pipelines that
may not be capable of providing the required fire
flow (as identified in the previous Specific Plan)
As specific developments are implemented,
coordination with OCFA and GSWC and would
be required to ensure infrastructure would
provide adequate water capacity to serve the
development.

3.6.2 Wastewater
The City of Stanton Public Works’ Sewer
Maintenance Division maintains and operates the
local public sanitary sewer collection system. The
City’s wastewater collection system ultimately
connects into Orange County Sanitation District
(OC San) sewer system. OC San is a public agency
that provides wastewater collection, treatment,
and reuse/disposal services for approximately 2.6
million people in central and northwest Orange
County.

Future development would be required to pay
applicable sewerage connection fees and ensure
sufficient capacity or planned expansions of
wastewater infrastructure would accommodate
anticipated wastewater.

Town Center Specific Plan • Draft Specific Plan • 3-19
Waste and Recycling Collection
Waste and recycling services within the Plan area
are performed by CR&R Environmental Services.

Future developing is required to coordinate with
CR&R regarding to ensure adequate service
capacity exists to serve the future developments.

School Services
The Plan area is served by Anaheim Union
High School District, Magnolia School District,
and Savanna School District. Future projectspecific development would be required to pay school development fees to the relevant school
district(s) for the improvement of school facilities.

Library Services
Library service to the Plan area is provided by
the Orange County Public Libraries. The Orange
County Stanton Branch Library is located onequarter mile southwest of the Plan Area at 7850 Katella Avenue and is the closest library facility to
future residents within the Plan area.

3.6.5 Remaining Service Capacity
Future development occurring within the Town
Center Specific Plan Area is not anticipated to
cause any utility or public service provider to
exceed its capacity to adequately deliver services.

Future projects shall be evaluated on a caseby-case basis to ensure that service capacities continue to be met. Where necessary, these
services shall be expanded at the fair-share cost
to the developer.

3.6.4 Public Services
Public services within the Plan area are provided
as follows:

Police Protection
Police protection services within the Plan Area
are provided by the Orange County Sheriff
Department (OCSD). The nearest station
is located approximately one-quarter mile
southwest of the Plan Area at 11100 Cedar Street
Stanton, CA 90680.

OCSD is contracted by the City, therefore, the City
would anticipate and increase the level of police
service as-needed by the phased development of
the Specific Plan.

Fire Protection
Fire protection services in the City are provided
by the Orange County Fire Authority (OCFA)
Division 7, which maintains and operates five
stations that serve the City. Station No. 46 is
located within the Plan area at 7871 Pacific
Street.

The City takes responsibility to ensure funding is
available to maintain emergency infrastructure.
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Town Center Specific Plan • Draft Specific Plan • 4-1
4 4.1 Introduction
This Chapter provides the design framework for landscape, streetscape, building architecture and overall character envisioned for the Town Center Specific Plan area. These Design Guidelines provide inspiration, recommendations, criteria, and requirements for future development within the Plan area to:
• Promote a walkable and livable environment.
• Develop a strategy for providing open space amenities. • Promote state-of-the-art green building practices.
• Transform the Plan area into a mixed-use district with increased housing density and transit supportive uses.

The purpose of the design guidelines is to provide guidance to builders and their design professionals, city staff, and decision makers when designing and approving future development proposals within the Plan area.

These guidelines provide general directions on implementing the vision and fundamental concepts established by the Specific Plan. The guidelines are not a set of rigid requirements and are not intended to unduly limit creative designs; rather, they are general and illustrative in nature to encourage innovation and variety. In addition to the regulations within this document, all residential and mixed-use developments shall comply with all applicable objective development standards established by the City of Stanton.

The strongest level of design intent is specified by the use of terms such as “must,” “shall” and “prohibited.” Preferred design items are designated as a condition which is “encouraged,” “preferred,” “recommended,” “appropriate,” or as one that “should” be included. Preferred design items are considered voluntary and need not be included in a proposed development.

These design guidelines are intended to be flexible in nature while establishing basic evaluation criteria for the review of future developments as part of the development review process. With the Design Guidelines
4-2 • Draft Specific Plan • Town Center Specific Plan
Eligible projects will be reviewed according to
standards that “involve no personal or subjective
judgement by a public official and are uniformly
verifiable by reference to an external and
uniform benchmark or criterion available and
knowable by both the development applicant
and public official prior to submittal.”
Projects in the Plan area that are covered under
SB 330 are subject to the Objective Design
Standards within this Chapter. These projects are
not required to comply with subjective design
guidelines; however, the intent and application
of subjective guidelines is encouraged to be
implemented to the greatest extent feasible
to ensure high-quality development that is
consistent with the community identity of the
Plan area.

All other non-qualifying residential development,
commercial, industrial, and mixed-use
development with less than 66 percent
residential is required to comply with the design
guidelines as described in Section 4.1. This
includes landscaping standards such as:
a. Trees shall be planted along streets and in
parking lots.
b. Drought-tolerant plant materials and
water-efficient irrigation controllers shall be
utilized where feasible.
c. New development shall comply with Model
Water Efficient Landscape Ordinance
(MWELO) and SMC Section 20.315.050,
Irrigation Plans and Water Conservation
Standards.
d. Landscape shall not obstruct circulation or
view clearances for safety.
exception of the guidelines indicated as “must,”
“shall,” “prohibited,” or Objective Design
Standards, these design guidelines are not
regulatory only non-residential and mixeduse projects that are at least 34 percent nonresidential shall conform to general consistency with the design guidelines. Residential or mixeduse projects that is at least 66 percent residential need to meet every objective standard within this
Specific Plan. The city may find a development
consistent with the purpose and intent of this
Chapter without the proposal being consistent
with each guideline, only for non-residential
and mixed-use projects with more than 34
percent non-residential. Non-residential and
mixed-use projects with more than 34 percent
non-residential that do not adhere strictly to
the guidelines but achieve the design intent
and vision for the Specific Plan and meet the
Development Regulations set forth in Chapter 5
may be deemed in substantial conformance with
the Specific Plan. The Objective Design Standards
in this chapter are interim until adopted by
the city. Once adopted by the City of Stanton,
the City-wide Objective Design Standards shall
supersede the Objective Development Standards
within this chapter.

4.1.1 Objective Design Standards
Objective Design Standards are minimum design
requirements that apply to all multi-family
residential and mixed-use development that are
at lease 66 percent residential in the Plan area.

As a result of Senate Bill (SB) 330 signed
into law in 2019, multi-family residential
and predominately residential mixed-use
development projects meeting certain eligibility
requirements are subject to specific review
processes within the State of California.

Town Center Specific Plan • Draft Specific Plan • 4-3
Enhance the streetscape and open space network, and
provide housing opportunities within the Plan area.

Transform the character of the existing Plan area by
adding features such as gateway monumentation and
landscape focal elements.

Walkable, community-focused open space was revealed as
a stakeholder priority during the outreach process.

4.2 Key Project Design Concepts
Community outreach conducted for the Plan area
indicated stakeholder priorities that generated
key design concepts of the Specific Plan. These
key elements work in tandem to achieve the
goals outlined during the outreach process and
are described below.

4.2.1 Utilize and Transform the Existing
Character of the Plan area
The existing Plan area includes a variety of land
use types such as residential neighborhoods,
industrial districts, and a commercial corridor
along Beach Boulevard. The Plan utilizes the
existing character of these land use districts as
a baseline for redevelopment, and transforms
and elevates their urban character to achieve
the community vision of a mixed-use district that
features pedestrian-friendly amenities.

4.2.2 Implement an Open Space
Framework
Stakeholder feedback during the outreach
process revealed a lack of outdoor recreational
amenities in the Plan area. The vision of a
walkable mixed-use district includes easily
accessible open spaces that provide a variety
of forms of active and passive recreation for
all ages. The Specific Plan responds to the
stakeholder feedback with an open space
framework that includes a series of open space
amenities distributed throughout the Plan area to
address this need. These open space amenities
vary in size, location, and programming.
4-4 • Draft Specific Plan • Town Center Specific Plan
Pedestrian-oriented retail streetscene.

Public art can function as a gateway element.

4.2.3 Revitalize Main Street Retail Corridor
Stanton’s Main Street historically served as
a significant commercial center for the City.

Stakeholders expressed the explicit desire for
access to a wider variety of retail opportunities
within the Plan area and identified Main Street
as a desirable location for these uses to occur.

Revitalizing Main Street as a commercial corridor
is consistent with the “town center” mixed-use
district concept envisioned for the Plan area.

Main Street is intended to function as the heart
of the Plan area.

4.2.4 Provide Gateway Features
Beach Boulevard bisects the Plan area and
intersects two major arterials at the Plan area
boundary: Katella Avenue and Cerritos Avenue.

These two heavily traveled intersections provide
an opportunity to establish the identity and
“sense of place” for the mixed-use district at its
entries at Katella Avenue and Cerritos Avenue.

Visually distinguishing the Plan area with gateway
features fosters a sense of arrival and can
create interest that draws traffic off the street
and into the Plan area. Site-specific signage,
monumentation, public art, and landmark
architectural features may be utilized to create
gateway features.

4.2.5 Enhance Pedestrian Safety and
Lighting
Well-lit spaces that ensure pedestrian safety is
critical to encouraging walking within the Plan
area. Stakeholders expressed an interest in
measures that could be taken to make walking
through the Plan area safer, especially at night.

Town Center Specific Plan • Draft Specific Plan • 4-5
Attractive streetscape character features landscaping and pedestrian amenities.

Identity feature functioning as a gateway element.

4.3 Streetscape Design Guidelines
Streetscape includes objects and landscaping
within the public right-of-way, typically within
street medians and upon sidewalks. This includes
trees, parkway landscaping, street furniture,
lighting, and utility equipment.

The Plan implements streetscape design
guidelines that contribute to the character and
identity for the Plan area identified during the
stakeholder outreach process, and specifies
elements and street designs that minimize
multi-modal conflicts to create safe, convenient
circulation and access.

4.3.1 Streetscape Character
An attractive streetscape character affects
the perception of an area for all modes of
transportation. Landscaping and street furniture
create interest to those driving by and provide
buffering, shade, and seating to pedestrians and
cyclists.

A variety of street types exist in the Plan area,
ranging from local access roads to major
arterials. The Plan envisions these streets be
upgraded over time to provide continuous
sidewalks, sharrows or bike lanes, and parkway
strips with street trees on both sides of the
street, where feasible. These elements create
interest and improve the aesthetics of an area.
4-6 • Draft Specific Plan • Town Center Specific Plan
Mobility streetcape elements provide wayfinding
functionality while contributing to the identity of the Plan area.

Bike racks serve a functional purpose and can contribute to the desired identity of the Plan area.

4.3.2 Streetscape Elements
Streetscape elements include various objects
and plantings within public rights-of-way
and includes elements such as landscaping,
hardscaping, pedestrian furniture, public art,
fountains, lighting, and other focal elements and
identity features. Streetscape elements provide
aesthetic enhancement, contribute to a positive
pedestrian experience, and may be arranged
to create functional spaces within the public
realm. Streetscape elements should balance the
aesthetic intent of the TCSP with the functional
requirements of an active streetscape.

Examples of streetscape elements that are
envisioned to foster a unique identity within
the Plan area include, but are not limited to, the
following:

Aesthetic Enhancements
Aesthetic enhancements improve the perception
of a place and foster a cohesive identity within
the Plan area. Aesthetic enhancements include,
but are not limited to, the following
• Gateway features
• Tree grates
• Landscape plantings
• Street trees
• Vehicular and pedestrian lighting
• Enhanced paving materials
• Art features
Attractive streetscape with landscaping elements and street furniture that create an inviting pedestrian experience.

Town Center Specific Plan • Draft Specific Plan • 4-7
Bus shelters, benches, and trash receptacles that
contribute to a consistent district-wide identity and theme.

Lighting and bench integrate function with creative
designs.

Pedestrian-Oriented Enhancements
Pedestrian-oriented enhancements include
streetscape features that are designed to
improve the pedestrian experience along
the street. These features should augment
pedestrian safety, provide functionality, and
offer spaces for respite. Pedestrian-oriented
enhancements include, but are not limited to:
• Benches
• Street furniture
• Waste receptacles
• Sidewalks with increased widths
• Sidewalks with increased street setbacks
• Wayfinding pageantry
Mobility Enhancements
Mobility enhancements include streetscape
features that are intended to increase the
efficiency of multi-modal movement throughout
the Plan area. Mobility enhancements include,
but are not limited to, the following elements:
• Pedestrian and vehicular wayfinding signage
• Enhanced pedestrian crossings
• Additional pedestrian and cyclist crossings
• Short- and long-term bicycle parking
4-8 • Draft Specific Plan • Town Center Specific Plan
Synergistic Enhancements
Synergistic enhancements improve the vitality
of an area by maximizing the interaction
between the private and public realms. These
enhancements offer spaces within the private
realm that generate excitement and pedestrian
activity and are visible from the public realm.

Synergistic enhancements within the Plan area
include, but are not limited to, the following:
• Plaza spaces
• Outdoor seating areas
• Outdoor dining areas
• Shaded areas and shade structures
Pedestrian-oriented enhancements featuring wider
sidewalks and street furniture
Mobility enhancements may feature bicycle parking that
contributes to the overall character of the Plan area.

Paved areas and landscaping buffers pedestrian areas.

Thematic plantings add interest and foster district identity.

Town Center Specific Plan • Draft Specific Plan • 4-9
To create an aesthetically pleasing and functional
streetscape that foster a unique and consistent
identity throughout the Plan area, guidelines for
streetscape elements within the Plan area are as
follows:
e. Streetscape elements should provide
aesthetic quality and function to the public
realm.
f. Streetscape elements should be distributed
throughout the Plan area to create a
consistent district-wide identity.
g. Additional streetscape elements should be
concentrated in high-traffic, high-visibility
areas such as at major intersections or
along Beach Boulevard.
h. Unique street benches and outdoor dining
areas are encouraged to integrate function
with creative designs.
i. Streetscape elements should reflect and
strengthen Plan area identity.
j. A clear path of travel shall be maintained in
all sidewalks.

Synergistic enhancements, such as small plazas and art
features, allow for activation of private realm spaces.

Fountains and art features enhance the aesthetic quality of the public realm.
4-10 • Draft Specific Plan • Town Center Specific Plan
Pedestrian-scaled lighting fixture that provides space for affixing signage and is consistent with community theme.

Bollard lights function as pedestrian lighting elements.

4.3.3 Streetscape Lighting
Lighting character shall be consistent throughout
all land use districts to foster a consistent identity
in the Plan area. Four types of lighting should be
considered within the public rights-of-way:
• Roadway lighting: Lighting fixtures that
illuminate vehicular areas
• Pedestrian lighting: Lighting that illuminates
pedestrian areas such as sidewalks or trails
• Accent Lighting: Lighting that emphasizes
landscape or architectural focal elements.
• Decorative Lighting: Lighting that provides
visual interest to public spaces.

Streetscape lighting within public rights-of-way
shall include, but not be limited to, the following
elements:
• Street light fixtures consistent with the
identity of the Plan area.
• Pedestrian-scaled light fixtures at 12’ to 14’ in
height.
• Lower-height pedestrian light fixtures such
as bollards or walkway lighting.
• Accent lighting that emphasizes signage,
gateway features, and landscape and
architectural focal points within the public
rights-of-way.
• Decorative lights, such as outdoor string
lights for ambience.

Town Center Specific Plan • Draft Specific Plan • 4-11
Lighting within the streetscape and public realm
should contribute to nighttime aesthetics,
increase safety and visibility for drivers and
pedestrians, and minimize light pollution and
impacts upon the night sky. Guidelines for
streetscape lighting within the Plan area are as
follows:
a. All lighting types throughout the Plan area
should be selected for compatibility with the
selected landscape and architectural theme
of the Plan area.
b. Light fixtures should be designed and
installed to minimize light pollution.
c. All exterior lighting should minimize glare
and light spill onto adjacent properties.
d. Roadway lighting should thoroughly
illuminate pedestrian crossings and paths.
e. Roadway light fixtures shall allow for
signage and custom pageantry to be
attached.
f. Accent and decorative lighting should
be utilized in areas with high visibility to
contribute to nighttime aesthetics.
g. Pedestrian lighting should be utilized along
sidewalks and trails within the Plan area
and maximize pedestrian safety.
h. Light fixtures should be energy efficient.

Decorative lighting adds interest to a retail courtyard.

Contemporary lighting design that is compatible with the selected identity theme.
4-12 • Draft Specific Plan • Town Center Specific Plan
Pedestrian focused landscape corridor promotes multimodal connectivity.

Implement an open space framework that enhances the
pedestrian experience and provides visual interest.

Create interesting public plazas with access to
commercial uses.

4.4 Open Space Framework Concept
A green network enhances the vitality and wellbeing of a community, and public gathering spaces heighten a sense of community and
shared experience.

The open space network within the Plan area
should promote non-vehicular travel and
multi-modal connectivity as a primary feature.

Whenever possible, indoor/outdoor spaces
should be utilized. New plazas and public space
are encouraged. Outdoor areas should serve
as gathering spaces to meet the needs of new
and existing residents, visitors, workers and
businesses.

The proposed open space network consists of
retail-oriented plaza spaces, semi-public open
spaces, private open spaces, and a potential
neighborhood park. These open spaces connect
to create a green tapestry and network of
interconnected open spaces for residents,
workers, shoppers, and visitors to enjoy.

The proposed conceptual locations and sizes of
major open space features within the Plan area
are shown on Exhibit 3.1. These open spaces are
described in the subsequent sections.

Town Center Specific Plan • Draft Specific Plan • 4-13
An outdoor amphitheater provides terraced seating and a space for community events.

Pedestrian-oriented retail experience adjacent to a public open space plaza.

Outdoor gathering space with recreational elements
appropriate for adjacent retail uses.

4.4.1 Beach Boulevard Plaza
The retail-oriented plaza is intended to be a
public pedestrian-oriented space that provides
opportunities for dining, entertainment, arts, and
events. The plaza is intended to be a community
gathering space for the City of Stanton that
maximizes the benefits of public spaces adjacent
to retail areas. Plazas may host art installations,
interactive art experiences, live music, and
community exhibits. Guidelines for the retailoriented plaza are as follows:
a. Retail-oriented plaza space shall be fully
accessible and maximize its visibility from
Beach Boulevard.
b. The plaza should provide flexible spaces
that allow for a wide range of uses and
events to occur.
c. Plaza spaces should provide shaded areas
for daytime use and lighting throughout to
promote safe evening use.
d. Landscape elements shall include trees,
planter areas, and shrubs.
e. Hardscaping elements and pedestrian
amenities such as, but not limited to,
wayfinding signage, outdoor seating,
sculptures, bicycle racks, trash receptacles,
and decorative lighting and should be
included in the plaza design to generate
interest.
f. The retail-oriented plaza should be
designed to maximize the benefits of
adjacency to retail uses by including
elements such as gathering spaces and
outdoor dining.
4-14 • Draft Specific Plan • Town Center Specific Plan
Neighborhood park adjacent to residential uses.

Children’s play area provides outdoor recreation amenities for specific age groups.

Bench seating provides an opportunity for passive
recreation.

4.4.2 Eastern Neighborhood Park
The eastern neighborhood park is intended
to increase access to landscaped green areas,
play features, and active and passive recreation
within the Plan area. The park is conceptually
located within the eastern portion of the Plan
area, surrounded by predominantly Town Center
Mixed-Use development, as depicted on Exhibit

3.1. The eastern community park also functions
as the visual and physical terminus of the Main
Street retail corridor. This park should function
similarly to a traditional neighborhood park
and include, but is not limited to, the following
features:
a. Landscaping and other physical elements,
such as art, sculpture, or fountains, that
visually anchor the eastern terminus of the
Main Street retail corridor.
b. An integration of natural landscape
elements with the urban hardscape.
c. Programmed areas that provide spaces for
various forms of outdoor recreation, such
as small sports-courts, outdoor kitchen
areas, and outdoor seating or lounge areas.
d. A variety of active recreation spaces for
various age groups, such as a tot-lot that
appeals to children and an exercise track
that appeals to adults.
e. Unprogrammed, flexible open spaces that
provide the opportunity for a variety of
forms of active and passive recreation to
occur.
f. Landscaping that provides shade as well
as visual interest to an urban mixed-use
neighborhood.

Town Center Specific Plan • Draft Specific Plan • 4-15
Open space provides areas for passive and active
recreation uses.

Open space provides a mix or landscape and hardscaped
areas for flexible recreation uses.

4.4.3 Southern Pocket Park
The Southern Pocket Park is intended to provide
access to active or passive recreation in the
southern portion of the Plan area. The southern
open space also serves as a logical terminus to
the Court Street Pedestrian Corridor depicted on
Exhibit 3.1.

The southern open space may be provided as a
public park or a semi-public recreation amenity
associated with a specific development in this
area. The open space concept is flexible in
design and programming, and will be refined as
redevelopment occurs to address the specific
needs of future development in the southerly
portion of the Plan area.
a. The southern open space shall function
as a southerly node in the open space
network and a terminus of the Court Street
Pedestrian Corridor.
b. The southern open space shall provide a
mix of landscaped and hardscaped areas
that are tailored to serve the development
in the surrounding area.
c. The southern open space shall include
general programming elements to
maximize the flexibility of this space.
4-16 • Draft Specific Plan • Town Center Specific Plan
Outdoor seating area within private common open space
Courtyard areas within a private development provide
amenitized outdoor recreation space.

4.4.4 Private Open Space
Private open space occurs throughout the Plan
area as outdoor landscaping and recreational
areas that are not intended for use by the
general public. Private open space may be
personal outdoor space (areas intended for
use by a single household) or common outdoor
space (shared areas intended for use by a single
development or building and its users/residents).

Private open space should be pedestrian
oriented and provide a variety of amenities that
make the spaces functional and enjoyable. These
elements may include, but are not limited to, the
following:
a. Courtyards or rooftop decks that provide
recreational amenities for residents, such
as pools, outdoor kitchen and dining areas,
dog runs, and fitness areas.
b. Plazas, courtyards, and decks that maximize
exposure to sunlight in outdoor spaces.
c. Green roofs that provide planting areas
for landscaping, space for passive outdoor
recreation, lower cooling costs and reduce
the impacts of the urban heat-island effect.

Town Center Specific Plan • Draft Specific Plan • 4-17

4.5 Gateway Elements
The TCSP area is bisected by Beach Boulevard,
which intersects with Cerritos Avenue and Katella
Avenue at the Plan area’s northern and southern
boundaries, respectively. These high-volume,
high-visibility intersections provide a unique
opportunity to create identity statements and are
identified on Exhibit 3.1.

Streetscape Gateway Elements
Streetscape gateway elements occur within
the public rights-of-way. Streetscape gateway
elements should include the character and
design elements found in Section 4.3, Streetscape
Elements, as well as create a pronounced
identity statement at the two gateway locations.

Streetscape gateway elements shall be designed
as follows:
a. Intersection corners shall include visual
markers that feature district identity
monumentation signage, enhanced
landscaping areas, extensive use of
decorative and accent lighting, and/or
public art.
b. Entry monumentation design and materials
should be complementary of the Plan area’s
intended urban mixed-use character.
c. Entry features and monumentation at
intersections shall function as identity
statements, and could include public art,
fountains, or other design features that
create a community landmark.
d. Planting areas shall include flowering
shade trees, accent plantings, and colorful
groundcover at intersection corners and
within medians.

4.4.5 Trails
There is no existing trail within the Plan area;
however, multiple opportunities exist for future
trails to be provided along the existing rail
corridors that traverse the Plan area.

The following guidelines address the desired
elements and characteristics of potential future
trails within the Plan area:
a. Trails should be a minimum of eight feet
wide.
b. Trails should be surfaced with either
decomposed granite (DG) material or paving
such as concrete or asphalt.
c. Trails should prioritize connections between
open spaces and activity nodes within the
Plan area.
d. Trails should be oriented to minimize
inter-modal conflicts between pedestrians,
cyclists, and vehicles.

Decomposed granite trail
4-18 • Draft Specific Plan • Town Center Specific Plan
Large signage features create identity statements that
announce entry into the Plan area.

Retail plaza with an art feature and tower element faces a prominent intersection, fostering a strong gateway statement.

Identity monumentation and linear landscaping elements
create a strong gateway statement that is consistent with the desired modern aesthetic.
e. Intersections should utilize colorful
paving and varying materials to highlight
pedestrian crossings and intersection areas.

Private Realm Gateway Features
Parcels with 75’ or greater of linear parcel
frontage directly adjacent to a gateway
intersection identified on Exhibit 3.1 are subject
to the additional guidelines below. Gateway
features within the private realm provide an
opportunity for additional Plan area identity
elements that mark the entry into an area with a
unique “sense of place.”
Parcels subject to these guidelines shall
implement a minimum of two of the following
elements. These elements should provide
identity statements that help establish the
intended character of the Plan area:
a. Public art at or near an intersection corner.
b. Landscape architectural focal points, such
as fountains, feature trees, or enhanced
landscaping.
c. Enhanced architectural features, such as
additional fenestration or detailing that
increases visual interest.
d. Plazas or park space located at or near the
street intersection.
e. Monumentation and/or signage consistent
with Plan area identity.

Town Center Specific Plan • Draft Specific Plan • 4-19
Water-efficient landscape design
d. Landscape design should consider visibility
to ensure natural surveillance.
e. Landscape should contribute to wayfinding
and sense of place.
f. Utilize turf grass only in parks and other
important public gathering places.
g. Provide opportunities to collect and treat
stormwater runoff.

4.6 Landscape Design Guidelines
Landscaping contributes to the overall open
space network of parks, plazas, paseos, gathering
areas, and outdoor spaces that weave through
the Plan area. Landscaping should provide visual
interest, shade, and assist with air quality and
stormwater treatment.

The following general guidelines apply to
landscaping within the Plan area:
a. Landscape design should promote the
unique character and theme of the Plan
area.
b. Implement a landscape concept that is lowwater use, well adapted to the environment, and enhanced with various planting
materials and patterns that provide yearround color, depth, and visual interest. c. Enhance the public and private realms by
providing a structured, pedestrian friendly
streetscape, sidewalks, parks, amenity
areas, and gathering spaces that facilitate
walking and biking to local retail and
entertainment uses.
4-20 • Draft Specific Plan • Town Center Specific Plan
Parking structure utilizes a combination of exterior art and fenestration to reduce impacts on the public realm.

Clearly defined pedestrian route through parking areas
A network of pedestrian pathways connects various open
spaces and buildings throughout a site.

4.7 Site and Building
Design Guidelines
This Section provides site and building design
guidelines for new building types permitted
within the private realm of the Plan area. The
overall design intent is to provide for an eclectic
mix of residential, live/work, commercial,
and light industrial development that has an
industrial and contemporary character.

4.7.1 Site Design
The following general site and building design
guidelines apply to all building types and
locations within the Plan area.

4.7.1.1 Parking Lots and Garages
a. Structured parking facing public streets
should be fronted or wrapped with actively
occupied spaces such as storefronts,
live/work units, residential community
amenities, and lobbies. Access to parking
shall be designed so that it is not prominent
and ties into the adjacent architectural style.
b. Ingress and egress to and from parking
areas and loading facilities shall be clearly
marked with appropriate directional signage
and/or pavement markings.
c. All parking areas and access driveways
shall be designed to minimize intermodal
conflicts in design and maximize pedestrian
safety.
d. Pedestrian routes shall have separate,
well-defined and easily discernible routes
through parking areas.

Town Center Specific Plan • Draft Specific Plan • 4-21

4.7.1.3 Pedestrian Access
On-site pedestrian circulation and access shall be
provided per the following guidelines:
a. A system of pedestrian walkways shall
connect all buildings on a site to each other,
to on-site automobile and bicycle parking
areas, and to any on-site open space areas
or pedestrian amenities.
b. Regular and convenient connections at least
10 feet in width between on-site walkways
and the public sidewalk and other existing
or planned pedestrian routes, such as safe
routes to school, shall be provided. An
on-site walkway shall connect the primary
building entry or entries to a public sidewalk
on each street frontage.
c. Direct and convenient access shall be
provided among adjoining residential and
commercial areas, to public trails, along
creeks, to the maximum extent feasible
while still providing for safety and security.

These connections will be a minimum of 10
feet in width.
d. Safe and convenient pedestrian connections
shall be provided via paved and lighted
pathways from transit stops to adjacent
building entrances.
e. Any surface parking facilities shall be
located to the side or rear of any proposed
project and aesthetically minimized to the
greatest extent feasible.
f. Parking lots and garages should be
accessed from secondary streets. Access
driveways from Beach Boulevard should be
avoided.
g. Vehicular entrances to parking garages
should be clearly marked with appropriate
signage.
h. Parking garage entrances and exits should
be limited to minimize the amount of curbcuts made to access public rights-of-way, especially along Beach Boulevard.
i. On parcels with two street frontages,
primary access to parking areas should
connect to the smaller of the two roads, as
feasible.

4.7.1.2 Loading and Service Areas
a. Unenclosed service and loading areas shall
be screened from residential areas and
integrated with the design of the building.

Special attention shall be given when
designing loading facilities in a location that
is proximate to residential uses. Techniques
such as block walls, enhanced setbacks, or
enclosed loading shall be used to minimize
adverse impacts to residents.
4-22 • Draft Specific Plan • Town Center Specific Plan

4.7.2 Building Typology and Character
The architectural character of buildings and
structures helps create and reinforce the identity
of a neighborhood. The Plan area, as it exists
today, includes residential, commercial and
industrial uses and a character that is unique
within the City. As redevelopment occurs in
the Plan area, the goal of a blended approach
that retains existing uses and context can also
be applied to the architectural character of the
buildings. That said, very ornate architecture that
resembles Colonial, Neoclassical, or Italianate
style characteristics is not appropriate for the
Plan area and is not recommended.

These guidelines and examples are not intended
to establish a particular architectural style for
the Plan area. Rather, they focus on how a
neighborhood’s recognizable identity can be
created through a building’s exterior expression
and details. These guidelines and examples
are to be used with the general urban design
guidelines and standards.

Development within the Plan area shall occur in
the land use districts established in Exhibit 3.1:

Town Center Mixed-Use (TCMU), Retail-Oriented
Mixed-Use (ROMU), Town Center Industrial (TCI),
and Town Center Residential (TCR). The expected
typology and character of future development
within these land use districts is as follows:

Town Center Residential (TCR)
Buildings in the TCR land use district shall be
compatible with existing residential development
and preserve the character of the existing
neighborhoods. Building remodeling, additions,
and reconstruction in the TCR land use district
shall conform to the applicable guidelines in the
City of Stanton Zoning Code.

Town Center Mixed-Use (TCMU)
Buildings within the TCMU land use district
shall consist of both residential and mixeduse developments that may occur at a higher intensity than in the TCR district.

Retail-Oriented Mixed-Use (ROMU)
Buildings within the ROMU land use district
are envisioned to consist of commercial and
mixed-use buildings that include a prominent
commercial component.

Town Center Industrial (TCI)
Buildings within the TCI district are envisioned
to consist of light industrial and commercial
developments that complement the character of
existing industrial developments in this district.

Future development should expand upon and
enhance the industrial character of this district.

Town Center Specific Plan • Draft Specific Plan • 4-23
Attached townhouse development may feature live/work
space on the ground floor.

Stacked flat building. Single-level floorplates are vertically stacked and accessed from a central lobby and parking
area.

4.7.2.1 Residential Building Typology and
Character
Residential Building Typology
Residential buildings within the Plan area refers
to stand-alone residential development where
there are no non-residential components, as well
as primarily residential buildings where less than
5% of the building floor area is not ancillary to a
residential use.

Residential building typologies include, but are
not limited to: townhouses, stacked flats, wraps,
and podium style construction with density
ranges of approximately 18 to 70 dwelling units
per acre, inclusive of density bonuses, and
building heights of 3 to 5 stories. Under certain
circumstances, residential buildings may include
a building height of 7 stories as shown in Table

5.2, Development Standards of the TCSP.
• Townhouse Buildings. Three or more
dwelling units attached in a building, typically
at the sides, but stacking of units or flats
may occur. Townhouse buildings are alley
loaded with entry stoops/porches to each
unit that leads to a pedestrian path or
paseo, promoting walkability and enhancing
the pedestrian experience. Townhouse
buildings can have finer levels of articulation
compared to stacked flat buildings by
designing façades to express each individual
unit.
• Stacked Flats. Stacked flat buildings are
also alley loaded and share a central lobby
space that fronts onto a landscaped path or
street frontage. Stacked flat buildings will
be designed to be larger than townhouse
buildings and are vertically stacked; these
Townhouses may be located to transition between
high-density development and existing neighborhoods
adjacent to the Plan area.
4-24 • Draft Specific Plan • Town Center Specific Plan
Podium building featuring a two-story parking garage on lower levels
Five-story podium structure includes parking on lower
stories with dwelling units located above.

Situated near Angel Stadium on the corner of State College and Katella in Anaheim, the 1818 Platinum Triangle is a vibrant and emerging pedestrian-oriented, transit-friendly, luxury urban apartment community that provides the discriminating amenities of a boutique hotel combined with the design and comfort of a stylish modern home. The podium-style, fivestory building, developed by The Hanover Company, has subterranean parking and features 265 spacious one- and two-bedroom units, all with open layouts and terraces or balconies.

Each home features expansive living and dining areas, spacious master suites and generous, well-appointed gourmet kitchens. Courtyard-facing terraces, built-in bookshelves and computer niches are available in select residences. The rooftop “Sky Lounge” boasts a resort-style heated pool, cabanas, outdoor kitchens, grilling area and dining lanais.

The development adds to the vibrant community forming in the city’s designated Platinum Triangle planning area.
20061149 - Photography © John Bare
buildings would be appropriate on busier
street frontages as they present a more
urban street character. These buildings offer
units with a larger, one-level floor plate,
which may appeal to demographics seeking
accessible living spaces.
• Wrap Buildings. Wrap buildings include
attached flats, lofts, and/or townhouse units
oriented around a central parking structure.

Ground-level programming may include
residential units, lobby space, amenities,
and/or retail uses. Main recreational
amenities are typically provided at-grade in a
courtyard or on the rooftop. Wrap buildings
commonly include a series of courtyard open
spaces for its residents.
• Podium Buildings. Podium buildings have
attached flats, lofts and/or townhouses
located on top of a parking garage that may
be either on-grade, subterranean or both.

Ground-level programming may include
residential units, lobby space, amenities,
and/or retail uses, and parking garages
(hidden behind aforementioned uses). Main
recreational amenities in this building type
are usually provided on top of the podium
structure in a courtyard, or upon the roof.
• Other forms of residential buildings
that meet the density and building
height standards are also permitted and
encouraged.

Residential Building Character
Residential buildings should be designed to fit
into the context of neighboring development as
best possible. A mix of housing types appealing
to a wide variety of residents and family sizes is
encouraged.

Wrap building features central parking garage, wrapped
by residential units.

Town Center Specific Plan • Draft Specific Plan • 4-25
Commercial development with flat roof features and
design that is compatible with industrial development
Walkable, neighborhood-serving commercial uses, such
as coffee shops
Commercial development with a material palette that is
compatible with a ‘gritty’ industrial character

4.7.2.2 Commercial Building Typology and
Character
Commercial Building Typology
Commercial development within the Plan area
refers to stand-alone commercial projects.

In a mixed-use district, the vehicular trips to
commercial uses are reduced by increasing
walkability in an area. The design guidelines
ensure that commercial development is designed
to promote walkability and contribute positively
to neighborhood identity. The ROMU land use
district occurs in high-visibility, high-volume areas
conducive to commercial uses. Building design
should respond to and facilitate retail activity.

Commercial Building Character
Commercial buildings in the Plan area can be
either stand-alone or integrated into a vertical
mixed-use building. The intended character
of the commercial uses is boutique, artisaninspired, locally owned, and artistically oriented.

Where appropriate, commercial uses should
interface with the public realm and incorporate
experiential retail and outdoor dining adjacent
to and within the public realm. This may include
potential murals to activate the art scene in the
area.
4-26 • Draft Specific Plan • Town Center Specific Plan
Industrial development featuring a flat roof form
Newer industrial development utilizing public art to
enhance an area while maintaining its character
Commercial use in an industrial building with a pitched roof form

4.7.2.3 Industrial Building Typology and
Character
Industrial Building Typology
The TCI land use district has a long history as an
industrial district in the City of Stanton. The TCSP
intends to preserve and build upon this industrial
character and ensure that future industrial
buildings are aesthetically compatible with other
buildings within the Plan area.

Industrial Building Character
The Plan area has a large amount of existing
industrial development. Over time as the
economy of the City has changed, different forms
of industrial development are preferred.

A “gritty,” warehouse district character is
encouraged and should be implemented
such that the industrial feel of the Plan area is
preserved and remains a defining feature of
mixed-use district. Future development should
be arranged to foster a village feeling that
supports smaller-scale maker and artisanal
manufacturing.

Town Center Specific Plan • Draft Specific Plan • 4-27
Mixed-use development with non-residential uses on the
ground-floor and dwelling units in upper stories
Mixed-use development with non-residential uses on the
ground floor and dwelling units on upper stories
Mixed-use building utilizes consistent and compatible
design language between residential and non-residential portions of development.

4.7.2.4 Mixed-Use Building Typology and
Character
Recognizing the varied commercial and
industrial character of the area, new buildings
and redevelopment projects are encouraged
to feature a blend of both commercial and
residential design features, including modern,
contemporary, and industrial building design.

The following sections describe the typology and
character of mixed-use developments within the
Plan area.

Mixed-Use Building Typology
Mixed-use development within the Plan area
may include a range of residential, retail, office,
and neighborhood-serving commercial uses. The
physical and visual integration of these elements
will activate the urban, mixed-use character of
the district. Mixed-use development may occur
vertically (varying uses within the same building
on different floors) or horizontally (different uses
spread out in separate buildings across a site),
and will typically include a residential component
in the form of a wrap- or podium-construction
building. Live/work units may occur as a type
of mixed-use development in any residential
typology.

Mixed-Use Building Character
Mixed-use buildings in the Plan area refers to
buildings that have a vertical mix of residential
and commercial/retail uses. These buildings
typically range from 3 to 5 stories in height or
more. A mixed-use building should present a
cohesive design theme between land uses.
4-28 • Draft Specific Plan • Town Center Specific Plan
Building constructed at, or near, the minimum setback
creates a sense of enclosure for the pedestrian realm.

Main portions of development are oriented to face the
public realm.

Development features a primary entry facing the street
intersection.

4.7.3 Residential Architectural Guidelines
Residential buildings within the Plan area should
be designed to create a cohesive neighborhood
feel within the mixed-use district. Guidelines
herein apply to stand-alone residential
developments.

4.7.3.1 Site Planning Guidelines
a. Buildings should be arranged to create
a variety of outdoor spaces, such as
courtyards, plazas, squares, eating areas,
and other usable open spaces that promote
human activity.
b. Buildings shall include at least one primary
entrance facing the adjacent street right-ofway.

4.7.3.2 Building Orientation
A building’s orientation plays an essential role
in determining how a building interacts with the
public realm.
a. The main building of a residential
development shall be oriented to face a
public street. Building frontages shall be
generally parallel to streets. Orientation
towards an adjacent paseo, plaza or open
space is also encouraged.

4.7.3.3 Building Entries
Building entries provide an opportunity to create
a space for transition between the building
interior and the public realm.
a. Where buildings occur on corner lots,
primary entrances should face the
intersection or include entries on both
street frontages.

Town Center Specific Plan • Draft Specific Plan • 4-29
Buildings arranged to create a transitional space between the street and primary entry
Flat roof forms are the typical roof form expected for
residential developments within the Plan area.

Vertical roof plane breaks divide the vertical massing and rooflines into sections.
b. Buildings that utilize shared pedestrian
entries should increase detailing
surrounding the entry to generate interest.
c. New residential buildings shall provide
pedestrian elements in the transitional
spaces between the primary street and
entrances. Pedestrian elements include
porches, courtyards, patios, stoops, arcades
and/or single story projections that express
the architectural style of the building and
add human scale.

4.7.3.4 Rooflines
Roofs should be designed for functionality and to
enhance or complement the overall architectural
design of the building.
a. Roofs should be flat to very low pitched
roofs.
b. Vertical roof plane breaks, changes in
building/ridge height or other accent
roof forms are encouraged. Variations
in building height and massing are
encouraged to break up the mass of the
building.
c. Form, materials, fascia and/or cornice
elements should be integrated with the
overall building design.
d. Roofing material shall not be highly
reflective, and is encouraged to be a light
color to reduce solar heat gain.
e. Rooftop decks and amenity areas should
be designed to not intrude, aesthetically
or architecturally, upon the privacy of
surrounding residential developments.
4-30 • Draft Specific Plan • Town Center Specific Plan
Cornice elements are well integrated with the building’s overall design in both form and materials.

Façade articulated with layered wall planes and
architectural details.

Recessed massings above the first floor and lower height entry features increase façade articulation.

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20100303 - Photography © LOOK Photography

4.7.3.5 Articulation
Offset Massing Forms
Front elevations and elevations facing a street,
drive, or park are encouraged to have offset
masses or wall planes (horizontally or vertically)
to help break up the overall mass of a building.
a. Offset forms shall include appropriate
changes in materials and colors.
b. Offsets forms should be consistent with
the architectural style of the building and
incorporated as a functional element or
detail enhancement.
c. Wrap, podium, and mixed-use buildings
shall have varied wall planes. Stepped
massing and layered wall planes may
include:
• Cantilevered masses or balconies.
• Recessed masses or inset balconies.
• Volume spaces.
• Common open spaces.

Lower height elements, such as a courtyard, decorative
pillars and landscaping, establish pedestrian scale.

Perceived bulk of the building is reduced by using
courtyards to break up the massing and divide the
building into sections.
shutters, awnings, and louvers that are
proportional to the window size and
detailed with more geometric and simple
lines.
d. Lower height elements, such as recessed
massings above the first floor, porches,
entry features, courtyards, and pergolas are
encouraged to establish pedestrian scale
and add variety to the streetscene.
e. The perceived height and bulk of a
building shall be reduced by incorporating
courtyards and ground level architectural
details to divide the building into sections
and maintain human scale.
f. Building elevations facing the railroad rightof-way can have larger massings and wall planes than the general requirements to
help mitigate potential noise impacts from
trains.

Architectural Projections
a. Projections may be used to emphasize
design features such as entries, major
windows, or outdoor space. Projections
are encouraged on all residential building
forms. Projections include, but are not
limited to:
• Awnings (cloth, metal, wood)
• Roof overhangs
• Projecting upper-story elements
• Tower elements
• Window/door surrounds
• Recessed windows
• Bay windows or dormers
• Trellis elements
• Porch or balcony elements.
4-32 • Draft Specific Plan • Town Center Specific Plan
Colors, materials, and massing breaks divide the building into sections and foster human scale.

Massing, color, and first-floor architectural details
highlight the building entry.

Development demonstrates appropriate range of color
application and an excess of three materials.

4.7.3.6 Common Open Space
a. Courtyards, gardens or plazas contribute to
the recreational opportunities and needs
for open space for building residents. These
spaces should optimize daylight access,
views and privacy for units facing them.

4.7.3.7 Materials and Color
a. The following techniques should be used in
the design of building façades to enhance
building architecture:
• Color change and color variation
• At least three (3) different exterior
materials
• Changes in texture
• Exterior materials, windows and details
should be consistent with the scale,
proportion and architectural style of the
building.
• Major building entries should be
emphasized using accent colors and
materials.
• Material and color changes shall occur at
an inside corner or massing underside, or
at an appropriate location on the building
façade such as a massing projection or
architectural accent feature.
• Bars and security grills on windows and
doors are prohibited.
• White or neutral-tone colors are
encouraged to be used as the primary
base color. Undesirable colors on building
exteriors include fluorescent colors, neon
colors, primary colors (i.e. red, yellow and
blue), and bright colors as the primary
wall color.

Town Center Specific Plan • Draft Specific Plan • 4-33
Building architecture screens a centralized parking
structure from public view.

Secure enclosed bicycle storage provided within a private area of development.

4.7.3.8 Parking Areas
The following techniques should be used in the
design of residential parking lots and garages
to reduce conflicts between vehicles and
pedestrians and limit aesthetic impacts of these
areas upon the public realm:
a. Podium-style residential buildings shall
screen parking structures using exterior
structural/architectural features, aesthetic
treatments and/or landscaping screening in
order to minimize visual impacts of parking
areas to the public and private realms.
b. Secure, covered bicycle storage for
residents shall be provided in areas that are
inaccessible to the general public.
4-34 • Draft Specific Plan • Town Center Specific Plan
Development design encourages a vibrant pedestrian
environment.

Vertical mixed-use development with retail uses on the
ground floor and residential uses above
Live/work units with non-residential uses on the ground floor

4.7.4 Mixed-Use Architectural Guidelines

4.7.4.1 Location of Non-Residential Uses
within a Mixed-Use Development
Mixed-use buildings should be located to
maximize its economic potential and minimize
impacts upon residential uses.
a. The design of any live/work or mixeduse project shall take into consideration potential impacts on adjacent properties
and shall include specific design features to
minimize potential impacts.
b. The design of the mixed-use project shall
ensure that privacy between residential
units and between different uses on the site
is maximized.
c. Site design shall encourage integration of
the pedestrian environment with the nonresidential uses through the provision of plazas, courtyards, walkways, and street
furniture.
d. Site planning and building design shall be
compatible with and enhance the adjacent
and surrounding built environment in terms
of scale, building design, color, exterior
materials, roof styles, lighting, landscaping,
and signage.
e. Within a vertical mixed-use building, the
non-residential uses shall be located on the
ground floor.
f. Live/work shall have the commercial portion
of the unit on the ground floor.

Town Center Specific Plan • Draft Specific Plan • 4-35
Vertical mixed-use development with retail and
commercial on the ground floor
Mixed-use building arranged to imply a composition of
smaller buildings
Ground-floor retail and plaza spaces integrated alongside residential development

4.7.4.2 Site Planning Guidelines
a. Buildings should be arranged to create
a variety of outdoor spaces, such as
courtyards, plazas, squares, eating areas,
and other usable open spaces that promote
human activity.
b. Buildings shall include at least one primary
entrance facing the adjacent street right-ofway.
c. Site and building design shall ensure
compatibility among different uses in terms
of noise, hours of operation, vehicle and
pedestrian circulation, access, use of open
space, and similar operating characteristics.

4.7.4.3 Building Orientation
a. Open spaces and amenities intended solely
for resident use should be located away
from the street within internal courtyards,
or upon upper stories if facing the public
realm.
b. Mixed-use buildings should generally
appear as a composition of smaller building
façades rather than an uninterrupted
single-tenant building

4.7.4.4 Building Entries
a. Mixed-use buildings shall have primary
entries connected to the street, trail, paseo,
or other publicly accessible open space.
b. Where multiple uses are located in the
same building, separate and distinct
entrances for each use shall be provided.
c. Corner buildings should include glazing on
the façades facing the intersection, with the
primary entry near the corner.
4-36 • Draft Specific Plan • Town Center Specific Plan
Street-oriented retail uses occur on the ground floor with other uses, such as a restaurant, occurring on upper stories.

Residential portion of a mixed-use development features a dedicated entry that is separate from non-residential uses.

Development on a corner lot includes entry facing
intersection.
d. Where buildings occur on corner lots,
primary entrances should face the
intersection, or include entries on both
street frontages.
e. Buildings that utilize shared pedestrian
entries should increase detailing
surrounding the entry to generate interest.

4.7.4.5 Articulation
Offset Massing Forms
Front elevations and elevations facing a street,
drive, or park are encouraged to have offset
masses or wall planes (horizontally or vertically)
to help break up the overall mass of a building.
a. Offset forms shall include appropriate
changes in materials and colors.
b. Offsets forms should be consistent with
the architectural style of the building and
incorporated as a functional element or
detail enhancement.
c. Wrap, podium, and mixed-use buildings
shall have varied wall planes. Stepped
massing and layered wall planes may
include:
• Cantilevered masses or balconies.
• Recessed masses or inset balconies.
• Volume spaces.
• Common open spaces.

Town Center Specific Plan • Draft Specific Plan • 4-37
Increased ground floor to finished ceiling height in nonresidential use areas increases the flexibility of these spaces.

Open spaces and amenities intended for resident use,
located away from the public realm.

Horizontal banding and massing breaks distinguish
various uses within the same structure.

Façades
Façade articulation can be used to facilitate the
interplay of light and depth upon a building
to generate interest and help reduce the
appearance of bulk upon the public realm:
a. Buildings should be articulated with layered
wall planes, banding, architectural details,
and/or accent materials and colors.
b. Large expanses of reflective, opaque, or
highly tinted glass are discouraged.
c. Details that modulate the light and
demonstrate artistry and craft, or that
offer both function and articulation, are
encouraged. This could include window
shutters, awnings, and louvers proportional
to the window size and detailed with more
geometric and simple lines.
d. Lower height elements, such as recessed
massings above the first floor, porches,
entry features, courtyards, and pergolas are
encouraged to establish pedestrian scale
and add variety to the streetscene.
e. The perceived height and bulk of a
building shall be reduced by incorporating
courtyards and ground level architectural
details, to divide the building into sections
and maintain human scale.
f. Ground floor façade treatments should
be distinct from upper floors and utilize
increased fenestration to encourage
pedestrian interest and commercial activity.
g. Special architectural treatments should be
provided at street corners and other key
focal areas. Examples of these treatments
include, but are not limited to, entry
features, feature windows, tower elements,
and additional architectural detailing.
4-38 • Draft Specific Plan • Town Center Specific Plan
Architectural Projections
a. Projections may be used to emphasize
design features such as entries, major
windows, or outdoor space. Projections
are encouraged on all mixed-use building
forms. Projections include, but are not
limited to:
• Awnings (cloth, metal, wood)
• Roof overhangs
• Projecting upper-story elements
• Tower elements
• Window/door surrounds
• Recessed windows
• Bay windows or dormers
• Trellis elements
• Porch or balcony elements

4.7.4.6 Rooflines
a. Typically, roof forms should be flat. Lowpitched roofs on lower height buildings may be considered at the discretion of the
Community and Economic Development
Director.

4.7.4.7 Colors and Materials
a. Changes in colors and materials should be
used to visually distinguish various uses
within the same development.
b. The following techniques should be used in
the design of building façades to enhance
building architecture:
• Color change and color variation.
• At least three (3) different exterior
materials.
• Changes in texture.
• Exterior materials, windows and details
should be consistent with the scale,
proportion and architectural style of the
building.
• Major building entries should be
emphasized using accent colors and
materials.
• Material and color changes shall occur at
an inside corner or massing underside, or
at an appropriate location on the building
façade such as a massing projection or
architectural accent feature.
• Bars and security grills on windows and
doors are prohibited.
• White or neutral-tone colors are
encouraged to be used as the primary
base color. Undesirable colors on building
exteriors include fluorescent colors, neon
colors, primary colors (i.e. red, yellow and
blue), and bright colors as the primary
wall color.

Town Center Specific Plan • Draft Specific Plan • 4-39
Short-term bicycle racks located near building entries
Wayfinding signage to parking and building areas

4.7.4.8 Parking and Loading Areas
a. Noise, vibration and traffic impacts resulting
from loading and delivery related to nonresidential uses should be reduced to the greatest extent feasible by strategically
locating these areas away from residential
uses within the development.
b. Surface parking lots between development
and adjacent streets is discouraged. Surface
parking lots should be located to the side or
rear of development, bringing architecture
closer to the public street.
c. Residential and non-residential uses are
encouraged to utilize shared parking
facilities and reduce curb-cuts into adjacent
rights-of-way.
d. Wayfinding signage in parking areas should
clearly indicate access to each use within
the development to visitors of the site.
e. Short-term bicycle racks dedicated to nonresidential uses shall be provided near the entrances of the buildings they serve.
f. Secure, covered bicycle storage for
residents shall be provided in areas that are
inaccessible to the general public.
4-40 • Draft Specific Plan • Town Center Specific Plan
techniques to ensure adequate articulation.

This applies to any building façade visible
from the ground level within a public rightof-way:
• There shall be an offset plane break or
opening in the façade at least every 25
feet of linear building frontage. Openings
fulfilling this requirement shall have
transparent glazing and provide views
into work areas, display areas, sales areas,
lobbies, or similar active spaces. Offsets
shall vary in depth and/or direction of
at least 18” and 4’ in length, or with a
repeated pattern of offsets, recesses, or
projections of similar depth.
• For buildings that are 4 stories or taller,
a minimum of 25 percent of the building
façade shall be modulated into sections
such that it is offset a minimum of 3 feet
back from the front plane of the ground
floor.
b. At least 30 percent of the exterior walls
on the ground floor facing the street shall
include windows, doors, or other openings.

Percentage of exterior walls shall be
calculated based on the length of the façade
frontage and the floor-to-ceiling height of
the ground floor.
c. Residential buildings along Beach Boulevard
and Main Street shall include leasing and
indoor amenity areas on the ground floor
facing the streets to increase pedestrian
interest, overall activity, and architectural
diversity along the street.
d. For mixed-use buildings within the RetailOriented Mixed-Use (ROMU) zone and with 100 feet or greater of linear street
frontage along Beach Boulevard and Main
Street, a minimum of 25 percent of such

4.7.5 Architectural Objective Design
Standards
Residential and applicable mixed-use buildings
within the Plan area shall comply with the
objective design standards described in this
section. These projects are also encouraged, but
not required, to comply with the intent of the
applicable architectural design guidelines.

Exhibit 4.1, Residential Architectural Standards
Diagram, depicts various standards applied in
diagrammatic format.

4.7.5.1 Building Orientation
a. To promote pedestrian-oriented
streetscene, a minimum of 35 percent of
building frontage shall be constructed at
the edge of the public access easement
(PAE) area along Beach Boulevard and Main
Street.

4.7.5.2 Building Entries
a. Residential buildings adjacent to Main
Street shall include a primary pedestrian
entry along this street frontage facing either
the street or a publicly accessible courtyard
or plaza.
b. Residential buildings along Beach Boulevard
shall have at lease one residential entry
along Beach Boulevard.

4.7.5.3 Façade and Street-Facing
Architectural Articulation
a. Buildings with 100 feet or greater of street
frontage shall implement the following
Town Center Specific Plan • Draft Specific Plan • 4-41
N.T.S. | Source: KTGY Exhibit: 4.1 — Residential Architectural Standards Diagram 1 3
1 1 1 1
2 4

4.6.5.3.a: For buildings with 100’ or greater of street frontage, plane breaks at least every 25 feet include glazing and provide adequate articulation.

4.6.5.3.b: A minimum of 30% of exterior walls on the ground floor facing the street shall include windows, doors, or other openings.

4.6.5.3.a: For four-story buildings with street frontage in excess of 100’, a minimum of 25% of frontage shall be modulated into sections such that it is offset a minimum of three feet from the front plane of the ground floor.

4.6.5.3.c: Residential developments along Beach Boulevard and Main Street shall include leasing and indoor amenity areas on the ground floor, increasing architectural diversity along the street. 2 3
4 4-42 • Draft Specific Plan • Town Center Specific Plan frontage shall be designed to accommodate
commercial and office uses. These
pedestrian oriented spaces shall have a
minimum interior depth of 35 feet.
e. The ground floor of the commercial portion
of a mixed-use building shall have a
minimum finished ceiling height of 14 feet.
f. Incorporate one or more of the following
techniques to vary building massing and
articulation:
• Vertically articulate roof height at least
every 50 feet along the street frontage
through the use of parapets, varying
cornices, reveals, clerestory windows, and
varying roof height/form.
• Provide a minimum 2-foot roof eave on
elevations adjacent to a public street.
g. Include a minimum of two features such
as balconies, cantilevers, dormers, bay
windows, patios, ground-floor resident
amenities, individualized entries, or accent
materials, into all building elevations facing
a public street.

4.7.6 Commercial Architectural Guidelines

4.7.6.1 Site Planning Guidelines
a. Buildings should be arranged to create
a variety of outdoor spaces, such as
courtyards, plazas, squares, eating areas,
and other usable open spaces that promote
human activity and is scaled to the streetscene.
b. Building massing should be concentrated
along the street to articulate the street
interface, particularly along Beach
Boulevard.
c. All ground-floor uses shall include at least
one primary entrance facing the adjacent
street right-of-way.
d. Site and building design shall ensure
compatibility among different uses in terms
of noise, hours of operation, vehicle and
pedestrian circulation, access, use of open
space, and similar operating characteristics.

4.7.6.2 Building Orientation
Building placement and orientation are two
key factors that influence how a building
interacts with the public realm. The following
guidelines are intended to encourage pedestrian
engagement with commercial spaces, particularly
along Beach Boulevard and Main Street.
a. Façade details and street furniture should
be provided to enhance the pedestrian
experience. These may include, but are
not limited to, landscape planters, seating
areas, focal objects (art, landscape,
fountains), awnings, bay windows, and
accent/decorative lighting.

Town Center Specific Plan • Draft Specific Plan • 4-43
Furniture and seating areas along the street enhance
pedestrian experience.

Building massing concentrated along the street, with
clearly marked and recessed pedestrian entry.
b. Primary pedestrian entries should be clearly
delineated through a combination of the
recessed entry ways, vertical and horizontal
architectural breaks in the façade, and a
high level of detailing on the ground floor
near the entrance. Entries shall be clearly
defined features of the front façades and
of a scale that is in proportion to the size
of the building. Larger buildings shall have
a more prominent building entrance while
maintaining a pedestrian scale.
c. Pedestrian entries should be accompanied
by increased fenestration to generate
interest and allow views into the space.

4.7.6.3 Rooflines
Roofs should be designed for functionality and
be appropriate to the architectural style of the
building.
a. Roofs should be typically flat. Given that a
majority of existing buildings in the project
area have flat roofs, pitched roof forms
with contemporary materials that recall
sawtooth, shed, gable, or similar roof forms
of commercial and industrial buildings
may be allowed per the discretion of the
Community and Economic Development
Director.
b. Vertical roof plane breaks, changes in roof
lines or ridge height or other accent roof
forms are encouraged.
c. Form, materials, fascia and/or cornice
elements should be integrated with the
overall design vocabulary.
d. Parapets, when used, should be contiguous
and incorporate side/rear elevation returns.
4-44 • Draft Specific Plan • Town Center Specific Plan
Vertical roof plane breaks and changes in building height Façades facing the street implement a minimum of 50%
fenestration on the ground floor facing the public realm.

Parking areas screened from the street using landscaping e. If utilized, roofing tile material should be
compatible with the architectural style of
the building. Wooden roofs are prohibited
for fire safety.
f. Exterior lighting should be located to
avoid light spillage onto adjacent property,
especially when adjacent to residential or
mixed-use development.

4.7.6.4 Façade Articulation
Commercial buildings should incorporate
articulation to generate pedestrian scale and
visual interest along the streetscape.
a. Architectural design of buildings should
minimize blank walls, especially when
situated adjacent streets or walkways.
b. When buildings of a single form and
height are used, these buildings should
be articulated with layered wall planes,
banding, architectural details and/or
materials.
c. Large expanses of reflective, opaque, or
highly-tinted glass are discouraged.
d. Artwork is encouraged for retail buildings
to help create a dynamic and interesting
streetscene.
e. Details that modulate the light and
demonstrate artistry and craft are
encouraged.
f. Projections, overhangs, recesses, banding
and architectural details should be used to
provide shadow, articulation and scale to
building elevations.
g. Façades facing streets shall provide a
minimum of 50% fenestration on the
ground floor to generate pedestrian
Town Center Specific Plan • Draft Specific Plan • 4-45
Pedestrian walkways within a commercial parking lot are clearly delineated from vehicular areas.
interest. Percentage of fenestration shall be
calculated based on the length of the façade
frontage and the floor-to-ceiling height of
the ground floor.

4.7.6.5 Materials and Color
a. The following techniques should be used in
the design of building façades to enhance
building architecture:
• Color change and color variation.
• At least three (3) different exterior
materials.
• Changes in texture.
• Exterior materials, windows and details
should be consistent with the scale,
proportion and architectural style of the
building.
• Major building entries should be
emphasized using accent colors and
materials.
• Material and color changes shall occur at
an inside corner or massing underside, or
at an appropriate location on the building
façade such as a massing projection or
architectural accent feature.
• Bars and security grills on windows and
doors are prohibited.
• White or neutral-tone colors are
encouraged to be used as the primary
base color. Undesirable colors on building
exteriors include fluorescent colors, neon
colors, primary colors (i.e. red, yellow and
blue), and bright colors as the primary
wall color.

4.7.6.6 Parking and Loading Areas
The following guidelines apply to commercial
parking areas to reduce visual impacts upon the
public realm and reduce conflicts between cars,
pedestrians, and cyclists to the greatest extent
feasible.
a. Commercial parking areas should be
connected to public sidewalks, trails, and
walkways where feasible.
b. Within parking areas, pedestrian walkways
and crosswalks should be clearly delineated
from vehicular areas.
c. Parking areas should be placed to the rear
or side of the street to reduce their visual
impacts on the public realm.
d. Bicycle parking should be provided in
parking areas, near primary building
entrances.
4-46 • Draft Specific Plan • Town Center Specific Plan

4.7.7 Industrial Architectural Guidelines
Industrial development is a key component
of the Plan area’s existing and historical
character. These guidelines are intended to
minimize the visual and physical impacts of
industrial development upon the public realm
while preserving the economic potential and
operational capacity of industrial development
within the Plan area.

4.7.7.1 Site Planning Guidelines
a. Buildings should be arranged to create
a variety of outdoor spaces, such as
courtyards, plazas, squares, eating areas,
and other usable open spaces that promote
human activity.
b. Where future buildings are located adjacent
to Beach Boulevard and Main Street, they
shall be oriented towards these streets and
include a pedestrian entrance from this
street.
c. All ground-floor uses shall include at least
one primary entrance facing the adjacent
street right-of-way.

4.7.7.2 Building Orientation
a. Street-facing industrial buildings should be
designed to emphasize the view of nonindustrial interior areas, such as primary entry ways, foyers, and offices from the
street.
b. The location, configuration, size, and design
of new or remodeled industrial buildings
should be compatible with the character
and quality of surrounding sites, buildings,
and structures.

Industrial development featuring a flat roof form
Industrial development utilizing expansive wall-planes to create visual interest with public art
Non-industrial portions of industrial development, such as offices and entryways, face the street.

Town Center Specific Plan • Draft Specific Plan • 4-47
Vertical plane breaks reduce the overall appearance of
bulk.

Awnings and overhangs that provide shade and character
to the streetscape.

Overall massing of development reduced by breaking
building into smaller sections
c. Buffers should be incorporated from
adjacent mixed-use or residential
development to protect these uses from
noise, vibration and/or odors resulting from
the industrial use.

4.7.7.3 Articulation
Offset Massing and Forms
a. Offset forms shall include appropriate
changes in materials and colors.
b. Offsets forms should be consistent with
the architectural style of the building and
incorporated as a functional element or
detail enhancement.

Façades
a. Large, unbroken expanses should be
avoided. Façades should be broken into
smaller sections by incorporating vertical
and horizontal plane breaks that reduce
overall appearance of bulk.
b. Exterior walls should generate visual
interest through the use of colors,
materials, and/or art is encouraged. Murals
and signage on large wall areas enliven
a building façade to create a visually
interesting streetscape and help define a
creative, artistic character for the Plan area.
c. Façade details such as score lines, windows,
paint, or minor material changes, are not
acceptable substitutes for substantial
breaks in massing and form.
d. Eaves, canopies, awnings, and overhangs
that provide shade and articulation are
encouraged.
4-48 • Draft Specific Plan • Town Center Specific Plan

4.7.7.5 Materials and Color
a. The following techniques should be used in
the design of building façades to enhance
building architecture:
• Color change and color variation.
• At least three (3) different exterior
materials.
• Changes in texture.
• Exterior materials, windows and details
should be consistent with the scale,
proportion and architectural style of the
building.
• Major building entries should be
emphasized using accent colors and
materials.
• Material and color changes shall occur at
an inside corner or massing underside, or
at an appropriate location on the building
façade such as a massing projection or
architectural accent feature.
• Bars and security grills on windows and
doors are prohibited.
• White or neutral-tone colors are
encouraged to be used as the primary
base color. Undesirable colors on building
exteriors include fluorescent colors, neon
colors, primary colors (i.e. red, yellow and
blue), and bright colors as the primary
wall color.
e. Buildings should be articulated with layered
wall planes, banding, architectural details
and/or accent materials and colors.

Architectural Projections
a. Projections may be used to emphasize
design features such as entries, major
windows, or outdoor space. Projections are
encouraged on all industrial building forms.

Projections may include, but are not limited
to:
• Awnings (cloth, metal, wood)
• Roof overhangs
• Projecting upper-story elements
• Tower elements
• Window/door surrounds
• Recessed windows
• Bay windows or dormers
• Trellis elements

4.7.7.4 Rooflines
a. Roof forms should be flat; however,
pitched roof forms with contemporary
materials (such as standing seam metal
and thermoplastic polyofin (TPO) that
recall sawtooth, shed, gable, or similar
appropriate to the architectural style of the
buildings are allowed.
b. Vertical roof plane breaks, changes in
building/ridge height or other accent roof
forms are encouraged.
c. Rooftop equipment should be shielded or
integrated into the building design from
view of street.
d. Roofing material shall not be highly
reflective and is encouraged to be a light
color to reduce solar heat gain.

Town Center Specific Plan • Draft Specific Plan • 4-49

4.8 Sustainability Guidelines
The Specific Plan provides a sustainability
framework that can be implemented through a
variety of project-specific design solutions. The
most appropriate project-specific design features
will be determined at the individual development
approval stage based, in part, upon feasibility
and overall sustainability.

4.8.1 Energy Efficiency
Most buildings can reach energy efficiency
levels that exceed California Title 24 standards,
yet most only strive to meet the standard. It
is reasonable to strive for energy reduction in
excess of that required by Title 24 standards.

Where feasible and appropriate, the following
strategies are encouraged, but not required:
a. Passive design strategies can dramatically
affect building energy performance. These
measures may include building shape and
orientation, passive solar design, and the
use of natural lighting.
b. Incorporate the use of Low-E windows or
use Energy Star windows.
c. Use a properly sized and energy-efficient
heating/cooling system in conjunction with
a thermally efficient building shell.
d. Consider utilizing light colors for wall finish
materials.
e. Install high R-value wall and ceiling
insulation.
f. Incorporate photovoltaic systems into
building design.
g. Install high-efficiency lighting (LED,
fluorescent lighting, etc.) where possible.

4.7.7.6 Parking and Loading Areas
a. Parking areas should be located to the
side or rear of the building, away from the
primary street frontage.
b. Loading areas should be located to the
side or rear of the building where feasible
and shall be screened from the view of the
public realm.
c. Trash storage areas should be screened
from public view. Screening methods should
utilize landscaping or an architecturally
consistent enclosure.
d. Where feasible, loading and delivery areas
should be located away from adjacent
residential development.
e. Bicycle parking should be provided in
parking areas, near primary building
entrances.
4-50 • Draft Specific Plan • Town Center Specific Plan

4.8.3 Minimizing Heat Island
The Specific Plan addresses the heat island effect
by providing the majority of parking in structures
or below ground, significantly reducing the
amount of paving on-site. Additional guidelines
to reduce the heat island effect include the
following.
a. For surface parking lots, plant evergreen
canopy trees to meet the parking lot tree
requirements described in Section 5.7,
Off-Street Parking Standards. Planting trees
above the minimum amount required in
said Section is encouraged.
b. Encourage the use of low albedo (reflection
coefficient) materials in paving, roofing, and
building materials to reflect, rather than
absorb, incoming solar radiation.
c. Encourage green roofs.
d. Artificial turf is discouraged.

4.8.4 Water Conservation
a. All development within the Plan area shall
comply with SMC Section 20.315.050,
Irrigation Plans and Water Conservation
Standards.
b. Greywater recycling systems are
encouraged to be implemented, where
feasible.

Development within this Specific Plan is
encouraged to implement some of the strategies
of the EnergyStar program, which is an
energy performance rating system developed
by the U.S. Department of Energy and the
Environmental Protection Agency. The program
certifies products and buildings that meet strict
energy-efficiency guidelines. Involvement in the
EnergyStar program will be at the discretion of
the developer/builder.

4.8.2 Exterior Lighting
Proper lighting design promotes safety,
eliminates light trespass onto adjacent
properties, and minimizes disruption to human’s
circadian rhythms to promote better sleep and
healthier communities. Solar-powered lighting
and energy-efficient lighting can reduce energy
consumption, thereby reducing emissions and
improving air quality.

The sustainable lighting guidelines should be
considered by future developers:
a. High-efficiency solid-state light emitting
diode (LED) lighting for outdoor
applications, including signage.
b. Appropriate color spectral distribution
to reduce glare and enhance safety and
navigation.

Town Center Specific Plan • Draft Specific Plan • 5-1
5 5.1 General Provisions
This Chapter establishes the permitted uses, development standards and regulations for the planned development within the Town Center Specific Plan area. The standards contained in this Chapter of the Specific Plan shall supersede those of the Stanton Municipal Code (SMC), unless otherwise stated herein.

Where the language in this Specific Plan is undefined, unclear, or vague, then the final interpretation and determination shall be made by the Community and Economic Development Director, or their designees. At their discretion, the Community and Economic Development Director may forward an item requiring interpretation to the City of Stanton Planning Commission for determination. Any determination by the Planning Commission may be appealed to the City Council. All decisions by the City Council shall be deemed final.

In instances of conflicting regulations and standards, the standards and regulations contained in this Specific Plan shall take precedence over the SMC, including the City’s Design Guidelines. If this Specific Plan is silent on an issue, then the standards in the SMC or any other applicable city, state or federal code shall apply, as appropriate. The provisions in this Chapter are not intended to interfere with, abrogate, or annul any easement, covenant, or other agreement between parties.

Development Regulations
5-2 • Draft Specific Plan • Town Center Specific Plan

5.3 Allowable Uses
Table 5.1 — Permitted Land Uses, identifies
land use regulations for the Specific Plan area.

Any use not listed shall be prohibited, unless
the Community and Economic Development
Director finds that the proposed use is similar
in characteristics to allowed uses. It should be
noted that parks, plazas, and alleys not assigned
a zone in Exhibit 3.1 shall be assigned the same
zone as an abutting property.

5.2 Definitions
For the purposes of this Chapter, all definitions
not defined by this Section shall be the same as
described in Chapter 20.700, Definitions, of the
Stanton Municipal Code (SMC).
• “Affordable Housing Project” means any
project that reserves a minimum of 50% of
the units for income-restricted households,
as defined by California State Law.
• “Mobile Vendor” means any person in charge
of or driving any motorized mobile vending
vehicle requiring a state driver’s license to
operate, either as an agent, employee, or
otherwise under the direction of the owner.
• “Mobile Vending Vehicle” means any
motorized vehicle, including food trucks and
lunch wagons, from which fruits, vegetables
or foodstuffs are sold, displayed, solicited or
offered for sale or bartered or exchanged,
on any portion of any street within the City.
• “Artisanal Manufacturing” means any the
production of quality products by skilled
workers, prioritizing customer value over
cheap prices.

Town Center Specific Plan • Draft Specific Plan • 5-3
TABLE 5.1 — PERMITTED LAND USES
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Commercial - Retail
Eating and Drinking Establishments
Bars, Taverns, Breweries MUP MUP MUP NP
Night Club NP NP NP NP
Restaurant P P P NP
Restaurant - Drive-through NP NP NP NP
Food and Beverage Sales
General Market & Convenience
Stores P P P NP
Liquor Store - Off-sale General
(Per SMC Sec. 20.400.030) P/CUP P/CUP P/CUP NP
Off-sale Beer and Wine (e.g.

Boutique Wine Shop, Craft Beer
Store) (Per SMC Sec. 20.400.030)

P/CUP P/CUP P/CUP NP
Nurseries and Garden Centers NP NP MUP NP
Retail Sales
General Merchandise Sales
(25,000 sf or less) P P/NP* P NP
General and Bulk Merchandise
(25,001 sf or greater) MUP MUP/NP* MUP NP
Vehicle Fuel Sales and Accessory
Service NP CUP CUP NP
Vehicle Sales
Auto and Light Truck - New NP NP CUP NP
Auto and Light Truck - Used NP NP CUP NP
Heavy Equipment Sales and Rental NP NP CUP NP
Commercial - Services and Recreation
Adult Entertainment Businesses NP NP NP NP
Commercial Cannabis Businesses
(Per SMC Chapter 5.77) NP NP P** NP
*Retail establishments in excess of 6,000 sf are not permitted east of Chestnut Avenue **Subject to a commercial building permit identified in SMC Sec. 5.77.040 5-4 • Draft Specific Plan • Town Center Specific Plan
TABLE 5.1 — PERMITTED LAND USES, CONTINUED
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Animal Care Services
Boarding/Kennels NP NP MUP NP
Grooming, no overnight stays P P P NP
Veterinarian MUP P P NP
Banks and Financial Institutions P P P NP
Check Cashing and Pay Day Loan
Establishments P P P NP
Commercial Recreation CUP CUP CUP NP
Day Care Centers MUP MUP NP NP
Ancillary Day Care Centers
(noncommercial employer
sponsored facilities or within a
residential community/home)

P P P NP
Food Preparation (catering) P P P NP
Funeral Services and Cemeteries NP NP NP NP
Office - Medical and Dental (Up to
2,500 SF) P P P NP
Office - Medical and Dental (Over
2,500 SF) CUP CUP P NP
Office - Professional P P P NP
Personal Services - General P P P NP
Personal Services - Restricted NP NP NP NP
Theatres
Live P P P NP
Movie or Similar P P P NP
Vehicle Service, Repairs, and Rentals
Car Wash NP NP CUP NP
Major Repair/Body Work NP NP CUP NP
Minor Repair/Body Work NP NP MUP NP
Town Center Specific Plan • Draft Specific Plan • 5-5
TABLE 5.1 — PERMITTED LAND USES, CONTINUED
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Rental Facilities, limited to 5,000
square feet footprint per site (no
on-site vehicular storage)

P P P NP
Rental Facilities, with on-site
vehicular storage NP NP CUP NP
Educational Services
Private school, serving grades K-12 CUP CUP NP NP
Specialty - Up to 2,500 SF P P P NP
Specialty - Over 2,500 SF MUP MUP MUP NP
Studios for Art, Dance, Martial Arts,
Music P P P NP
Industrial, Research and Development, Manufacturing, Processing, Warehousing, and Wholesale Uses Food Processing and Production NP NP P NP
Research and Development -
General MUP MUP P NP
Research and Development -
Restricted NP NP CUP NP
Light Industrial NP NP P NP
Personal Storage NP NP P NP
Warehousing/Logistics up to
50,000SF NP NP MUP NP
Warehousing/Over 50,000SF NP NP NP NP
Wholesaling, as an accessory to a
permitted industrial use NP NP P NP
Lodging
Emergency Shelters, limited in size
to 20 beds (Per Sec. 20.400.150) NP NP P NP
Hotels and Motels P P CUP NP
5-6 • Draft Specific Plan • Town Center Specific Plan
TABLE 5.1 — PERMITTED LAND USES, CONTINUED
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Public and Quasi-Public Uses
Community Open Space P P P P
Hospitals NP NP CUP NP
Public Assembly Facilities CUP CUP CUP NP
Medical Clinics, up to 2,500 SF (Per
Sec. 20.400.200) P P P NP
Medical Clinics, Over 2,500 SF (Per
Sec. 20.400.200) CUP CUP MUP NP
Parks (Public or Private) P P P P
Places of Religious Assembly CUP CUP CUP CUP
Residential Uses
Single-Family Residential NP NP NP P
Live/Work P P NP NP
Multi-Family Residential P P NP NP
Residential Care Facilities and
Nursing Homes (6 or Fewer) P P NP P
Residential Care Facilities and
Nursing Homes (7 or more) CUP CUP NP CUP
Small Family Child Care Home (Up
to 8 children) P P NP P
Large Family Child Care Home (9 to
14 children) P P NP P
Supportive and Transitional Housing P P NP P
Mixed Uses
Mixed Use Developments
(Residential and Non-Residential) P P NP NP
Town Center Specific Plan • Draft Specific Plan • 5-7
TABLE 5.1 — PERMITTED LAND USES, CONTINUED
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Transportation and Utilities
Parking Facilities, including Parking
Garages P P P NP
Transit Facilities P P P NP
Utilities - Minor P P P P
Utilities - Major CUP CUP CUP CUP
Vehicle Storage NP NP CUP NP
Wireless Communications Facilities Per Chapter 20.450 of the SMC 5-8 • Draft Specific Plan • Town Center Specific Plan

5.4 Additional Land Use Regulations
Section 5.4 describes the treatment of permitted,
restricted, and nonconforming land uses within
the Specific Plan area. Table 5.1 — Permitted
Land Uses, identifies permitted and conditionally
permitted land uses within land use districts
depicted upon Exhibit 3.1. Other regulations
related to land uses are listed in the sections
below.

5.4.1 Regulations for Specific Uses
Additional regulations governing specific uses
found in Table 5.1 are listed below:
a. Alcoholic Beverage Manufacturing
Requirements. In addition to the design
guidelines and development standards
within the Specific Plan, the following
requirements shall apply to craft alcoholic
beverage manufacturing uses and accessory
tasting rooms:

1. An alcoholic beverage manufacturing
and accessory tasting room use shall
comply with all federal, state and local
laws and regulations, including a valid
license from the California ABC Board for
the specific type of alcoholic beverage
manufacturing occurring on site;

2. An alcoholic beverage manufacturing
and accessory tasting room use shall
not exceed 6,000 square feet of net floor
area;

3. An alcoholic beverage manufacturing
use may not exceed production of
15,000 barrels per year;

4. All production activities and on-site
storage shall be located completely
within the alcoholic beverage
manufacturing facility. Off-site storage
for an alcoholic beverage manufacturing
facility is permitted, provided it meets all
applicable provisions of the underlying
zone;

5. The display of alcoholic beverages shall
be located within the alcoholic beverage
manufacturing and accessory tasting
room facility;

6. The alcoholic beverage manufacturing
and accessory tasting room use shall be
allowed to operate and be open to the
public during the following hours:
• Manufacturing and operation: 7:00
A.M. to 7:00 P.M. Monday through
Saturday;
• Accessory tasting room open to the
public: 11:00 A.M. to 10:00 P.M. daily;
and
• Service trucks used for the purposes
of loading and unloading materials,
ingredients, products, and equipment
shall be restricted to the hours of 7:00
A.M. to 6:00 P.M. Monday through
Friday and 9:00 A.M. to 6:00 P.M. on
Saturday.

7. The consumption, tasting and sales of
alcoholic beverages shall be limited to
only those products produced on-site;
Town Center Specific Plan • Draft Specific Plan • 5-9

8. Ancillary retail sales shall be limited
to only those retail items directly
associated with the on-site alcoholic
beverage manufacturing facility and
accessory tasting room;

9. The alcoholic beverage manufacturing
use or accessory tasting room shall not
charge an admission fee, cover charge or
require a minimum purchase;

10. A security plan, including a video
surveillance system and exterior lighting
plan, satisfactory to the Community
and Economic Development Director,
or his/her designee, shall be submitted
to and approved prior to the issuing of
a Certificate of Occupancy. The video
surveillance system shall be installed to
assist with monitoring the property on
both the interior and exterior. A Digital
Video Recorder (DVR) or similar videorecording device, capable of exporting images in TIFF, BMP, or JPG format shall
be used. Recording shall be retained for
no less than 30 days. Exterior lighting
shall clearly illuminate the common
areas surrounding the building including,
but not limited to, the entrance and exit
doors, as well as the business address;

11. No more than ten percent (10%) of the
window display area (including any
transparent doors) shall be allowed
to bear advertising, signs or any
other obstructions. All advertising,
signage or other obstructions shall
be placed and maintained to ensure
a clear and unobstructed view of the
establishment’s interior. Window signs
displaying prices shall be prohibited. No
advertising or signage shall be placed in
the area above three (3) feet or below
six (6) feet in height of all windows
measured from grade;

12. Tours of the alcoholic beverage
manufacturing and accessory tasting
room use shall occur on regularly
scheduled days and times. The operator
shall ensure that tours do not negatively
impact adjacent businesses or property
owner; and

13. Alcoholic beverage manufacturing and
accessory tasting room uses shall be
restricted from utilizing ventilation
practices that may negatively impact
residences and may be required to
install mechanical air filtration systems
to the satisfaction of the Community and
Economic Development Director, or his/
her designee.
5-10 • Draft Specific Plan • Town Center Specific Plan
b. Off-Premise Alcohol Sales. Boutique Wine
and Beer Stores may permit the sale of wine
and beer, for off-premises consumptions
under a “Type 20 License” of the ABC byright. General Liquor Stores may permit the sale of general alcohol sales, wine, and beer
for off-premise consumptions under a “Type
21 License” of the ABC with an MUP. In
addition to the standards within this Specific
Plan, the following performance standards
shall apply to Boutique Wine and Beer
Stores and General Liquor Stores:

1. The use does not result in any adverse
effects, jeopardize, or endanger the
health, peace, or safety of persons
residing, visiting, or working in the
surrounding area;

2. The use is operated and maintained
in accordance with all applicable local,
state, or federal codes, laws, rules,
regulations and statutes including those
of the ABC, the City’s General Plan, and
all zoning or nuisance regulations of the
City;

3. The use is operated and maintained in
a neat, quiet, and orderly condition and
operated in a manner so as not to be
detrimental to surrounding properties
and occupants. This shall encompass
the upkeep and maintenance of exterior
facades of the building, landscaping,
designated parking areas serving the
use, fences, and the perimeter of the
site, including all public sidewalks, alleys,
and parkways;

4. The use does not result in repeated
nuisance activities, including but not
limited to disturbance of the peace,
illegal drug activity, public drunkenness,
drinking in public, harassment of
passersby, gambling, prostitution, sale
of stolen goods, public urination, theft,
assaults, batteries, acts of vandalism,
excessive littering, loitering, graffiti,
illegal parking, excessive loud noises
especially in the late night or early
morning hours, traffic violations, curfew
violations, lewd conduct, or police
detentions and arrests;

5. The exterior lighting and security
measures shall comply with applicable
requirements within the SMC;

6. No more than ten percent (10%) of the
square footage of the windows and
transparent doors of the premises shall
be allowed to bear advertising, signs
or any other obstructions including
products, shelving, display items and/
or coolers. All advertising, signage,
product, shelving, display items and/or
coolers shall be placed and maintained
to ensure a clear and unobstructed
view of the establishment’s interior.

Window signs displaying prices shall be
prohibited. No advertising or signage
shall be placed in the area above three
(3) feet or below six (6) feet in height of
all windows measured from grade; and
Town Center Specific Plan • Draft Specific Plan • 5-11

2. Density/Floor Area Allocation. Live/work
units consistent with the provisions
of this section are considered as a
residential unit identified from the
Residential (as specified by Density
standards in Table 5.2 — Development
Standards) allocations for property;

3. Limitations on Use. The non-residential
component of a live/work unit shall be
limited to those uses set forth in Table

5.1. Non-residential activities/uses shall
not be required in these units;

4. Floor Area Requirement. A live/work unit
shall have a minimum floor area of 750
square feet. At least 150 square feet of
a live/work unit shall be designated as
workspace, and measure not less than
15 feet in at least one dimension and
not less than 10 feet in any dimension.

The area for workspace in each unit
shall be clearly demarcated on approved
building plans;

5. Separation of and Access to Individual
Units. Access to each individual live/work
unit shall be provided from the shop
fronts, directly from the sidewalk parallel
to the primary or secondary street, or
from common access areas, corridors,
or halls. The access to each unit shall be
clearly separate from other live/work
units or other uses within the building.

6. Location of Living Space - Ground Floor
Units. Ground floor live/work units shall
designate the front 15 feet of the unit

7. A copy of these performance standards,
additional City or ABC imposed
operating conditions, and a twenty-four
(24) hour complaint telephone number
shall be posted in a conspicuous and
unobstructed place visible from the
entrance of the establishment in public
view.
c. Retail Sales. For all retail sales, no outdoor
storage or sales is permitted in conjunction
with any permitted use, except for
permitted temporary sales, festivals, or
special events.
d. Laboratories/Research and Development. A
CUP is required if the use entails hazardous
materials. Biosafety level 3 and 4 facilities
are not permitted.
e. Live/Work Standards. In addition to
the design guidelines and development
standards within this Specific Plan, the
following requirements shall apply to Live/
Work units:

1. Intent. The development regulations
of this section are intended to facilitate
the creation of new, adaptable live/
work units in a manner that preserves
the surrounding character, supports
enhanced street level activity, maintains
a consistent urban streetwall, and
orients buildings and pedestrians toward
public streets. Live/work units are
intended to be designed with adequate
workspace, higher ceilings, larger doors,
sufficient natural light, open floor plans,
and equipped with non-residential
finishes and features that support arts
and production activities;
5-12 • Draft Specific Plan • Town Center Specific Plan
a. In any residential or live/work unit, storage
of flammable liquids or hazardous materials
beyond that normally associated with a
residential use; and
b. Any other activity or use, as determined by
the Community and Economic Development
Director, to be incompatible with residential
activities and/or to have the possibility of
affecting the health or safety of residents
due to the potential for the use to create
dust, glare, heat, noise, noxious gases,
odor, smoke, traffic, vibration, or other
impacts, or would be hazardous because of
materials, processes, products, or wastes.

5.4.3 Nonconforming Uses
The following section applies to existing
nonconforming uses within the Plan Area:
a. General. The purpose of this subsection
is to recognize and allow for the
continued use of activities that become
nonconforming with the adoption of The
Plan. Except as provided in this subsection,
the nonconforming use regulations
set forth in Chapter 20.620 of the SMC
(Nonconformities) shall apply;
b. Discontinuance of Nonconforming Uses. If
a nonconforming use of a lot, building, or
structure is discontinued for a continuous
period exceeding 180 consecutive
calendar days, the right to continue the
nonconforming use shall expire;
c. Grace period. All existing businesses and
land uses within the Specific Plan shall
not be required to meet to this Specific
Plan until June 30, 2032. After this date,
the existing businesses and land uses
as an area for workspace, in order to
maintain activity and commercial access
along the frontage. Dedicated living
space may be located in the rear portion
of the ground level, provided the front
15 feet of the unit is designated for
workspace;

7. Ceiling Height. Ground floor live/work
units shall have a floor-to-ceiling height
of 12 feet or greater, measured from
top of floor to bottom of ceiling. Upper
floor live/work units shall have a floorto-ceiling height of 10 feet or greater. A mezzanine space may not be included in
the calculation of the minimum height
for any floor level;

8. Integration of Living and Working Space.

Areas within a live/work unit that are
designated as living space shall be an
integral part of the live/work unit and
are not separated (or occupied and/
or rented separately) from the area
designated for workspace; and

9. Client and Customer Visits. Client and
customer visits to live/work units are
permitted.
f. Mixed-use Developments. Individual uses
within a mixed-use development are subject
to the provisions governing those uses
found in this Chapter.

5.4.2 Limitations on Use
The following uses and activities shall be
prohibited:

Town Center Specific Plan • Draft Specific Plan • 5-13
that do not meet the uses or regulations
within this Specific Plan shall be considered
nonconforming. All regulations for additions
and expansions of these uses must adhere
to the zoning designation as of January 1,
2024, as shown in “Exhibit 5.1 — Existing
Zoning Map”;
d. Landscape buffer for uses not meeting the
Specific Plan within the grace period. A
landscape buffer shall be required for uses
that would be deemed inconsistent with the
TCSP. A six (6)-foot wide landscape buffer
shall be required along the sides and rear
property lines of the development project
unless adjacent to an alley. A landscape
buffer is not required in between properties
of the same development project. Front
landscapes setbacks shall be pursuant to
Section 20.315.040 of the SMC. The buffer
shall include one (1) fifteen (15)-gallon
canopy tree every twenty-five (25) feet oncenter. Irrigation for the buffer shall meet Section 20.315.050 of the SMC. Landscape
buffers are not required if the inconsistent
use is expanded by less than ten (10)
percent and less than 1,000 square feet. The
expanded area of the use inconsistent with
the TCSP shall have a ten (10)-foot setback
regardless of the underlying zone;
e. Existing Single-family Residences. Only
single-family residences located within the
TCMU and ROMU zones may be expanded
and remodeled pursuant to the regulations
in the Single Family Residential (RL) zone,
any single-family use outside of these
zones is not permitted to be expanded or
remodeled. No more than fifty (50) percent
of the existing square footage/floor area
and/or total linear feet of interior and
exterior walls shall be remodeled to singlefamily residences within the TCMU and ROMU zone. New single-family residences
may not be established within this zone
(except for Accessory Dwelling Units and
other units allowed pursuant to State Law);
f. Change from a Nonconforming Use
to Another Nonconforming Use. The
Community and Economic Development
Director may authorize a change from a
legally established nonconforming use to
another nonconforming use upon making
the finding that the new use is similar in
character to the existing nonconforming use
and does not have the potential to result in
adverse impacts on surrounding uses.

5.4.4 Temporary Uses
The purpose of this subsection is to regulate
short-term temporary uses and special events
that may occur within the Plan Area.

5.4.4.1 Temporary Outdoor and Seasonal
Uses.

Except as provided in this subsection, the
regulations set forth in Chapter 20.540,
Temporary Use Permits and Special Use Permits,
and 20.400.240, Outdoor Displays and Sales, of
the SMC shall apply. Permitted temporary uses in
the Plan Area are as follows.
a. Short-term temporary commercial uses,
such as business promotions, outdoor sales
seasonal sales, outdoor agricultural sales
and displays, and special events that do
not exceed three consecutive days may be
permitted with a Temporary Use Permit.

A Temporary Use Permit is not required if
the temporary use is consistent with the
following requirements:
5-14 • Draft Specific Plan • Town Center Specific Plan
Exhibit 5.1 — Existing Zoning Map | N.T.S.| Source: Rincon, Google Earth Town Center Specific Plan • Draft Specific Plan • 5-15

5.4.4.2 Outdoor Dining
a. Outdoor dining within public rights-of-way
as an accessory use is permitted with an
approved special encroachment permit,
and shall comply with Chapter 12.12,
Encroachment Permits, of the SMC.
b. Outdoor dining areas with an approved
special encroachment permit must occur
within the street or paseo frontage of an
existing or proposed food and/or beverage
business and be incidental to the operation
of that business.
c. Outdoor dining areas may be located in
areas between the property line of the
adjacent business and the street curb, as
well as in parking areas within the street
subject to approval by the Public Works and
Engineering and Community and Economic
Development Directors.
d. A minimum six-foot (6’) wide pathway,
free from any existing obstacles such as
street furniture or landscaping, must be
maintained and provide a clear linkage to
each side of the property. This pathway
must be maintained to the satisfaction
of the Public Works and Engineering and
Community and Economic Development
Directors or each of his/her designees.
e. Establishments serving alcohol must obtain
any additional permits required by the
Alcoholic Beverage Control Board (ABC) of
the State of California.
f. Any barriers required by the ABC to
delineate outdoor dining spaces shall

1. Location. Temporary uses must be
located upon a parcel containing
only non-residential or mixed-use
development. Location and display of
merchandise must not disrupt normal
circulation of the site, nor encroach
upon pedestrian walkways, driveways
or required landscape areas, or obstruct
sight distances or create hazards for
vehicles or pedestrians;

2. Frequency. No more than four (4)
temporary commercial uses at one site
shall be allowed within any 12-month
period;

3. Existing Parking. The temporary use
shall not cause a reduction in available
parking to less than eighty-five percent
(85%) of parking designated for nonresidential uses required in this Specific Plan; and

4. Outdoor Sales. Temporary outdoor
sales, such as grand opening events or
other special sales, must be incidental
to sales of an existing business on
the same site. Special events such as
farmer’s markets, or mobile vending
allowed by Section 5.4.4.3, Mobile Vending,
are not subject to this requirement.
b. Temporary uses exceeding three (3) days
in duration, or exceeding four (4) distinct
occurrences per year, are permitted with
a Special Event Permit, approved by the
Community and Economic Development
Director or his/her designee; and
c. Special events that occur on public or
private property and are organized by a City
agency are not subject to the requirements
of this subsection.
5-16 • Draft Specific Plan • Town Center Specific Plan

3. The vendor may stop for a maximum
of four (4) hours per stop. A vendor’s
vehicle may occupy more than one (1)
parking space when parking in metered
spaces. Normal parking rates for each
space wholly or partially occupied shall
apply. The vendor must move at least
five hundred feet (500’) before making
another stop in the same area;

4. Tables, chairs, shade structures, and
signs are prohibited on streets, parking
spaces, and sidewalks;

5. No vending is allowed in congested
areas where it may impede or
inconvenience the public or create a
traffic hazard;

6. The vendor shall provide waste
containers and litter removal services
in all areas within fifty feet (50’) of the
vending location and shall properly
dispose of all waste;

7. No vendor shall use amplified sound or
music to advertise vending services;

8. Vending may only occur when the
mobile vending vehicle is legally parked
in a roadway. Vendors shall comply
with the California Vehicle Code, Title
10 (Vehicles and Traffic) of the SMC, and
with all posted parking, stopping, and
standing restrictions at all times;

9. Vending within the public right-of-way
shall not be conducted before 9:00 A.M.
or after 9:00 P.M.;

10. No part of the vehicle, furniture, or
other equipment related to the vending
operation may encroach onto the
be designed to be moveable or semipermanent in nature. These barriers shall attach to the sidewalk in a manner
approved by the Public Works and
Engineering Director and may be subject to
additional criteria as prescribed by the ABC.

5.4.4.3 Mobile Vending
a. Purpose and Applicability. The purpose
of this subsection is to regulate mobile
vendors, such as food trucks, lunch
wagons, and any distributor of food/
beverage or retail goods from a motorized
vehicle within the rights-of-way of the Plan
Area. This subsection does not apply to
mobile vendors participating in farmer’s
markets, street fairs or other special events
permitted by the City. Vending from nonmotorized vehicles within sidewalks or other paths designated for pedestrian
use shall comply with SMC Chapter 5.74,
Sidewalk Vending.
b. Operational Requirements for Mobile
Vendors. All mobile vendors shall comply
with the following regulations:

1. Vending is permitted in the rightsof-way only where mobile vendors have received permission from, or are
contracted with, adjacent businesses
fronting the street;

2. No vending within three hundred feet
(300’) of any school or park, except at
specific parks as discussed per Section

5.4.4.3.c;
Town Center Specific Plan • Draft Specific Plan • 5-17
c. Vending upon City Property. The
Community and Economic Development
Director or his/her designee may review
and approve mobile vending activities on
city parks property operated under the
jurisdiction of the Community and Economic
Development Department and promulgate
rules of operation in these locations,
including operation hours.
d. Vending upon Private Property. All mobile
vending activity upon private property shall
comply with the following regulations.

1. Vendors shall have the property owner’s
written authorization to operate on the
property in their possession at all times.

The written authorization shall describe
the approved location and operation
schedule;

2. Vendors shall only occupy parking
spaces not required to meet the
minimum requirements of SMC Chapter

25.70, Off-Street Parking requirements
of this Specific Plan, or of other offsite uses if those spaces are leased.

This requirement does not apply if the
hours of operation for the vendors and
permitted uses do not coincide;

3. Vendors shall not occupy any paved area
required for loading, circulation or fire
access;

4. Tables, chairs and shade structures may
be allowed in conjunction with food
vendors if they occupy excess parking
spaces or areas not required for loading,
circulation or fire access, and they are
removed daily after use. Tables and
public sidewalk. Vendors may place
waste containers on public sidewalks;
provided, that a minimum six-foot (6’)
clearance for pedestrian accessibility is
maintained. Vendors are responsible
for managing customer queuing and
ensuring that a pedestrian thoroughfare
is maintained;

11. Mobile vendors shall prohibit loitering
by persons within fifty feet (50’) of the
vending location;

12. Mobile vending vehicles shall park in a
manner which ensures that customers
are able to order and pick up food safely
without stepping into a parking space, a
street, or landscaping;

13. The vendor may sell only heated/
prepared foods, non-alcoholic
beverages, fruits, vegetable, and other
consumable food products described
in the application filed with the permit
officer and approved by the permit
officer; and

14. The vendor shall have a business
license and an Orange County Health
Department Permit, and shall comply
with the California Retail Food Code.

The vendor shall maintain possession
of evidence of applicable licenses and
permits at all times during operation and
shall furnish evidence of such licenses
and permits to city officials or law
enforcement upon request.
5-18 • Draft Specific Plan • Town Center Specific Plan

5.5 Development Standards
Development standards and development
intensity within the Specific Plan Area are applied
via a tiered system, as described by Table 5.2 —
Development Standards. For development within
the TCMU and ROMU zones, Development
Tier 1 is considered “base standard” intensity.

Developments may exceed base standard
intensity and qualify for higher intensity tiers of
development by providing community benefit
bonuses as described in Section 5.5.3, Community
Benefit Bonuses.

5.5.1 General Development Standards
a. Development projects shall comply with the
development standards set forth in Table

5.2 — Development Standards. The floor area
ratio (FAR) standards shall apply to the nonresidential component on a development site; the density standards shall apply to any
residential component. The non-residential
(FAR) and residential (density) components
may be additive. Alley abandonments may
be added to the site area of the project.
b. A developer may elect to develop
consistent with either Tier 1, Tier 2, or Tier
3 development standards for live/work,
mixed-use, residential, or commercial
development within the TCMU and ROMU
zones. Projects using Tiers 2 or 3 standards
shall provide community benefits as
described by Section 5.5.3, Community
Benefit Bonuses.
c. All developments within the Plan Area shall
undergo a Site Plan and Design Review, as
described in Section 6.9, Review Procedures.
chairs may be on turf or mulched areas;
provided, that precautions are taken or
improvements are installed to protect
and maintain landscaped areas;

5. Up to five (5) vendors may be on any
individual property at a time; provided,
that vendors do not operate before 8:00
A.M. or after 9:00 P.M.;

6. No vendor shall use amplified sound;

7. Vendors may sell only heated/prepared
foods, non-alcoholic beverages, fruits,
vegetables or other consumable food
products;

8. Mobile vending operations on private
properties beyond the requirements
of this section may be allowed by a
Temporary Use Permit pursuant to Title
25 (Zoning). In addition, the Community
and Economic Development Director
may require a Conditional Use Permit
whenever it appears that mobile
vending activities are having an adverse
impact on the use of the property or
neighboring properties, including traffic,
circulation, parking availability, noise,
trash, or other reasons of public health
or safety; and

9. This subsection does not apply to any
private event where a mobile vendor has
obtained the property owner’s written
permission to cater for a private event
that is held exclusively on the property
and that is not open to the general
public.

Town Center Specific Plan • Draft Specific Plan • 5-19
f. Parks within this section are open to the
public, without charge, each day of the
year, except for temporary closures for
necessary maintenance, public safety, or
special/temporary events;
g. Parks within this section include at least
one pedestrian-scaled amenity such as a
water fountain, art, tot-lot, or other focal
element; and
h. Parks within this section shall be
owned, operated, and maintained by
the developer or property manager
in accordance with an approved
maintenance plan to be reviewed
and approved by the Community and
Economic Development Director.

2. Industrial/Residential Interface. Any live/
work unit or other residential unit on a site
abutting an industrial use on an adjoining
site shall be set back a minimum of 15 feet
from the lot line shared by the property
with the industrial use. A minimum six-foot
masonry wall or other buffering feature
shall be provided.

5.5.2 Additional Regulations

1. Publicly Accessible Open Space
Requirements. As depicted in Exhibit

3.1 – Land Use Districts and Plan Elements
and described in Section 4.4, Open Space
Framework, the specific plan considers the
addition of three public accessible parks
into the City of Stanton – Beach Boulevard,
the Eastern Neighborhood Park, and the
Southern Pocket Park. These parks are
conceptual in nature and their location may
change, but shall be in the same general
location as shown on Exhibit 3.1 and meet
both the intent described in Section 4.4 and
the requirements below.
a. Parks shall meet the following area
requirements:
• Beach Boulevard Plaza – 7,000 square
feet minimum, with 100 of frontage
along Beach Boulevard.
• Eastern Neighborhood Park – 1/2 acre
minimum.
• Southern Pocket Park – 10,000 square
feet minimum.
b. Parks within this section shall have a
minimum dimension of at least 30 feet
on any side.
c. Parks within this section are at least 50
percent open to the sky.
d. Parks within this section are located at
ground level with direct pedestrian and
ADA access to the adjacent public street;
e. Parks within this section are unenclosed
by any wall, fence, gate, or other
obstruction across the subject property;
5-20 • Draft Specific Plan • Town Center Specific Plan
TABLE 5.2 — DEVELOPMENT STANDARDS
Development
Standards
Development within the TCMU and ROMU
Zones
TCI Zone TCR Zone1 Additional
Regulations Base
Standard
(Tier 1)7
Increased
Intensity per
Section 5.5.3
(Tier 2)7
Maximum
Intensity per
Section 5.5.3
(Tier 3)7
a. Maximum
Density
(applies to
residential
component)
30 du/ac 50 du/ac 70 du/ac N/A 6 du/ac
b. Maximum
Floor
Area Ratio
(applies
to nonresidential
component)2

0.50 0.75 1.0 1.0 N/A
c. Maximum
Height3
3 stories
45 feet
4 stories
55 feet
5 stories
65 feet 45 feet 2 stories32 feet
d. Setbacks
Beach
Boulevard &
Main Street4
5 feet min.,
15 feet
max.
5 feet min.,
15 feet
max.
5 feet min.,
15 feet
max.

N/A N/A
All other
streets 10 feet 10 feet 15 feet 15 feet
20 feet
(except
10 feet on
street side)
Side:

Interior 10 feet 10 feet 10 feet
0 feet
adjacent to
industrial
use, 20 feet
adjacent
to all other
uses
5 feet
Setbacks for
industrial
uses apply
only to new
construction
Established
uses shall be
considered
conforming
with regard
to required
setbacks.

Rear 20 feet 20 feet 20 feet
0 feet
adjacent to
industrial
use, 20 feet
adjacent
to all other
uses
1 story – 15
feet
2-story – 20
feet
Setbacks for
industrial
uses apply
only to new
construction.

Town Center Specific Plan • Draft Specific Plan • 5-21
TABLE 5.2 — DEVELOPMENT STANDARDS, CONTINUED
Development
Standards
Development within the TCMU and ROMU
Zones
TCI Zone TCR Zone1 Additional
Regulations Base
Standard
(Tier 1)7
Increased
Intensity per
Section 5.5.3
(Tier 2)7
Maximum
Intensity per
Section 5.5.3
(Tier 3)7
Minimum
Size
3,500
square feet
3,500
square feet
3,500
square feet
10,000
square feet
6,500
square feet
Width
at street
frontage
40 feet 40 feet 40 feet 50 feet 65 feet
g. Maximum
Lot Coverage 60%6 60%6 60%6 60% 45%
h. Minimum
Landscape
Coverage
15% 20% 20% 15% 50%
i. Maximum
Storefront
Size8
6,000
square feet
6,000
square feet
6,000
square feet N/A N/A
j. Maximum
Storefront
Width8
60 feet 60 feet 60 feet N/A N/A
Notes:

1. Accessory structures within the TCR zone do not need to meet these requirements and will be subject to Chapter

20.410 of the SMC.

2. Parking structures shall be exempt from FAR calculations.

3. Regardless of the proposed benefit tiers, maximum height cannot exceed the limitations identified in Exhibit 5.1 – Maximum Building Heights. Developments that provide the Beach Boulevard Plaza or the Eastern Neighborhood Park meeting the requirements identified in Section 5.5.2 may be granted an additional 2 stories in height and an additional 20 feet to the height limit.

4. Properties fronting onto Beach Boulevard and/or Main Street, a minimum of 35% of the building shall be located within 5 feet of the right-of-way. Portions of buildings with a publicly accessible park, plaza, or outdoor dining area separating the building from Beach Boulevard or Main Street shall not be subject to this requirement.

5. If alley is used for direct access to a garage or parking structure, a stacking analysis shall be required to determine the adequate setback from the gate or other obstruction to ensure that queuing does not occur in the alley.

Individual parking spaces that back into the alley may use the entire alley right-of-way as part of the required backup space.

6. Lot coverage may be increased if additional usable common open space equivalent to the additional lot coverage (in square feet) is provided on a podium-level landscaped courtyard or plaza.

7. Parks described in Chapter 3.4 are only required for Tier 2 and 3 developments.

8. These regulations are only applicable east of Chestnut Avenue 5-22 • Draft Specific Plan • Town Center Specific Plan

3. Residential Notice. Residents of new live/
work, mixed-use, and standalone residential
development projects, whether owners
or tenants, shall be notified in writing
before taking up residence that they will
be living in an urban-type environment,
that the noise levels may be higher than
in a strictly residential area, and that there
may be odors associated with neighboring
commercial and industrial uses. The
covenants, conditions, and restrictions of
any development with a residential use
shall require that prospective residents
acknowledge the receipt of the written
notification. Such written notification shall
be provided in residential leases. Signatures
shall confirm receipt and understanding of
this information.

4. Parkland Dedication. Contribution towards
the provision of public parks in the Town
Center area can be in the form of dedication
of land, provisions of improvements, or
payment of fee in excess of that normally
required for parks. For new residential
development, parkland dedication
requirements shall adhere to Chapter 19.42
of the SMC.

5. Street Improvements. Projects are required
to fully improve adjacent rights-of-way
to the centerline, except along Beach
Boulevard. Where infeasible, the applicant
shall contribute to a benefit fund or other
fee program to fund future rights-of-way
improvements.

5.5.3 Community Benefit Bonuses

1. Purpose and Applicability. To provide
an incentive for development, and in
partnership with the City to provide
community benefits that would not
otherwise be created, the Planning
Commission may grant increased FAR,
density, and/or building height in return for
provision of specific community benefits,
as listed below. These benefits shall be in
the City’s interest and will help implement
the General Plan. A variety of objectives
are listed to ensure that proposed project
features are appropriate for the site and
surroundings, and to allow for a wide range
of possible project types.

2. Tier 2 - Number of Community Benefits.

The Planning Commission may approve Tier
2 projects if it determines that the project
includes at least three (3) community
benefits from Subsection 4, below. At a
minimum, the following elements shall be
included: trees, landscaping, seating, bicycle
racks, trash and recycling receptacles, and
signage that include hours of operation.

3. Tier 3 - Number of Community Benefits.

The Planning Commission may approve
Tier 3 projects if it determines that the
project includes at least four (4) community
benefits from Subsection 4, below. At a
minimum, the following elements shall be
included: trees, landscaping, seating, bicycle
racks, trash and recycling receptacles, and
signage that includes hours of operation.

Town Center Specific Plan • Draft Specific Plan • 5-23

4. Community Benefit Features. The following
optional community benefit features above
and beyond the minimum requirements
may be requested by applicants, in order
to achieve higher tiers of development
as described in Table 5.2 — Development
Standards.
a. Paseo Enhancements. The project
includes major pedestrian connections
linking the public sidewalk to another
public amenity such as a park, trail, or
a sidewalk on a different street. Paseos
shall be a minimum of 15 feet wide
and a minimum length of 100 feet and
provide pedestrian amenities such as
seating and public art.
b. Off-site Streetscape Improvements. Offsite streetscape improvements beyond those identified in Subsection 5 of Section

5.5.2:
• Streetscapes improvements in excess
of minimum improvements required
for new development;
• Curb extensions, improved bicycle and
pedestrian crossings/signals, transit/
shelters in the public right of way;
• New pedestrian and bicycle
connections to transit facilities,
neighborhoods, trails, commercial
areas, etc;
• Removal of existing pedestrian and
bicycle barriers (e.g. dead-ends and
cul-de-sacs);
• Upgrading traffic signals to enhance
pedestrian and bicycle safety; and
• Gateway elements, as described in
Section 4.2.4.
c. Pedestrian Connections between
Adjacent Properties. To effectuate the
goal of creating walkable and bikeable
environments, provide improved
pedestrian ways and other paths
open to the public that accommodate
easy movement across and between
properties under separate ownership.

To meet this benefit, the pedestrian
connection shall have a minimum width
of 15 feet.
d. Public Parking Facilities. The project
provides publicly available parking
to serve area-wide parking needs. To
qualify, the parking spaces should be
permanently available for public use
and subject to easements or restrictions
acceptable to the City. To meet this
benefit, there shall be a minimum of 20
parking spaces available to the public.
e. Community or Neighborhood Center.

The project provides an on- or off-site
community or neighborhood center
that provides a space to the public for
group activities, social support, and/or
other purposes. To meet this benefit, the
community or neighborhood center shall
be at least 2,000 square feet in size.
f. Ground-Floor Retail Space. A mixeduse project shall provide ground-floor commercial or retail space equal to at
least 50% or greater of the habitable
square footage of the ground-floor.

The commercial or retail space shall
be oriented towards the street and
include a separate entrance to the nonresidential use. To meet this benefit, the ground-floor retail space must also have
a minimum area of 6,000 square feet of
gross leasable area.
5-24 • Draft Specific Plan • Town Center Specific Plan
g. Grocery Store. An operating community
or neighborhood grocery store with a
gross floor area of at 10,000 square feet.

Through a Development Agreement,
developer shall ensure continuous
operation for a period of at least 15
years (with a vacancy of no more than 6
months per 5 year period).
h. Affordable Housing. The project
provides affordable housing to help
address the state housing crisis. For
Tier 2 projects to meet this benefit a
minimum of 5 percent low and 5 percent
moderate income housing shall be
provided on-site. For Tier 3 projects
to meet this benefit a minimum of 5
percent very-low, 5 percent low and 5
percent moderate income housing shall
be provided on-site.
i. Public Art. Provide public art of at least

0.5 percent of the project valuation
that may be visible to the public and/or
enjoyed by the public.
j. Flexible (Miscellaneous) Benefit.

The applicant agrees to provide a
currently undefined community
benefit approved by the Planning
Commission that is substantially beyond
normal requirements. Examples are
inclusion of a child care center in a new
project, off-site utility infrastructure
improvements above and beyond those
required to serve the development,
additional funding for City programs
such as contribution to a local façade
improvement program, or subsidy for
existing commercial tenants or other
local small businesses.

5.5.4 Private Open Space
Common open space shall be provided with
shared access for all building tenants. These may
include, but are not limited to:
• Courtyards;
• Gardens;
• Plazas;
• Dog Runs;
• Pool Decks;
• Rooftop Amenity Areas; and
• Playground Areas.

A minimum amount of private open space shall
be provided for any project with a residential use
as identified in Table 5.3 — Private Open Space
Requirements. This requirement may be satisfied
through the inclusion of personal open space
(such as a private balcony or patio) or common
open space (such as a courtyard or a pool).

For the purposes of this standard, an affordable
housing project is defined as one that reserves
a minimum of 50% of the units for incomerestricted households, as defined by California State Law. Provided this definition is met, the
usable private open space standard applicable
to affordable housing projects would apply to all
the units in the project, whether or not they are
affordable.

Town Center Specific Plan • Draft Specific Plan • 5-25
TABLE 5.3 — PRIVATE OPEN

SPACE REQUIREMENTS
Project Type Private Open space
Requirement
Affordable Housing
Projects
150 Square Feet
per Unit
All Other Residential
Projects
200 Square Feet
per Unit
Personal open space shall have a minimum
dimension of five (5) feet in depth and eight (8)
feet in width. Common open space shall have a
minimum dimension of fifteen (15) feet in any
direction.

5.5.5 Maximum Building Height
In addition to the regulations within Table 5.2,
maximum building height within the Plan Area
is depicted upon Exhibit 5.2 — Maximum Building
Heights and is five stories and 65 feet along
Beach Boulevard. Building height is limited to
three stories and 45 feet in areas adjacent to
a sensitive use, such as an existing residential
neighborhood. These sensitive uses are buffered
by a minimum of 50 feet.

Developments that provide the Beach Boulevard
Plaza or the Eastern Neighborhood Park are
permitted to exceed the maximum height limit by
an additional two stories and 20 feet.

5.6 Allowable Encroachments/
Projections
An encroachment is a permitted allowance
into a required ground-floor or upper-level
setback or stepback. A projection is an element
that is allowed to project above the maximum
height limit. In all cases, all encroachments and
projections shall comply with the California
Building Code (CBC), as well as other applicable
codes and regulations such as the American
Disability Act.

No projections or encroachments into public
rights-of-way shall be permitted without first
obtaining an encroachment permit per the
SMC Chapter 12.12. Permitted projections are
described in Section 20.305.050 of the SMC.w
Permitted encroachments are described in
Section 20.305.070 of the SMC.
5-26 • Draft Specific Plan • Town Center Specific Plan
Exhibit 5.2 — Maximum Building Heights | N.T.S.. | Source: KTGY, Google Earth 50’

CITY OF STANTON

CITY OF GARDEN GROVE
Stanton Storm Channel
Cerritos Avenue
Pacic Street
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Dale Avenue
Beach Boulevard
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue
Union Pacic Stanton Industrial Railway
Town Center Specific Plan • Draft Specific Plan • 5-27
TABLE 5.5 — PARKING AISLE DIMENSIONS
Parking Space Angle Required Backup Aisle
90 degree 24 feet
60 degree 18 feet
30 degree 13 feet
d. Bicycle Parking. Bicycle parking shall be
provided as indicated on Table 5.6 — Bicycle
Parking Required.

TABLE 5.6 — BICYCLE PARKING REQUIRED
Residential Land Uses Minimum Number of
Parking Spaces Required
Short-term - Visitor
Bicycle Parking Per CALGreen
Long-term - Resident
Bicycle Parking

0.25 spaces/unit or per
CAL Green
Commercial and
Industrial Land Uses
Minimum Number of
Parking Spaces Required
Short-term - Visitor
Bicycle Parking
5% of required vehicular
parking spaces
Long-Term -
Employee / Tenant
Bicycle Parking
1% of required vehicular
parking spaces or per
CALGreen

1. Short-term bicycle parking (e.g. bike
racks) shall be anchored permanently to
the ground within 200 feet of a building’s
primary entrance.

2. Long-term bicycle parking shall be
conveniently accessed from the street
and occur as one of the following forms:
• Covered, lockable enclosures with
permanently anchored racks for
bicycles;
• Lockable bicycle rooms with
permanently anchored racks; and
• Lockable, permanently anchored
bicycle lockers.

5.7 Off-Street Parking Standards
a. Off-Street Vehicle Parking. Required offstreet parking for residential uses shall be provided as indicated in Table 5.4 — OffStreet Vehicle Parking. Parking requirements for single-family and non-residential uses
are set forth in Chapter 20.320 of the SMC.

TABLE 5.4 — OFF-STREET VEHICLE PARKING
Number of Bedrooms in
a Unit
Minimum number of
parking spaces required
0 (Studio, Loft) 1 space per unit
(covered)
1 1 space per unit
(covered)
2 1.5 spaces per unit
(covered)
3 or Greater 2 spaces per unit
(covered)
Guest Parking 1 space per 4 units
Live/Work Units

0.5 spaces in addition to
the residential parking,
above.
b. Vehicle Parking Stall Dimensions. All
parking stalls shall have minimum
dimensions of eight and one-half (8½) feet
in width by seventeen (17) feet in length,
except for required accessible parking
spaces which shall meet the dimensions
required in the California Building Code in
effect at the time a project is submitted for
City review. No compact parking stalls shall
be allowed if only a single dimension stall is
used.
c. Aisle Dimensions. All aisles within a parking
area shall be as indicated on Table 5.5 —
Parking Aisle Dimensions.
5-28 • Draft Specific Plan • Town Center Specific Plan
e. Electric Vehicle (EV) Charging Stalls.

Electric vehicle charging stalls for nonresidential uses shall be provided as indicated on Table 5.7 — Non-residential
EV Charging Stalls Required. For residential
uses, 3% of all required parking spaces
shall include EV charging stations. In the
event that CALGreen requirements are
more restrictive, the more restrictive
requirements shall apply.

TABLE 5.7 — NON-RESIDENTIAL EV

CHARGING STALLS REQUIRED
Total Number of Actual
Parking Spaces
Amount of EV Charging
Stalls Required
0-9 0
10-25 1
26-50 2
51-75 3
76-100 4
101-150 5
151-200 6
201 and over
3 percent of total,
rounded up to nearest
whole number.
f. Surface Parking Landscaping Requirement.

Landscaping for surface parking lots shall
be subject to Section 20.320.110 of the
SMC.
g. Parking Structure Screening Requirements.

Any exposed elevation of parking structure
shall be designed to be compatible with the
architectural character of the development
it is associated with or shall be screened
from public view. Preferred screening
treatments include, but are not limited to:

1. Landscape screening in the form of trees
planted at a minimum of every 25 linear
feet;

2. Artistic architectural screening
techniques, such as metal fins, louvers,
or other architectural elements; and

3. The use of appropriate architectural
and material treatments such as heavy
textured concrete, planters, openings,
indentations, and/or projections of
exterior walls to provide visual interest.

Town Center Specific Plan • Draft Specific Plan • 5-29

5.9 Signage
Except as identified below, signage within the
Specific Plan area shall comply with SMC Chapter

20.325, Sign Standards.

5.9.1 Exempted Signs
The following signs and/or sign structures are
exempt from any sign permit requirements
provided, that such signs shall comply with all
other applicable requirements of the Specific
Plan and SMC.
a. All signs identified in Section 20.325.050 of
the SMC;
b. Temporary contractor’s, future
development and building sale signs that
comply with the provisions in the SMC; and
c. The changing of advertising copy or
message on bulletin boards, and pageantry,
when the basic board or pageantry is
permitted under the provisions of this
Specific Plan. Messages may be changed
digitally or manually.

5.9.2 General Sign Standards
The following requirements shall apply to signs
within the Specific Plan.
a. All signs and community monumentation
shall be included as part of an approved
Sign Program;
b. Projecting Signs Clearance. A minimum
eight (8) feet vertical clearance is required
from the bottom of a projecting sign,
marquee, blade or awning to the sidewalk
or grade immediately below the sign;

5.8 Fences and Walls

5.8.1 Height
With the exception of fences and walls within
the required front setback, fences and walls
up to eight (8) feet in height are permitted,
as measured from the lowest adjacent grade.

Fences and walls within the front setback are
limited to 42 inches in height. Fences of a greater
height than herein permitted may be approved
with the approval of the Community and
Economic Development Director or his or her
designee. Fences and walls shall adhere to the
other requirements and limitations of the SMC
Chapter 20.310.

5.8.2 Measurement of Height.

Except as provided in Section 20.310.040 of
the SMC, the height of a fence or wall shall be
measured from the lowest adjacent grade.

5.8.3 Traffic Visibility Area
Development proposed adjacent to a public
or private street or alley intersection, or the
intersection of a driveway with a street, shall be
designed to provide an area of unobstructed
vision to provide for pedestrian and traffic safety
per the regulations of SMC Section 20.305.100.

5.8.4 Nonconforming Fences and Walls
Any fence or wall existing at the effective date
hereof whose height exceeds that specified is
nonconforming. The City Council may order, by
resolution, a nonconforming fence or wall to
be caused to conform upon its conclusion that
a public hazard or public inconvenience results
from such nonconformance.
5-30 • Draft Specific Plan • Town Center Specific Plan
c. Unless otherwise permitted by this Section,
signs that include, but are not limited
to, rotating, flashing, swinging, blinking,
strobing, or otherwise changing appearance
are prohibited. In cases where illuminated
signs display temperature and time,
said sign shall receive City approval and
shall include a mechanism to reduce the
brightness of said sign when in proximity to
a residential neighborhood; and
d. All signs may be internally or externally
illuminated. All direct light rays from all
signs shall be confined onto the Project
site and shall not shine directly upon
neighboring property. All exposed raceways
are prohibited. Temporary lighting such as
search or flood lights that are used on a
permanent basis are prohibited.
e. The Planning Commission may grant
approval of signs that do not comply with
these regulations through the Sign Program
application process; and
f. Off-site advertising is permitted as part
of pageantry. All pageantry with offsite signage must be located within a commercial area and shall be oriented
towards internal uses and shall not be
readily visible from properties outside of
the Specific Plan Area.

Town Center Specific Plan • Draft Specific Plan • 6-1
6 Implementation

6.1 General Provisions
The City of Stanton shall administer the provisions of the Town Center Specific Plan in accordance with the State of California Government Code, the Stanton General Plan, the City of Stanton Municipal Code, the Subdivision Map Act, and other applicable State and City regulations.

The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future.

Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City’s adopted codes and regulations.

6.1.1 Interpretation
In instances where any section, subsection, sentence, clause, phrase, portion or word contained within The Plan is undefined, unclear or vague, then the Community and Economic Development Director, or their designee, shall make a determination as to its meaning and intent.

The Community and Economic Development Director may elect to forward any item to the Planning Commission for final determination.

Said determination shall be considered to be final.

6.1.2 Severability
If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions hereto. The City hereby declares that it would have adopted these requirements and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional.
6-2 • Draft Specific Plan • Town Center Specific Plan
by the City’s Planning Division and found
to be consistent with the adopted Specific
Plan. Criteria for review and approval of
proposed development shall include, but
not be limited to the following:

1. Conformance with the land use
designation;

2. Conformance with the specific
development standards and regulations,
goals, and policies of the Specific Plan;
and

3. Conformance with the intended density/
intensity of the Plan Area.
b. All Tentative Tract or Parcel Maps shall
be consistent with this Specific Plan, as
adopted.

6.1.3 Compliance with the Adopted Specific
Plan
The City of Stanton shall monitor compliance
with the adopted Specific Plan and mitigation
measures at these stages, as appropriate:
• During the review and approval of
subsequent Site Plan and Design Reviews,
Tentative Maps, Conditional Use Permits,
and other permits, as appropriate.
• During the review of construction
documents, and prior to the issuance of
grading and building permits.
• Prior to the issuance of a certificate of
occupancy for any building within the
Specific Plan area.
• Prior to the recordation of any final map
within the Specific Plan boundaries.

6.1.4 Implementing Development Process
Approvals
Table 6.1 — Development Process Approvals,
depicts the process of entitlement through
the City of Stanton for various applications
and action. Table 6.1 applies only to future
developments being implemented within the
Town Center Specific Plan area.

The following administrative standards governing
implementation of future development
applications (including Site Plan and Design
Reviews, Tract Maps, Parcel Maps, Variances,
and Conditional Use Permits) for future
developments within the Plan Area.
a. No development shall occur or building
permits issued within the adopted Plan Area
until the proposed development is reviewed
Town Center Specific Plan • Draft Specific Plan • 6-3

6.2 Enforcement
This Specific Plan shall generally be enforced
in a manner identical to the prevailing City of
Stanton procedure(s) to enforce the provisions
of the zoning and subdivision codes. The City or
Stanton Community & Economic Development
Department shall enforce the Development
Regulations and Design Guidelines set forth
herein, in accordance with the State of California
Government Code, Subdivision Map Act, the
Stanton General Plan, and the City of Stanton
Municipal Code. The development procedures,
regulations, standards, and specifications
contained in the adopted Specific Plan shall
supersede the relevant provisions of the City’s
Municipal Code, as they currently exist or may be
amended in the future.

6.3 Nonconforming Uses
Nonconforming industrial uses within the Plan
Area are governed by Section 5.4.3 of the TCSP.

All other nonconforming uses within the Plan
Area shall be as described Chapter 20.620,
Nonconformities, of the SMC.

TABLE 6.1 — DEVELOPMENT PROCESS APPROVALS
Development Process Approvals
Action Required By
Community
and Economic
Development
Director
Planning
Commission City Council
Variances (SMC Chapter 20.555) •
Conditional Use Permit (SMC Chapter 20.550) •
Tentative Maps (SMC Chapter 19.10) •
Specific Plan Use Interpretations •
Specific Plan Amendments (TCSP Section 6.7.2) • •
Community Benefit Bonuses (TCSP Section 6.8) •
Site Plan and Design Reviews, including deviation
from objective design standards (TCSP Section

6.8(d))
•
6-4 • Draft Specific Plan • Town Center Specific Plan

6.5 Financing
A successful mixed-use district requires a
high standard of street and landscaping
improvements in order to create a positive multimodal experience and to implement the vision of the Specific Plan. These types of improvements
will be initiated by the City of Stanton and as a
part of the redevelopment process of the district.

Several types of financing strategies and
tools are available for financing district-wide
improvements. It is anticipated that the Plan
Area will be redeveloped over time using a
combination of financing strategies and tools
which could include, but are not limited to, the
strategies indicated in Sections 6.5.1 through

6.5.4. 6.5.1 Bonds
Street and landscaping improvements within
the public right-of-way may be funded via the
issuance of municipal bonds.

6.4 Project Phasing
Redevelopment of the Plan Area will take
place over time. As the majority of the parcels
within the Plan Area are privately owned,
redevelopment upon these parcels will be
initiated by the property owner in accordance
with the regulations of this Specific Plan.

Streetscaping improvements may be initiated
by the City of Stanton as funds are made
available. The City of Stanton may implement
comprehensive street improvements to any or all
rights-of-way within the Plan Area.

Town Center Specific Plan • Draft Specific Plan • 6-5

6.5.4 Infrastructure Financing
a. The storm drain and flood control systems
shall be funded and constructed by the
developer, Community Facilities District
(or other similar mechanism), or some
combination thereof.
b. The backbone water facilities and
infrastructure shall be owned, operated,
and serviced by the Golden State Water
District. Any necessary improvements to the
water system as a result of development
shall be borne by the developer.
c. The backbone sewer facilities and
infrastructure shall be owned and operated
by the City of Stanton. Any necessary
improvements to the sewer system as a
result of development shall be borne by the
developer.
d. Telephone, electricity, gas lines, and
cable television lines shall be installed
and maintained by the appropriate utility
companies.

6.5.2 Assessment District
Special assessment districts, such as those
permitted by the Municipal Improvement Act of
1913, the Improvement Bond act of 1915, and
the Lighting and Landscape Maintenance Act of
1972, provide methods of leveraged financing
whereby a public entity determines an area in
which the provision of facilities will benefit real
property.

A special assessment district may be created
for the Plan Area to cover improvements to
properties benefitting from infrastructure and
streetscaping improvements. This financing
tool can be used for public improvements that
directly benefit specific properties that are
assessed to pay for the improvements at no risk
to public agency general funds.

6.5.3 Maintenance or Community Benefit
District
a. A maintenance district could be created
to fund the ongoing maintenance of the
streetscape and open space within the Plan
Area.
b. A community benefit district could be
created to fund improvements and the
ongoing maintenance of the streetscape
and open space within the Plan Area.

Community benefit districts may be
administered by a private corporation or by
the City of Stanton.
6-6 • Draft Specific Plan • Town Center Specific Plan
TABLE 6.2 — MAXIMUM DEVELOPMENT

ANALYZED PER CEQA
Land Use Maximum Allowable
New Development
Multi-family
Residential 1,534 dwelling units
Upon performing additional environmental
review, Table 6.2 may be amended upon
certification of the appropriate environmental
document pursuant to CEQA and at the
discretion of the Community and Economic
Development Director or his/her designee, per
Section 6.7.1(h) of this Specific Plan.

6.6 Maximum Development Analyzed
per CEQA
Table 6.2 — Maximum Development Analyzed per
CEQA, depicts the maximum allowed overall
development within the Plan Area determined
by the environmental analysis performed for this
Specific Plan. As the Plan Area is developed over
time, remaining development capacity shall be
tracked by the City of Stanton. A sample tracker is
provided in Appendix B of this Specific Plan. The
City may elect to track development within this
Specific Plan or as a separate methodology.

Development exceeding the thresholds identified
in Table 6.2 is permitted; however, additional
environmental review may be required. For
residential development within the Plan Area,
dwelling units identified in Table 6.2 are “base
units.” Affordable housing bonuses pursuant to
Chapter 20.330 of the SMC and/or the California
Government Code may allow developments
to exceed both the maximum allowable new
development threshold for new dwelling units
identified in Table 6.2, as well as maximum
development standard densities identified in
Table 5.2. These bonuses do not affect nonresidential development capacity within the Plan Area.

Town Center Specific Plan • Draft Specific Plan • 6-7
modify ingress and egress locations, or to
respond to new information that was not
available at the time the Specific Plan was
originally prepared;
c. Minor changes to the design of the roadway
cross-sections, provided that the streets
have adequate capacity to handle the
anticipated volumes of traffic and the
design changes are deemed acceptable by
the City’s Traffic Engineer;
d. Minor modifications to the architectural or
landscape design guidelines;
e. Minor modifications to the water, sewer,
and/or drainage plan;
f. Addition of new information or data to the
Specific Plan maps, figures, and/or text
which does not change the effect of any
concepts or regulations.

6.7.2 Specific Plan Amendments
Modifications to the Plan not identified in Section

6.7.1, Minor Adjustments to the Specific Plan,
require a Specific Plan Amendment.
a. The City of Stanton, a property owner
within the Plan Area, or designee shall have
the authority to initiate an amendment to
the adopted Specific Plan at any time. No
authorization by City staff, the Planning
Commission, or the City Council shall
be necessary to initiate a Specific Plan
Amendment to the Town Center Specific
Plan.

6.7 Specific Plan Adjustments and
Amendments

6.7.1 Minor Adjustments to the Specific
Plan
Minor adjustments to the plans, guidelines,
regulations, and standards contained in this
Specific Plan may be approved at the discretion
of the Community and Economic Development
Director; provided, however, that such deviations
are deemed to be in substantial conformance
with this Specific Plan and are not detrimental to
the public health, safety and welfare.

Minor adjustments to the adopted Specific Plan
must be consistent with the purpose and intent
of the originally approved Specific Plan. Any
decisions made by the Community and Economic
Development Director may be appealed to the
Planning Commission. Decisions of the Planning
Commission may be appealed to the City Council.

Decisions by the City Council shall be deemed to
be final. The following modifications constitute
“minor adjustments” to the approved Town
Center Specific Plan:
a. Table 6.2, — Maximum Allowable Development
Analyzed per CEQA, may modified with
administrative review with the approval of
the Community and Economic Development
Director or his or her designee, if the
required CEQA review demonstrates that
the Plan Area may accommodate additional
development;
b. Minor changes to the circulation plan to
accommodate actual conditions on-site or
6-8 • Draft Specific Plan • Town Center Specific Plan
recommendations. Upon the close of the
required public hearing, the City Council
shall act to adopt, reject, or modify the
proposed Specific Plan Amendment.
g. Prior to approving or conditionally
approving any Specific Plan Amendment,
the Planning Commission and City Council
must make that the following findings
regarding the Amendment:
• It is consistent with the goals and
policies of the City of Stanton General
Plan;
• It is consistent with the goals and
policies of the Specific Plan and with its
purposes, regulations, standards, and
guidelines;
• Results in development of desirable
character that will be compatible with
existing and proposed development in
the surrounding neighborhoods; and
• Respects the aesthetic assets of the
community consistent with economic
realities.
b. Said amendment shall not require a
concurrent General Plan Amendment
unless it is determined by the City of
Stanton that the proposed amendment
would be inconsistent with the General Plan
goals, objectives, policies, or programs.
c. All Specific Plan Amendments shall be
subject to the requirements of CEQA
and any applicable City of Stanton
environmental guidelines.
d. The Planning Commission and City Council
shall each hold a public hearing on the
proposed amendment of The Plan. Any
hearing may be continued from time to time
as deemed appropriate and necessary by
the Planning Commission and City Council.
e. The Planning Commission shall review all
proposed amendments to the adopted
Specific Plan. Upon the close of the required
public hearing, the Planning Commission
shall act by resolution to recommend to
adopt, reject, or modify the proposed
Specific Plan Amendment and forward its
recommendation and findings to the City
Council for action.
f. The City Council shall review the
Planning Commission’s findings and
Town Center Specific Plan • Draft Specific Plan • 6-9

6. The project must not include a
subdivision of land, subject to certain
exemptions (CGC subsection (a)(9)).

7. The project must be consistent with
objective design review standards and
objective zoning standards at the time
the application is submitted. Objective
standards are those that require no
personal, subjective or discretionary
judgement, and must be verifiable by
reference to an external and uniform
source knowable prior to submittal.
(CGC subsection (a)(5)).

8. The project must be located outside of
the following areas (CGC subsection (a)
(6)-(a)(7)):
• Coastal zone
• Prime farmland or farmland of
statewide importance
• Wetlands, as defined under federal law
• Earthquake fault zones
• High or very high fire hazard severity
zones
• Hazardous waste sites
• FEMA designated flood plain or
floodway
• Protected species habitat or lands
designated for conservation in a
habitat conservation plan
• Lands under a conservation easement
• A site that would require the
demolition of any housing subject to
recorded rent restrictions, housing

6.8 Review Procedures
a. Site Plan and Design Review Required. Site
Plan and Design Review is required for
all projects within the Specific Plan area
pursuant to Chapter 20.530 (Site Plan and
Design Review) of the SMC.
b. Residential and mixed-use projects meeting
eligibility requirements for Senate Bill (SB)
35 are not subject to discretionary design
review, and are instead only subject to the
objective design standards found within
this Specific Plan and the SMC. A summary
of eligibility requirements for SB 35 under
California Government Code (CGC) Section
65913.4 are as follows:

1. The project is a multi-family housing
development consisting of two or more
units. (CGC subsection (a)(1)).

2. The project dedicates a minimum of
50% of units as housing affordable
to households making below 80% of
the area median income (AMI)(CGC
subsection (a)(4)(B)).

3. The site is in an “urbanized area” or
“urban cluster” as designated by the
Census (CGC subsection (a)(2(A)).

4. At least 75% of the perimeter of the site
adjoins parcels currently or formerly
developed with “urban uses” (CGC
subsection (a)(2)(B), (h)(8)).

5. Mixed-use developments must propose
at least 2/3rds square footage as
residential uses.
6-10 • Draft Specific Plan • Town Center Specific Plan
c. Projects that meet the eligibility
requirements for SB 35 may utilize an
“streamlined” review process. Applicants
shall submit to the City a memo
summarizing project compliance with the
eligibility requirements of SB 35. City staff
shall review project compliance with the
Government Code through a ministerial
process. Deviations from the Specific Plan’s
objective design standards are permitted,
at the discretion of the Community and
Economic Development Director. SB 35
eligible projects are exempt from the
California Environmental Quality Act (CEQA).
d. Planning Commission Approval of
Community Benefits Bonuses. The Planning
Commission shall be the final review
authority for an application for Tier 2 and
Tier 3 projects.
e. Should SB 35 be updated or amended, or
should the State Department of Housing
and Community Development modify the
City of Stanton housing determination,
changes in state law or determination shall
supersede this Section.
subject to rent control, a historic
structure on a local, state, or federal
register, or housing occupied by
tenants within the past 10 years.
• A site that previously contained
housing occupied by tenants within
the past 10 years.
• A parcel of land governed by the
Mobilehome Residency Law, the
Recreational Vehicle Park Occupancy
Law, the Mobilehome Parks Act, or the
Special Occupancy Parks Act.

9. The entire development must be a
“public work” for purposes of prevailing
wage law, or construction works shall be
paid at least the prevailing wage within
the area (CGC subsection (a)(8)(A)).

10. The project proponent must certify that
“a skilled and trained workforce” will be
used to complete the development if any
of the following conditions in Table 6.3,
Skilled and Trained Workforce Applicability,
apply.

TABLE 6.3 — SB 35 SKILLED AND TRAINED

WORKFORCE APPLICABILITY
Bay/Coastal Counties
>225K in population
Non-Bay/Coastal Counties
<550K in population
Until 2022: Projects >75
Units
Until 2020: Projects >75
Units
After 2022: Projects >50
Units
2020-2022: Projects >50
Units
--- After 2022: Projects >25
Units
Town Center Specific Plan • Draft Specific Plan • 6-11

6.10 Impact Fees
Parks Fees
In-lieu parkland dedication fees collected within
the Plan Area as a result of new development
shall be collected and administered pursuant to
the City of Stanton Park In-Lieu Fee Program, as
described in SMC Chapter 19.42.

Parking District Fees
Fees collected within the Plan Area as a result
of a future parking program serving Main
Street and the surrounding businesses shall
be collected and administrated pursuant to
the implementation procedures of that future
parking program.

6.9 Main Street Parking Program
During the initial outreach process, stakeholders
expressed a preference for a shared parking
facility that serves businesses located on and
around the Main Street corridor.

A future shared parking program will be explored
by the City. Aspects of this parking program
could include allowing businesses on Main Street
to count street-parking towards their parking
requirements, or the establishment of a surface
or garaged shared parking facility to serve the
Main Street corridor.

Program details, design, and funding
mechanisms shall be examined by the City of
Stanton in the future.
6-12 • Draft Specific Plan • Town Center Specific Plan
This page intentionally blank
Town Center Specific Plan • Draft Specific Plan • A-1
Chapter 2 — Community Development
Policy Consistency Analysis
GOAL LU-1.1: CREATE AN ECONOMIC AND FISCAL BALANCE OF RESIDENTIAL, COMMERCIAL AND INDUSTRIAL USES.

Strategy LU1.1.1
Encourage land uses which maximize
economic development and enhance the
quality of life.

The Specific Plan is designed to
encourage a desirable mix of
commercial, residential, mixeduse, and industrial uses. Design Guidelines and Development
Regulations encourage high-quality
development and enhanced quality
of life within Stanton. Objective 12 of
the Specific Plan encourages economic
development and incentivize investing
in infill development.

Strategy LU1.1.2Ensure adjacent land uses are compatible with one another.

The Town Center Specific Plan includes
a Land Use Plan (Exhibit 3.1) where
sensitive uses such as single-family
residential uses are buffered from the
impacts of industrial and commercial
development by limiting uses and
intensity surrounding the single-family
residential areas.

Appendix A — General Plan Consistency Analysis
This Appendix contains a consistency analysis between The Town Center Specific Plan and the goals and policies contained in the City of Stanton General Plan as required by Section 65454 of the California Government Code. As shown by this consistency analysis, The Town Center Specific Plan is consistent with the City of Stanton General Plan.

A-2 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL LU-2.1: ENCOURAGE LAND USES WHICH PROVIDE EMPLOYMENT OPPORTUNITIES FOR STANTON RESIDENTS.

Strategy LU2.1.1
Encourage revitalization and intensification of
underutilized commercial uses within the city
through the redevelopment process.

The Specific Plan includes a series
of land use policies that encourage
revitalization and mixed-use
redevelopment, and encourages
intensification of underutilized
commercial development that
intensifies existing uses and better
responds to changing economic
market conditions. The Specific Plan’s
second objective is to maintain existing
businesses while encouraging a
broader mix of uses and encouraging
the revitalization of existing industrial
uses.

GOAL LU-2.2: PROMOTE QUALITY, CONTEMPORARY INDUSTRIAL DEVELOPMENT.

Strategy LU2.2.1
Develop an incentive program and other
measures to encourage “business park”
environments and improve project design.

Section 4.7.2.3 of the Specific Plan
includes design guidelines for future
industrial development within the Plan
Area to be of high-quality designs and
the development regulations included
allow for only light-industrial uses that
have fewer impacts on surrounding
uses.

GOAL LU-3.1: A RANGE AND BALANCE OF RESIDENTIAL DENSITIES WHICH ARE SUPPORTED BY ADEQUATE CITY SERVICES.

Strategy LU3.1.1Preserve single-family residential
neighborhoods
The Specific Plan maintains the existing
single-family residential land uses and
preserves the low-density character of
these neighborhoods. The Specific Plan
also includes buffers from neighboring
commercial and industrial uses by
limiting uses and intensity surrounding
the single-family residential areas.

Objective 1 of the Specific Plan aims
to preserve existing residential
neighborhoods and create a vibrant,
pedestrian friendly environment.

Town Center Specific Plan • Draft Specific Plan • A-3
Policy Consistency Analysis
Strategy LU3.1.2Encourage infill and mixed-use development within feasible development sites.

Mixed-use development is encouraged
by the Specific Plan. The Retail
Oriented Mixed-Use (ROMU), Town
Center Mixed-Use (TCMU) land uses
encourage mixed uses, with the
ROMU and TCMU zones including
residential uses. Also, Objective 12 of
the Specific Plan encourages economic
development and incentivize investing
in infill development.

GOAL LU-5.1: ENCOURAGE THE CONSOLIDATION OF EXISTING NON-CONFORMING

LOTS IN COMMERCIAL, INDUSTRIAL, AND MEDIUM AND HIGH-DENSITY RESIDENTIAL AREAS.

Strategy LU5.1.1
Increase the non-financial incentives for
lot consolidation in selected industrial,
commercial, and medium and high-density
residential areas.

Section 2.2.2 of the Specific Plan
includes new regulations that
encourages private development
to consolidate lots for industrial,
commercial, high-density residential,
and mixed-use development. Lot
consolidation aligns with the Specific
Plans seventh objective of creating a
true “main street” through focusing on
developing in a centralized area.

GOAL LU-7.1: PROVIDE INFRASTRUCTURE TO CREATE FOUNDATION FOR FUTURE DEVELOPMENT.

Strategy LU7.1.2
Ensure adequate funding for the financing
of public facilities and capital improvements
related to new development.

Chapter 6 of the Specific Plan identifies
various funding mechanisms that
may be utilized to ensure adequate
funding for public facilities, capital
improvement, and expansion of future
services. This encourages Objective 11
of the Specific Plan to ensure adequate
and efficient infrastructure to support
existing and future development.

A-4 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL CD-1.1: PROMOTE QUALITY DEVELOPMENT AND DESIGN THAT PRESERVES AND

ENHANCES A POSITIVE AND UNIQUE IMAGE OF STANTON, AND FOSTERS A SENSE OF COMMUNITY PRIDE.

Strategy CD1.1.1
Identify a desired image and vision for the city
of Stanton that can provide the basis for the
design of new development, redevelopment,
and all other facets of the city’s physical
environment.

Preliminary phases of the Specific
Plan included extensive outreach
and visioning efforts, ensuring the
identity of the Plan Area and future
development patterns reflect the
desires of residents and stakeholders
within Stanton as detailed in the
project vision and objectives in Section

1.1.1. Strategy CD1.1.2
Ensure that new development within the
city contributes to the image of Stanton in a
positive way and places a high standard of
architecture and site design.

Chapter 4 of the Specific Plan
includes Design Guidelines and
Development Regulations that require
future projects to include highquality architecture, site design, and orientation.

GOAL CD-1.2: PROMOTE AN ATTRACTIVE STREETSCAPE AND PUBLIC RIGHT-OF-WAY,

ESPECIALLY ALONG MAJOR PRIMARY AND SECONDARY CORRIDORS, THAT IS CONSISTENT WITH THE DESIRED VISION AND IMAGE OF STANTON.

Strategy CD1.2.1 Create a unified and consistent streetscape.

Section 4.3 Streetscape Design
Guidelines of the Specific Plan includes
guidelines for streetscape within the
public rights-of way, and includes
recommendations for streetscaping
enhancements along major arterials,
such as Beach Boulevard, as well as
other streets within the Plan Area.

Chapter 3 — Community Design
Town Center Specific Plan • Draft Specific Plan • A-5
Policy Consistency Analysis
GOAL CD-1.3: PROMOTE COMPATIBILITY BETWEEN LAND USES, INCLUDING EXISTING, REDEVELOPED, AND NEW USES, TO FURTHER COHESIVENESS ALONG THE CITY’S PRIMARY AND SECONDARY CORRIDORS.

Strategy CD1.3.1Discourage placement of incompatible land uses next to each other.

The Town Center Specific Plan includes
varying land uses and development
regulations that eliminate incompatible
uses being located next to each
other and minimizes the effects
of commercial and industrial
development upon residential uses
(Table 5.1—Permitted Land Uses).

Industrial uses are envisioned to be
those compatible with residential uses.

Strategy CD1.3.2
Support redevelopment of existing
commercial, industrial, and residential
structures and site improvements.

By increasing the allowed intensity
within the Plan Area, the Specific Plan
supports the redevelopment of existing
commercial, industrial, and residential
parcels. In an effort to facilitate the
redevelopment of the commercial and
industrial areas within the Plan area,
section 3.5.3 Alley Vacations of the
Specific Plan encourages the vacation
and reuse of alleys within the areas.

GOAL CD-2.1: INCREASE THE NUMBER OF PUBLIC SPACES WITHIN THE CITY, AS WELL AS THE QUALITY OF EXISTING AND NEW PUBLIC SPACES.

Strategy CD2.1.1
Encourage the provision of public spaces
as part of private development and
redevelopment projects.

The Specific Plan includes
requirements for additional public
open space. Section 3.4 and 4.4 of the
Specific Plan includes an open space
framework that requires the future
dedication of new open spaces within
the Plan Area. Properties outside of
these locations would be encouraged
to include new open spaces.

A-6 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
Strategy CD2.1.2
Encourage a variety of artwork and landscape
treatments in city public spaces, including
parks, courtyards, and plazas.

The Specific Plan encourages public art
for private development by providing
guidelines and encouraging their
installation throughout Chapter 4.

Public art is identified as one of the
community benefit bonuses in section

5.5.3. GOAL CD-4.1: CREATE A WELL-CONNECTED, MULTI-MODAL URBAN ENVIRONMENT THAT

INCREASES MOBILITY FOR ALL STANTON RESIDENTS, WHETHER THEY CHOOSE OR

ARE REQUIRED TO TRAVEL THROUGH THE CITY BY CAR, BICYCLE, FOOT, OR PUBLIC TRANSPORTATION MODES.

Strategy CD4.1.1
Promote a pedestrian friendly environment
with attractive, walkable neighborhoods and
commercial areas.

The Specific Plan includes
improvements to the City’s circulation
system and streetscape that increase
overall access, safety, and encourage
multi-modal transit throughout the
Plan Area. Through encouraging
efficiency between trip origin and
trip destination in the plan area, the
number of vehicle trips and durations
will reduce (Objective 10).

Strategy CD4.1.2
Promote a pedestrian friendly environment
with attractive, walkable neighborhoods and
commercial areas.

The Specific Plan encourages a mix
of uses that increases walkability
and promotes a pedestrian-friendly
environment by providing guidelines
and standards related to future
development, particularly pedestrian
safety. Streetscaping improvements
proposed within the Plan Area
encourage walkability by providing
an aesthetically appealing pedestrian
experience (Section 3.5.4).

Town Center Specific Plan • Draft Specific Plan • A-7
Policy Consistency Analysis
Strategy CD4.1.3
Provide for points of connection between
various modes of transportation, including
pedestrian, bicycle, and public transportation
connections.

Section 3.5 of the Specific Plan includes
improvements to the circulation
network and streetscape that will
facilitate multi-modal transportation
throughout the Plan Area. The
Specific Plan also includes additional
connections between existing
circulation facilities to increase access
(e.g. Court Street crossing).

Chapter 4 — Economic Development
GOAL ED-1.2: PREVENT RETAIL LEAKAGE – ENCOURAGE STANTON RESIDENTS TO SHOP

WITHIN THE CITY BY PROVIDING A RETAIL AND SERVICE MARKET THAT CAN COMPETE WITH NEW COMMERCIAL DEVELOPMENTS IN SURROUNDING CITIES.

Strategy ED1.2.1
Improve the competitiveness of shopping
centers within Stanton through the provision
of a greater mix of available retailers and
more attractive retail centers.

The Specific Plan includes providing a
new set of development regulations
and design guidelines to existing retail
areas, as well as updating uses to
allow for a greater mix of businesses.

This will create opportunities for new
commercial development to better
respond to changing demands in the
retail space, as well as encourage
more attractive retail centers.

Additionally, this will provide for more
locally-serving retail and commercial
developments (Objective 4).

A-8 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL ED-1.3: IMPROVE THE QUALITY OF INDUSTRIAL USES LOCATED WITHIN THE CITY.

Strategy ED1.3.1
Direct industrial business attraction efforts at
light manufacturing and flex tech industrial
uses.

Chapter 4 of the Specific Plan includes
Design Guidelines and Development
Regulations for the existing industrial
area that prohibit incompatible
development with neighboring
residential neighborhoods. The
provisions within the Specific Plan
allows for light-industrial and techoriented industrial uses that are appropriate for anticipated mixed-use
developments within the Plan Area.

GOAL ED-2.2: PROMOTE ECONOMIC REVITALIZATION AT KEY LOCATIONS WITHIN

THE CITY, SPECIFICALLY THE MAJOR ARTERIALS BEACH BOULEVARD AND KATELLA AVENUE, WHICH CARRY COMMUTERS AND OTHER TRAVELERS THROUGH STANTON.

Strategy ED2.2.1
Encourage mixed-use development along
major corridors, specifically Beach Boulevard
and Katella Avenue, as well as at major city
intersections and activity nodes.

The Specific Plan includes mixed-use
zones for the portions of the Specific
Plan along Beach Boulevard, Katella
Avenue, and Main Street, as seen in
Exhibit 3.1.

Strategy ED2.2.2
Improve the look and character of commercial
developments located along Beach Boulevard
and Katella Avenue, or at other major
arterials, corridors and intersections.

Chapter 4 of the Specific Plan includes
Design Guidelines and Development
Regulations that require high-quality
architecture for future developments
and improvements to existing
businesses. Special treatments
are required at major gateway
intersections.

Town Center Specific Plan • Draft Specific Plan • A-9
Policy Consistency Analysis
GOAL ED-3.2: AVOID FURTHER OVER-SATURATION OF CONVENIENCE USES AND STRIP COMMERCIAL CENTERS.

Strategy ED3.2.1
Strengthen Stanton’s mix of retailers
to improve shopping and employment
opportunities for residents.

Chapter 5 of the Specific Plan includes
providing a new set of development
regulations and design guidelines
to existing retail areas, as well as
updating uses to allow for a greater
mix of businesses. This will create
opportunities for new commercial
development to better respond to
changing demands in the retail space,
as well as encourage more attractive
retail centers.

Chapter 5 — Infrastructure and Community Services
GOAL ICS-1.1: PROVIDE AN EFFICIENT, COHERENT, AND WELL-MAINTAINED

TRANSPORTATION NETWORK THAT ADEQUATELY SUPPORTS THE GENERAL PLAN LAND USE CONCEPT.

Strategy ICS1.1.2Improve efficiency of the city’s existing transportation network.

The Specific Plan includes the potential
for the creation of a parking district
within the Plan Area. Additionally,
Section 2.2.2 of the Specific Plan
includes new connections to increase
multi-modal accessibility, via active and
inactive rail corridors traversing the
Plan Area.

GOAL ICS-1.2: ENCOURAGE ALTERNATIVES TO THE PRIVATE AUTOMOBILE BY

INCREASING ACCESS AND OPPORTUNITIES TO PUBLIC TRANSIT, AS WELL AS TO OTHER ALTERNATIVE MODES OF TRANSPORTATION, SUCH AS BIKING AND WALKING.

Strategy ICS1.2.2
Proactively plan for the reuse of the Pacific
Electric and Union Pacific Corridors as
a light rail facilities, or other alternative
transportation use, such as a regional bikeway
and linear park.

As described in section 2.3.3 of the
Specific Plan, the Plan incorporations
the Pacific Electric and Union Pacific
rail corridors into a light rail network
or part of the open space networks.

The Specific Plan also allows for the
potential rail station at the vacant
parcel along Beach Boulevard.

A-10 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL CHS-3.3: ESTABLISH LAND USES WHICH ARE COMPATIBLE WITH NOISE LEVELS WITHIN THE COMMUNITY.

Strategy
CHS-3.3.1
Land use planning decisions directly relate
to potential noise impacts. Therefore, careful
consideration of noise impacts should be a
part of all land use decisions.

The Specific Plan includes new land
uses and development regulations
that takes noise and other potential
impacts into consideration by requiring
buffers and limiting the types of
industrial uses allowed to minimize
land use incompatibilities. Such as
allowing larger massings and wall
planes on buildings near the railroad
right-of-way (Section 4.7.3.5).

Chapter 7 Housing Element
GOAL H-1: PROVIDE FOR A HOUSING STOCK OF SUFFICIENT QUANTITY COMPOSED OF A

VARIETY AND RANGE OF TYPES AND COSTS
Strategy
H-1.1.1
Review and revise development standards,
as appropriate, to facilitate construction of a
range of housing types.

Chapter 5 of the Specific Plan includes
new development standards that allow
for a variety of medium- and higherdensity housing types, as well as mixed-use housing, that may appeal to
a range of demographics.

Strategy
H-1.1.2
Maximize the development potential of vacant
and underutilized land.

The Specific Plan increases the
development potential of vacant and
underutilized land within the Plan
area and allows for a variety of uses,
maximizing the development potential
(Section 2.3.1).

Chapter 6 — Community Health and Safety
Town Center Specific Plan • Draft Specific Plan • A-11
Policy Consistency Analysis
GOAL H-3.1: RETENTION OF EXISTING HOUSING STOCK AND HOUSING OPPORTUNITIES FOR STANTON RESIDENTS.

Strategy
H-3.1.1
Ensure long term affordability of housing
units.

Chapter 5 of the Specific Plan
encourages the development of
affordable housing. These affordable
units will include long-term
affordability covenants to ensure they
are preserved for an extended period
of time.

GOAL H-4.1: ACCESS TO DECENT AND SUITABLE HOUSING OPPORTUNITIES FOR ALL STANTON RESIDENTS.

Strategy
H-4.1.1 Promote homeownership opportunities.

Section 4.7.2.1 of the Specific Plan
increases the allowed housing intensity
within the Plan area and allows for
a variety of housing types, including
single-family homes, townhomes and
condominiums, thereby promoting
homeownership opportunities.

Strategy
H-4.1.3
Provide opportunities for the development of
housing for large families.

Section 5.5 of the Specific Plan
increases the allowed housing intensity
within the Plan area and allows for
a variety of housing types, including
single-family homes, townhomes and
condominiums to accommodate large
families.

Strategy
H-4.1.7
Provide opportunities for the development
of housing for extremely low-income
households.

Chapter 5 of the Specific Plan
encourages the development of
affordable housing, including those
for extremely low-income households.

These affordable units will include
long-term affordability covenants
to ensure they are preserved for an
extended period of time.

A-12 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL H-6.1: PROMOTE ENERGY CONSERVATION, AND GREEN BUILDING TECHNIQUES

FOR RESIDENTIAL CONSTRUCTION AND REHABILITATION PROJECTS Strategy
H-6.1.1
Encourage use of energy-efficient design and
appliances.

Chapter 4 Design Guidelines included
in the Specific Plan encourages energy
efficiency of new developments
through encouraging solar panels, lowflow water fixtures, energy efficient appliances sustainable methods of
construction, amongst others.

Subsequent Initial Study/Mitigated Negative
Declaration to the 2008 General Plan
Environmental Impact Report
Stanton Town Center Specific Plan Project
Prepared for City of Stanton
7800 Katella Avenue
Stanton, California 90680
Contact: Crystal Landavazo
Community & Economic Development Director
Prepared by Psomas
5 Hutton Centre Drive, Suite 300
Santa Ana, California 92707
November 14, 2023
Attachment: D
Click here to return to the agenda.

Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT ii

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Table of Contents
Section Page

1.0 Introduction........................................................................................................................... 1‐1

1.1 Purpose of the Subsequent Initial Study ........................................................ 1-1

1.2 California Environmental Quality Act Compliance .................................... 1-1

1.3 Project Summary ...................................................................................................... 1-3

1.3.1 Location ............................................................................................................ 1‐3

1.3.2 Project Proponent......................................................................................... 1‐3

1.3.3 Existing General Plan and Zoning ......................................................... 1‐3

1.3.4 Existing Setting.............................................................................................. 1‐3

1.3.5 Proposed Development............................................................................... 1‐4

1.4 Summary of Findings .............................................................................................. 1-5

1.5 Project Approval ....................................................................................................... 1-5

1.6 Organization of the Initial Study ........................................................................ 1-6

2.0 Project Location and Environmental Setting ............................................................. 2‐1

2.1 Project Location ........................................................................................................ 2-1

2.2 Background ................................................................................................................. 2-1

2.3 Existing Site and Area Characteristics ............................................................. 2-1

2.3.1 Site Access........................................................................................................ 2‐1

2.3.2 Existing Development Conditions.......................................................... 2‐1

2.3.3 Surrounding Land Uses and Development......................................... 2‐2

2.4 Planning Context ....................................................................................................... 2-3

2.4.1 General Plan Designation.......................................................................... 2‐3

2.4.2 Zoning................................................................................................................ 2‐3

3.0 Project Description.............................................................................................................. 3‐1

3.1 Town Center Specific Plan .................................................................................... 3-1

3.1.1 Vision and Purpose....................................................................................... 3‐1

3.1.2 Project Objectives ......................................................................................... 3‐2

3.1.3 Project Elements/Land Uses.................................................................... 3‐2

3.1.4 Density/Intensity and Height.................................................................. 3‐5

3.2 Circulation and Mobility Plan .............................................................................. 3-5

3.2.1 Circulation Enhancements........................................................................ 3‐5

3.3 Buildout of Specific Plan ........................................................................................ 3-6

3.4 Project Processing / Role of the Specific Plan .............................................. 3-7 Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT iii

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.5 Discretionary Approvals ........................................................................................ 3-7

3.5.1 General Plan.................................................................................................... 3‐7

3.5.2 Zoning Code..................................................................................................... 3‐8

3.5.3 Specific Plan APproval................................................................................ 3‐8

3.5.4 Subsequent Mitigated Negative Declaration.................................... 3‐8

3.5.5 Future Discretionary Actions................................................................... 3‐8

4.0 Environmental Checklist:.................................................................................................. 4‐1

4.1 Aesthetics ..................................................................................................................... 4-3

4.2 Agriculture and Forestry Resources ............................................................. 4-11

4.3 Air Quality ................................................................................................................. 4-14

4.4 Biological Resources ............................................................................................ 4-32

4.5 Cultural Resources ................................................................................................ 4-37

4.6 Energy ......................................................................................................................... 4-42

4.7 Geology and Soils ................................................................................................... 4-46

4.8 Greenhouse Gas Emissions ................................................................................ 4-53

4.9 Hazards and Hazardous Materials ................................................................. 4-61

4.10 Hydrology and Water Quality .......................................................................... 4-68

4.11 Land Use and Planning ........................................................................................ 4-78

4.12 Mineral Resources ................................................................................................. 4-88

4.13 Noise ............................................................................................................................ 4-90

4.14 Population and Housing .................................................................................. 4-102

4.15 Public Services ..................................................................................................... 4-105

4.16 Recreation .............................................................................................................. 4-114

4.17 Transportation ..................................................................................................... 4-119

4.18 Tribal Cultural Resources ............................................................................... 4-135

4.19 Utilities and Service Systems ......................................................................... 4-139

4.20 Wildfire ................................................................................................................... 4-148

4.21 Mandatory Findings of Significance ........................................................... 4-151

5.0 References .............................................................................................................................. 5‐1

Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT iv

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLES
Table Page
4-1 South Coast Air Quality Management District Air Quality Significance Thresholds ............................................................................................................................................. 4-17 4-2 Air Quality Measurements at the Anaheim Monitoring Station ..................................... 4-18 4-3 Attainment Status of Criteria Pollutants in the South Coast Air Basin ........................ 4-19 4-4 California and Federal Ambient Air Quality Standards ...................................................... 4-20 4-5 Estimated Maximum Daily Construction Emissions ........................................................... 4-24 4-6 Peak Daily Operational Emissions ............................................................................................... 4-25 4-7 Localized Significance Threshold Construction Emissions .............................................. 4-27 4-8 Localized Significance Threshold Operational Emissions ................................................ 4-29 4-9 Cultural Resource Studies Within 0.5-Mile of the Project Site ........................................ 4-38 4-10 Energy Use During Construction .................................................................................................. 4-43 4-11 Energy Use During Operations ..................................................................................................... 4-44 4-12 Estimated GreenHouse Gas Emissions from Construction ............................................... 4-58 4-13 Estimated Annual GreenHouse Gas Emissions from Project Operation ..................... 4-58 4-14 Estimated Total Project Annual Greenhouse Gas Emissions ........................................... 4-59 4-15 Proposed Conditions Peak Flow Rates ...................................................................................... 4-73 4-16 100-Year Storm Event Comparison ............................................................................................ 4-73 4-17 Consistency With 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) Goals ................................................................................... 4-79 4-18 Proposed Project General Plan Consistency Analysis ......................................................... 4-82 4-19 Existing Traffic Noise Levels .......................................................................................................... 4-91 4-20 Land Use-Noise Compatibility Guidelines - California ........................................................ 4-93 4-21 Construction Noise Levels at Noise-Sensitive Uses ............................................................. 4-96 4-22 Project-Related Offsite Traffic Noise Increases ..................................................................... 4-97 4-23 Vibration Damage Threshold Criteria ........................................................................................ 4-98 4-24 Vibration Annoyance Criteria ........................................................................................................ 4-99 4-25 Vibration Levels for Construction Equipment ....................................................................... 4-99 4-26 Project Vibration Impacts ............................................................................................................ 4-100 4-27 Population Projections .................................................................................................................. 4-103 4-28 Orange County Fire Authority Fire Departments .............................................................. 4-106 4-29 Students Generated By the Proposed Project ..................................................................... 4-109 4-30 Enrollment and Capacity of Schools Serving the Project Area ..................................... 4-110 4-31 City of Stanton Parks and Facilities .......................................................................................... 4-115 4-32 Intersection Level of Service Definitions ............................................................................... 4-122 4-33 Existing Trip Generation ............................................................................................................... 4-125 4-34 Proposed Project Trip Generation............................................................................................ 4-126 4-35 Existing Plus Project Impact Analysis ..................................................................................... 4-130 4-36 2050 Cumulative Plus Project Impact Analysis .................................................................. 4-130 4-37 Orange County Waste & Recycling Landfills ........................................................................ 4-144 4-38 Estimated Solid Waste Generation ........................................................................................... 4-145

Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT v

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

EXHIBITS
Exhibit Follows Page
1-1 Regional Location and Local Vicinity ............................................................................................ 1-3 1-2 Aerial Photograph .................................................................................................................................. 1-4 2-1 Opportunities and Challenges .......................................................................................................... 2-2 2-2 Existing General Plan Land Use Designations ........................................................................... 2-3 2-3 Existing Zoning Designations ........................................................................................................... 2-3 2-4 Proposed Zoning Designation .......................................................................................................... 2-3 3-1 Planning Areas and Plan Elements ................................................................................................. 3-2 3-2 Maximum Building Heights ............................................................................................................... 3-5 4-1 Photo Locations ...................................................................................................................................... 4-4 4-2a Site Photographs .................................................................................................................................... 4-4 4-2b Site Photographs .................................................................................................................................... 4-4 4-2c Site Photographs .................................................................................................................................... 4-4 4-3 Study Area Intersections .............................................................................................................. 4-120 4-4 Lane Geometry at Study Intersections ................................................................................... 4-120 4-5 Existing Peak Hour Traffic Volumes ........................................................................................ 4-121 4-6 External Trip Distribution ........................................................................................................... 4-124 4-7 Estimated Existing Project Area Traffic Volume ................................................................ 4-124 4-8 Proposed Project Traffic Volume .............................................................................................. 4-124 4-9 Existing Plus Project Traffic Volumes ..................................................................................... 4-127 4-10 2050 Cumulative Traffic Volumes ............................................................................................ 4-127 4-11 2050 Cumulative Plus Project Traffic Volumes .................................................................. 4-127

APPENDICES
Appendix A – Air Quality and Greenhouse Gas Emissions Modeling Data Appendix B – EDR Radius Map™ Report with GeoCheck®
Appendix C – List of Databases
Appendix D – Preliminary Hydrology and Water Quality Technical Report Appendix E – Noise Calculations
Appendix F – Traffic Impact Study (TIS)
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-1

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

1.0 INTRODUCTION

1.1 PURPOSE OF THE SUBSEQUENT INITIAL STUDY
The purpose of this Subsequent Initial Study (IS) to the 2008 General Plan Environmental Impact Report (GP EIR) is to (1) describe the proposed Town Center Specific Plan Project (hereinafter referred to as the “Project”), which would be implemented in the City of Stanton and (2) provide an evaluation of potential environmental impacts associated with the Project’s construction and operation. The Project, consisting of approximately 156.9 acres, proposes an increase of 139 dwelling units (excluding Accessory Dwelling Units [ADUs] located on single-family properties).

This Subsequent IS has been prepared pursuant to the California Environmental Quality Act (CEQA), as amended (Section 21000 et. seq. of the Public Resources Code) and in accordance with the State CEQA Guidelines (Section 15000 et. seq. of the California Code of Regulations).

Pursuant to Section 15367 of the State CEQA Guidelines, the City of Stanton (hereinafter referred to as the “City”) is the lead agency for the Project. The lead agency is the public agency that has the principal responsibility for carrying out or approving a project that may have a significant effect on the environment. The City of Stanton, as the lead agency, has the authority for Project approval and certification of the accompanying environmental documentation.

1.2 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
In accordance with CEQA and the State CEQA Guidelines, a Subsequent IS has been prepared for the proposed Project and its associated discretionary approvals. The Subsequent IS indicates that the potentially significant impacts of the Project can be reduced to less than significant levels with implementation of mitigation measures, and therefore, the Project requires preparation of a Subsequent Initial Study/Mitigated Negative Declaration (IS/MND).

CEQA Guidelines Section 15162, Subsequent EIRs and Negative Declarations, states the following with respect to a Subsequent Negative Declaration:
(a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new Introduction
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-2

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. (b) If changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under subdivision (a). Otherwise the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation.

The City has determined that a Subsequent IS/MND is the appropriate CEQA document for the proposed Project, because changes outside the scope of the original project (i.e., 2008 General Plan) are proposed that were not covered in the 2008 General Plan EIR (GP EIR), which accounted for 1,399 multi-family units and associated environmental impacts within the TCSP area. As this document is focusing only on the additional 139 units, the analysis herein is tiering off from the 2008 GP EIR. The Subsequent IS indicates that the potentially significant impacts of the Project can be reduced to less than significant levels with implementation of mitigation measures, and therefore, the Project requires preparation of a Subsequent MND. This Subsequent IS/MND serves as the environmental document that presents the analysis of Project impacts on each of the environmental issue areas in the CEQA Environmental Checklist provided in Section 4.0. This document will serve to inform City decision makers, representatives of affected trustee and responsible agencies, and other interested parties of the potential environmental effects that may occur with approval and implementation of the proposed Project.

Introduction
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-3

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

1.3 PROJECT SUMMARY

1.3.1 LOCATION
The approximate 156.9-acre Project site is in the northern portion of the City of Stanton, which is generally situated south of the cities of Anaheim and Buena Park, west of Garden Grove, and north of Westminster. The Specific Plan area is generally bounded by Cerritos Avenue to the north, Dale Avenue to the east, Katella Avenue to the south, and Rose Street to the west.

Regional access to the Specific Plan area is provided primarily by Beach Boulevard (State Route [SR] 39), which runs in a north-south direction through the Specific Plan area, and Katella Avenue, which runs in an east-west direction south of the Specific Plan area. Beach Boulevard provides direct access to SR 22 to the south and SR 91 to the north, and Katella Avenue provides direct access to Interstate 5 (I-5) to the east. See Exhibit 1-1, Regional Location and Local Vicinity.

1.3.2 PROJECT PROPONENT
City of Stanton
7800 Katella Avenue
Stanton, CA 90680
Contact: Irving Anaya
Senior Planner (714) 890-4291

1.3.3 EXISTING GENERAL PLAN AND ZONING
Land Use Designation: Town Center Mixed-Use, High-Density Residential, Medium-Density Residential, Industrial, and Public/Institutional
Zoning Classification: “Industrial General” (IG). Businesses fronting Beach Boulevard are generally zoned “Commercial Neighborhood” (CN) and “Commercial General” (CG)

1.3.4 EXISTING SETTING
Project Site
The Project area currently consists of a mix of land uses. Light and heavy industrial uses, such as vehicle storage yards and pipe manufacturing business, are generally located in the eastern portion of the Specific Plan area. Small commercial and automotive-related uses are located along Beach Boulevard. Single-family residential uses are generally west of the businesses that front Beach Boulevard and in the northern portion of the Specific Plan area between Court and Fern Avenues, though some multi-family and industrial uses are also within these neighborhoods.

Dale Ave
Fern Ave
Lola Ave
Rome Ave
Main St
Yana Dr
Monroe Ave
Dale St
Bowles Ave
Elmer Ln
Starr St
2nd St
Joel Ave
Oak St
Alley
Eileen St
1st St
Jay St
Katella Ave
Sherrill St
Pacific St
Cody Dr
Date St
Dewey Dr
Ben Ave
Devoy Dr
Glen Holly Dr
Mack St
Ruthann Ave
Hayward St
Rose St
Elmlawn Dr
Sylvan St
Gaymont St
Jane Ave
Flower Ave
Verona St
Palais Rd
Chester Ave
La Grand Ave
Courtright St
Tina Way
Davmor Ave
Court Ave Chestnut Ave
Christy St
Kenmore St
Wasco Rd
MacDuff St
Lynrose Dr
Birchleaf Dr
Santa Rosalia St
East Gates St
Adah St
Sycamore Ave
Pacific Ave
Rochelle St
College Dr
Stardust Ln
Plaza Way
Kennelly Ln
Syracuse Ave
Cedar St
Oneida AveMac Murray St
Ashdale St
Sandalwood Way
Stanton Ave
Standustrial St
Jane Way
Park Recess
Pine Tree Ln
Joyzelle Dr
Fernwood MHP
Regal Ave
Chanticleer Rd
Nira Ave
Electric Ave
Central Ave
Joyzelle Ave
Mac St
Teranimar Dr
June Ave
Winston Rd
Sharon Cir
Masterson Rd
Mac Duff St
Marsha Ave
Harriet Ln
Lullaby Ln
Sentry Dr
McNab St
Briar Oak s Dr
Sonnet St
Me wl ood St
Halliday St
Boatman Ave
Wy att Rd
Anahe mi Mobile Estates MHP
Unnamed Street
Beechwood Way
Tracy Ave
Mitchell Dr
Vantage St
Lee Way
Annapolis Ave
Plaza Pines Estate s MHP
Mercantile Ave
Maywood Ave
Nancy Ln
Marin Ct
Vicilia St
Santa Maria St
Oakcrest Pl
Shelli Dr
Elm Cir
Banff St
Ascot Pl
Ravenswood Dr
Calico Cir
Sherrill St
Kenmore St
Sylvan St
Yana Dr
Adah St
Rome Ave
Monroe Ave
Rome Ave
Halliday St
Vicilia St
Lynrose Dr
Adah St
Palais Rd
Lola Ave
Dale St
Winston Rd
Cedar St
Yana Dr
Lullaby Ln
Lynrose Dr
Court Ave
Vantage St
Ashdale St
Mac St
Rose St
Devoy Dr
Court Ave
Dale Ave
Alley
Sherrill St
Chanticleer R d
Katella Ave
Wasco Rd
Alley
Kenmore St
Pacific St
Flower Ave
Court Ave
MacDuff St
Teranimar Dr
Sylvan St
Stanton Park
Twila Reid Park
City Park
Rancho Alamitos High School
Dale Junior High School
Robert M Pyles Elementary SCH
Bryant Elementary School
Mabel Carver Elementary School
Baden-Powell Elementary School
D:\Projects\3KTG\010400\MXD\MND\ex_LV_RL_20211011.mxd
²
Seal Beach
Project Location
Los Angeles
Orange
Beach
Huntington
Long Beach
Carson
Costa Mesa
Irvine
Downey
Westminster
Santa Ana
Whittier
Anaheim
ST142
ST57
ST55
ST261
ST213
ST91
ST60
ST72
ST39
ST90
ST19
ST73
ST22
ST1
§¨605
§¨110 §¨710
§¨5
§¨105
§¨405
Regional Location and Local Vicinity
Town Center Specific Plan Project
Exhibit 1-1
(Rev: 10/27/2021 JVR) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_LV_RL.pdf 1,000 500 0 1,000
Feet
Project Boundary
Introduction
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-4

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR The Orange County Fire Authority (OCFA) operates Fire Station No. 46 near the Specific Plan’s westerly boundary. Additionally, the Project area includes a vacant triangular-shaped parcel at the southwest corner of Beach Boulevard and Pacific Street. There is no park space within the Specific Plan area.

The Specific Plan area is bisected by an active railroad spur (i.e., Stanton Industrial Lead) and a former Pacific Electric right-of-way (ROW). The spur runs through the Specific Plan area in an east-west direction, then turns south and continues to the City of Huntington Beach. The said spur connects to the Santa Ana Industrial Lead that parallels I-5. The former Pacific Electric ROW runs diagonally in a northwest-southeast direction through the Project area.

Surrounding Land Uses
Existing land uses surrounding the Specific Plan area include a mix of small commercial centers along Beach Boulevard; single-family and multi-family residential uses to the north; a Southern California Edison (SCE) substation and industrial uses to the east; industrial and commercial uses, including ORCO Block and Hardscape and a shopping center anchored by Food 4 Less, to the south; single- and multi-family residential uses to the west; and Stanton City Hall, Stanton Library, and an Orange County Sheriff Substation to the southwest. See Exhibit 1-2, Aerial Photograph.

1.3.5 PROPOSED DEVELOPMENT
The proposed Town Center Specific Plan, comprised of 156.9 acres, is intended to improve, enhance, and supplement the land uses within the Specific Plan area by creating a mixeduse, pedestrian-friendly environment. The Project proposes an increase of 139 multi-family dwelling units, excluding ADUs located on single-family properties.

With the Project, the Beach Boulevard corridor would be transformed into a mixed-use and pedestrian-friendly community while protecting the existing single-family uses. New gateways are required for corner properties, and opportunities would be created along Beach Boulevard at its intersections with Cerritos Avenue and Katella Avenue to identify the arrival into the Stanton Town Center. The Specific Plan will include policies, guidelines and standards designed to sustain the vision for the Town Center Specific Plan and ensure that future projects stay consistent with the goals and objectives and maintain the intended image for the area.

While the Specific Plan area would increase residential multifamily units, retail/commercial, and light industrial uses through new development and redevelopment, it should be noted that, this Subsequent IS/MND analyzes the potential impacts of the additional 139 multifamily dwelling units only. The existing General Plan for the City of Stanton allows for a total of 1,399 multi-family units within the Town Center Specific Plan area. Since 2008, 4 units have been built, resulting in a remaining capacity of 1,395 multi-family units. The Town Center Specific Plan would allow for an additional 139 units, increasing the remaining capacity to 1,534 multi-family units. The 2008 General Plan Environmental Impact Report (EIR) analyzed the potential impacts emanating from development of 1,399 units. As such, Stanton Storm Channel
Project Boundary
Railways
City Boundary
Aerial Photograph
Town Center Specific Plan Project
Exhibit 1-2
(Rev: 10/27/2021 INI) R:\Projects\KTG\3KTG010400\Graphics\MND\Ex1-2_20211013.pdf

CITY OF STANTON

CITY OF GARDEN GROVE

CITY OF STANTON

CITY OF STANTON
Western Avenue
Beach Boulevard
Central Park
Stanton Park
City Hall
Robert M. Pyles
Elementary School
Rancho Alamitos
High School
Southern California
Substation

CITY OF ANAHEIM

CITY OF GARDEN GROVE

CITY OF CYPRESS

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR only the additional 139 units are the topic of the environmental analysis in this Subsequent IS/MND.

The anticipated build-out of the Town Center Specific Plan is expected to occur over a long period of time and could be beyond the build-out horizon identified in the 2008 General Plan.

As such, a phased CEQA analysis is appropriate, allowing portions of the Specific Plan to be implemented, as they are ready to be constructed.

1.4 SUMMARY OF FINDINGS
Based on the environmental checklist form prepared for the Project and supporting environmental analysis (Section 4.0), the proposed Project would have no impact or less than significant impacts in the following environmental areas: Aesthetics, Agriculture and Forestry Resources, Air Quality, Energy, Greenhouse Gas (GHG) Emissions, Land Use and Planning, Mineral Resources, Public Services, Recreation, Transportation, and Wildfire. The Project has the potential to have significant impacts on the following topics unless the recommended mitigation measures described herein are incorporated into the Project:

Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing, Transportation, Tribal Cultural Resources, and Utilities and Service Systems.

According to the State CEQA Guidelines, and as determined by the City, it is appropriate to prepare a Subsequent IS/MND for the proposed Project because changes outside the scope of the original project are proposed that were not covered in the GP EIR. Additionally, preparation of a Subsequent IS/MND, not an EIR, is appropriate, as after incorporation of the recommended mitigation measures, potentially significant environmental impacts would be reduced to a level considered less than significant.

1.5 PROJECT APPROVAL
This Subsequent IS/MND has been submitted to potentially affected agencies and individuals. The Notice of Intent (NOI) to adopt the Subsequent IS/MND, as well as the environmental documentation are also available on the City of Stanton website (https://www.stantonca.gov/departments/community_development/planning_division/st anton_town_center_specific_plan.php) for review.

A 30-day public review period, in accordance with Section 15073 of the State CEQA Guidelines, has been established for the Subsequent IS/MND beginning on November 15, 2023 and ending on December 14, 2023. During review of the Subsequent IS/MND, affected public agencies and the interested public should focus on the document’s adequacy in identifying and analyzing the potential environmental impacts and the ways in which the potentially significant effects of the Project can be avoided or mitigated. Comments on the Introduction
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-6

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Subsequent IS/MND and the analysis contained herein must be received by 5:00 PM on December 14, 2023, and should be addressed to:

City of Stanton
Economic and Community Development Department
Attention: Irving Anaya
Senior Planner
7800 Katella Avenue
Stanton, CA 90680
[email protected]
Following receipt and evaluation of comments from agencies, organizations, and/or individuals, the City will determine whether any substantial new environmental issues have been raised. If so, further documentation such as an Environmental Impact Report (EIR) or an expanded Subsequent IS/MND may be required. If not, the Project and the environmental documentation are tentatively scheduled to be submitted to the Stanton Planning Commission and City Council for consideration.

1.6 ORGANIZATION OF THE INITIAL STUDY
The Subsequent IS/MND is organized into sections, as described below.  Section 1.0: Introduction. This section provides an introduction, Project summary, and overview of the conclusions in the Subsequent IS/MND.  Section 2.0: Project Location and Environmental Setting. This section provides a brief description of the Project location, and a description of the existing conditions of the Project site and vicinity.
 Section 3.0: Project Description. This section provides a description of the Project components, a statement of purpose and need, and necessary discretionary approvals.
 Section 4.0: Environmental Analysis. The completed Environmental Checklist Form from the State CEQA Guidelines provides an overview of the potential impacts that may or may not result from Project implementation. The Environmental Checklist Form also includes “mandatory findings of significance”, as required by CEQA.
 Section 5.0: References. This section identifies the references used to prepare the Subsequent IS/MND.

STANTON TOWN CENTER SPECIFIC PLAN PROJECT 2-1

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

2.0 PROJECT LOCATION AND ENVIRONMENTAL SETTING

2.1 PROJECT LOCATION
The approximate 156.9-acre Project site is in the northern portion of the City of Stanton, which is generally situated south of the cities of Anaheim and Buena Park, west of Garden Grove, and north of Westminster. The Specific Plan area is generally bounded by Cerritos Avenue to the north, Dale Avenue to the east, Katella Avenue to the south, and Rose Street to the west. See Exhibit 1-1, Regional Location and Local Vicinity, in Section 1.0 of this Subsequent IS/MND.

2.2 BACKGROUND
The existing General Plan for the City of Stanton allows for a total of 1,399 multi-family units within the Town Center Specific Plan area. Since 2008, 4 units have been built, resulting in a remaining capacity of 1,395 multi-family units. The Town Center Specific Plan would allow for an additional 139 units, increasing the remaining capacity to 1,534 multi-family units.

The 2008 General Plan Environmental Impact Report (GP EIR) analyzed the potential impacts emanating from development of 1,399 units. While the Specific Plan area would increase residential multifamily units, retail/commercial, and light industrial uses through new development and redevelopment, this Subsequent IS/MND analyzes the potential impacts of the additional 139 multi-family dwelling units only.

This Subsequent IS/MND has been prepared in accordance with the requirements of CEQA and its guidelines for implementation. The 2008 GP EIR is hereby incorporated by reference and supports this Subsequent IS/MND.

Where appropriate, mitigation measures and regulatory requirements are provided to reduce Project impacts to a less than significant level.

2.3 EXISTING SITE AND AREA CHARACTERISTICS

2.3.1 SITE ACCESS
Regional access to the Specific Plan area is provided primarily by Beach Boulevard or SR 39, which runs in a north-south direction through the Specific Plan area, and Katella Avenue, which runs in an east-west direction south of the Specific Plan area. Beach Boulevard provides direct access to SR 22 to the south and SR 91 to the north, and Katella Avenue provides direct access to Interstate 5 (I-5) to the east.

2.3.2 EXISTING DEVELOPMENT CONDITIONS
The Project area currently consists of a mix of land uses. Industrial uses, such as lumber supply yards, mini storage facilities, chemical supply factories, autoshops, and steel fabrication, are generally located in the eastern and southeastern portion of the Specific Plan area. These industrial buildings are concrete tilt-up structures with long, unbroken facades Project Location and Environmental Setting
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 2-2

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR and flat roofs. Commercial uses are also along Main Street. Small commercial and automotive-related uses are located along Beach Boulevard in addition to retail uses.

Existing residential uses include single-family or two-story multi-family development and are generally located west of the businesses that front Beach Boulevard and in the northeastern and northwester portions of the Specific Plan area, along Rose Street, Flower Avenue, Chestnut Avenue, Court Avenue, Sycamore Avenue, and Fern Avenue.

The Orange County Fire Authority (OCFA) operates Fire Station No. 46 near the Specific Plan’s westerly boundary. Additionally, the Project area includes a vacant triangular-shaped parcel at the southwest corner of Beach Boulevard and Pacific Street.

The Orange County Transportation Authority (OCTA) owns multiple parcels and parcel corridors within the Project area; some are used for storage facilities and a vacant parcel was recently occupied by a recreational vehicle (RV) rental and sales facility, called Share My Coach. The Specific Plan area is bisected by an active railroad spur (i.e., Stanton Industrial Lead) and a former Pacific Electric ROW. The spur runs through the Specific Plan area in an east-west direction, then turns south and continues to the City of Huntington Beach. The said spur connects to the Santa Ana Industrial Lead that parallels I-5. The former Pacific Electric ROW runs diagonally in a northwest-southeast direction through the Project area.

Exhibit 1-2, in Section 1.0, depicts an aerial view of the site.

There is little to no landscaping within street rights-of-way in residential areas. Currently, there is no trails within the Specific Plan area; however, several potential future trails are identified by City documents following storm drain canals and existing rail ROWs.

Additionally, the Specific Plan area does not include any park facilities park space to meet the existing demand of the residential uses.

Exhibit 2-1, Opportunities and Challenges, identifies the existing and potential opportunities and challenges to development withing the Specific Plan area.

2.3.3 SURROUNDING LAND USES AND DEVELOPMENT
Existing land uses surrounding the Specific Plan area include a mix of small commercial centers along Beach Boulevard; single-family and multi-family residential uses to the north; an Southern California Edison (SCE) substation, SCE easement, and industrial uses to the east; industrial and commercial uses, including ORCO Block and Hardscape and a shopping center anchored by Food 4 Less, to the south; single- and multi-family residential uses to the west; and Stanton City Hall, Stanton Library, and an Orange County Sheriff Substation to the southwest. See Exhibit 1-2, Aerial Photograph, in Section 1.0, of this Subsequent IS/MND.

Exhibit 2-1
Town Center Specific Plan Project
Opportunities and Challenges
(03/03/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_Opportunities_Challenges.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_Opportunities_Challenges_20220303.ai

CITY OF STANTON

CITY OF GARDEN GROVE
Stanton Storm Channel
Cerritos Avenue
Pacific Street
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Eileen Street
Dale Avenue
Beach Boulevard
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue
Union Pacific Stanton Industrial Railway
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Project Location and Environmental Setting
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 2-3

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

2.4 PLANNING CONTEXT

2.4.1 GENERAL PLAN DESIGNATION
The proposed Project area is currently designated in the Stanton General Plan Land Use Diagram as Town Center Mixed-Use District, High-Density Residential, Medium-Density Residential, Industrial, Public/Institutional and Open Space. These designations are shown on Exhibit 2-2, Existing General Plan Land Use Designations.

2.4.2 ZONING
The Specific Plan area currently consists of different zones. Most of the Specific Plan area is zoned “Industrial General” (IG). Businesses fronting Beach Boulevard are generally zoned “Commercial Neighborhood” (CN) and “Commercial General” (CG). Existing residential neighborhoods are zoned “Medium Density Residential” (RM). Small portions of the Specific Plan area are zoned “Open Space/Buffer” (OS), “Parks and Recreation” (PR), and Public Institutional” (PI). The existing zoning is shown on Exhibit 2-3, Existing Zoning Designations.

Proposed Zoning Designation is depicted on Exhibit 2-4.

Exhibit 2-2
Town Center Specific Plan Project
Existing General Plan Land Use Designations
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Exhibit 2-3
Town Center Specific Plan Project
Existing Zoning Designations
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Exhibit 2-4
Town Center Specific Plan Project
Proposed Zoning Designation
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Source: City of Stanton, KTGY, 2022
Project Location and Environmental Setting
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 2-4

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR This page intentionally left blank

STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-1

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.0 PROJECT DESCRIPTION

3.1 TOWN CENTER SPECIFIC PLAN

3.1.1 VISION AND PURPOSE
The Town Center Specific Plan, comprised of 156.9 acres, is intended to improve, enhance, and supplement the land uses within the Specific Plan area by creating a mixed-use, pedestrian-friendly environment.

The Specific Plan includes a detailed description of the proposed land uses, infrastructure, and implementation requirements for future development within the Town Center Specific Plan area. The Design Guidelines of the Specific Plan assist in creating a consistent urban form and landscape character for private and public development, and the Development Standards establish permitted uses, building setbacks, and general development criteria and requirements for new development.

The Town Center Specific Plan is consistent with the applicable goals and policies of the City of Stanton General Plan. However, the provisions and regulations contained in the Specific Plan would supersede the provisions and regulations of the Stanton Municipal Code (SMC) in instances of conflict. Where the Specific Plan is silent on an issue, the goals, objectives and implementing actions contained in the SMC would apply.

The Specific Plan is designed with flexibility, considering changes in the economy may alter demand for various residential, commercial, and industrial development scenarios over time. As an implementation too, the Town Center Specific Plan:
 Implements a cohesive, long-range plan for logical growth that is compatible with existing adjacent neighborhoods.
 Establishes development standards for permitted residential, mixed-use commercial, and industrial land uses.
 Ensures adequate circulation and infrastructure networks exist within the Specific Plan area and emphasizing transit and pedestrian mobility.  Assures appropriate financing for community facilities, including circulation and streetscape improvements, domestic water, urban runoff and drainage facilities, and sewage disposal.
 Develops a plan and identifies open space opportunities within the Specific Plan area.  Examines economic and market conditions in the Specific Plan area and implements a plan that is economically feasible and that responds to anticipated future economic conditions.

More specifically, the Town Center Specific Plan proposes to create a district within the City of Stanton that promotes redevelopment incentivizes new mixed-uses while preserving the existing residential neighborhoods and single-family uses and enhancing the district’s Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-2

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR industrial character. Further, the Specific Plan would include policies, guidelines and standards designed to sustain the vision for the Town Center Specific Plan and ensure that future projects are consistent with the goals and objectives and maintain the intended image for the area.

3.1.2 PROJECT OBJECTIVES
The Project is envisioned as a revitalization of the Town Center area of Stanton. The Town Center Specific Plan encourages a unique approach to planning by implementing a series of realistic and achievable objectives, that would result in a high-quality town center.

1. Preserve existing residential neighborhoods and create a vibrant, pedestrian-friendly environment.

2. Maintain existing businesses while encouraging a broader mix of uses and encouraging the revitalization of existing industrial uses.

3. Improve the streetscape and landscape.

4. Provide for more locally serving retail and commercial development.

5. Abandon alleys throughout the plan area, when feasible and larger development is proposed.

6. Create a true “Main Street”.

7. Link the Specific Plan to other districts.

8. Create district design guidelines for architecture, streetscape, and public improvements.

9. Reduce vehicle trips and trip duration by encouraging efficiency between trip origin and trip destination.

10. Ensure adequate and efficient infrastructure to support existing and future development.

11. Encourage economic development and incentivize investing in infill development.

3.1.3 PROJECT ELEMENTS/LAND USES
Exhibit 3-1, Planning Areas and Plan Elements, depicts the proposed types of land uses and Specific Plan elements such as potential gateway opportunities, potential future transit center, and a conceptual open space area.

Overall, the proposed Project encourages an environmentally conscious development approach to provide for a sustainable community. New development and redevelopment is encouraged to incorporate energy-saving materials and features to reduce energy and water consumption needs, and to minimize the impacts associated with development on the environment.

Exhibit 3-1
Town Center Specific Plan Project
Planning Areas and Plan Elements
(03/03/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_PlanningAreas_PlanElements.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_PlanningAreas_PlanElements_20220303.ai Stanton Storm Channel
Cerritos Avenue
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Dale Avenue
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue
Pacific Street
Beach Boulevard
Town Center Mixed-Use
Town Center Industrial Mixed-Use
Retail Oriented Mixed-Use
Existing Residential
Conceptual Parks/Open Space
Conceptual Parking Garage
Plan Area Boundary
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Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-3

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR The Town Center Specific Plan area includes four land use districts, Town Center Mixed-Use, Town Center Industrial, Town Center Residential, and Retail-Oriented Mixed-Use. The vision of the Specific Plan is achieved through identifying specific development standards for each district.

Town Center Mixed‐Use
The 60.7-acre Town Center Mixed-Use (TCMU) proposes to increase housing stock and land use diversity within the Specific Plan area. It encourages residential development within walking distance of retail core areas and maximizes access to multi-modal transit opportunities within the Specific Plan area. The TCMU district allows for a blend of standalone residential, commercial, and mixed-use development to occur.

The Specific Plan envisions future medium- and higher-density residential development within this district that, while not required, is encouraged to include a retail component in its design.

Town Center Industrial
The intent of the 25.5-acre Town Center Industrial (TCI) is to allow existing industrial businesses to continue, while facilitating new research and development and light-industrial uses compatible with neighboring residential uses. Residential uses are not permitted within this district. Other compatible commercial uses retaining an industrial or artistic character, such as artisanal manufacturing and sales, distilleries, breweries, commercial cannabis uses, and tasting rooms, can occur.

Retail‐Oriented Mixed‐Use
The 13.4-acre Retail-Oriented Mixed-Use (ROMU) land use district encourages retail and mixed-use development in areas with a high degree of exposure to vehicular and anticipated pedestrian traffic. The ROMU district would occur primarily along Beach Boulevard and Main Street within the Specific Plan area.

To encourage and facilitate the creation of a true “town center,” any future mixed-use development within the ROMU district is required to include ground floor commercial uses per requirements in the Specific Plan.

Town Center Residential
Neighborhoods within the 13.9-acre Town Center Residential land use district are designated to preserve the residential character of this district. Land uses within this area would be restricted to those uses currently allowed in the City’s residential zoning designation and development standards would preserve the residential character of the neighborhood.

Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-4

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Open Space Framework
As indicated above, the Specific Plan area currently does not include a dedicated public open space. The Project proposes to locate open space throughout the Specific Plan area to maximize access to outdoor recreation opportunities. The precise size and location of open spaces envisioned by the open space framework is conceptual and subject to change as redevelopment occurs over time.

Three potential open space locations are envisioned as the primary public open spaces within the Town Center Specific Plan and are depicted on Exhibit 3-1, Planning Areas and Plan Elements.

An enhanced pedestrian connection is envisioned along Court Street, which would help connect the open spaces at the northern and southern ends of the Specific Plan area. The three primary open space features are described below:
 Beach Boulevard Plaza. It is envisioned as a gathering place for public and private events, public gatherings, musical performances, and passive recreation. The plaza (occupying the entire lot) may include elements such as landscape features, outdoor seating and dining areas, fountains, outdoor amphitheaters, and/or small retail uses such as a coffee stand or cafe. The location of the plaza along Beach Boulevard offers a high degree of visibility and generates visual interest for the future retail-oriented mixed-use corridor along Main Street and provides an opportunity for aesthetic enhancement along Beach Boulevard. The plaza with a minimum of 7,500 square feet is intended to be located adjacent to retail uses that activate the open space by increasing pedestrian activity and incorporating activities such as outdoor dining.

Alternative development requirements for individual lot development will be identified.
 Eastern Neighborhood Park. Located within the Town Center Mixed-Use area, east of Court Avenue and north of Pacific Street, this park is envisioned as a large landscaped open space area that provides access to outdoor amenities and active recreation opportunities within a walkable distance to residents within the Specific Plan. The eastern neighborhood park is located at the physical and visual terminus of Main Street. The park is anticipated to be approximately one acre in size and may include amenities such as public art, a playground/tot lot, open spaces for active recreation and exercise, outdoor pedestrian furniture and dining areas, small sport courts, and outdoor gathering spaces such as small plazas or amphitheaters.  SouthernOpen Space. It is envisioned to provide amenities such as a playground/tot lot, open spaces for exercise and/or passive activities, and pedestrian furniture. This park is conceptually proposed near the intersection of Chester Avenue and Chestnut Avenue.

Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-5

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.1.4 DENSITY/INTENSITY AND HEIGHT
Land uses within the Specific Plan area are limited by maximum intensity. Residential uses are limited by overall base dwelling units per acre. Non-residential uses, such as industrial or commercial uses, are limited by floor area ratio (FAR).

Residential development may occur at a density of as low as 6 units per acre and up to 70 units per acre, depending on the development tier used. Standalone non-residential uses are allowed to occur at a floor area ratio (FAR) of up to 1.0.

Within a mixed-use development containing both residential and non-residential uses, the residential portion of development may occur at a density of up to 70 units per acre.

Residential square footage in a mixed-use development does not count towards FAR maximums. Within a mixed-use development, non-residential uses may occur at a FAR of up to 1.0.

In addition to maximum allowable intensities for each land use, a building-height overlay also restricts overall building height within the Specific Plan area. Three height districts are proposed with height limitations of two and five stories. Exhibit 3-2, Building Height Overlay, depicts the permitted heights within the Specific Plan area.

3.2 CIRCULATION AND MOBILITY PLAN
The Town Center Specific Plan is planned as a mixed-use neighborhood that blends existing uses with new mixed-use development, maximizes access to existing transit opportunities, and enhances the pedestrian and bicycle transportation network. The plan also incorporates conceptual future transit opportunities into its design, while ensuring that the success of the multi-modal network does not depend on the completion or final details of potential future transit opportunities. As identified in the Project Objectives, the Project envisions reducing vehicular trips and trip duration; reducing greenhouse gas emissions and pollution through zoning changes that would reduce reliance on vehicles and support alternatives modes of travel; and ensuring adequate and efficient infrastructure to support existing and future development.

Considering the said objectives, the Specific Plan incorporates a “complete streets” approach that prioritizes creation of a true multi-modal transportation system and new connections throughout the Specific Plan area.

3.2.1 CIRCULATION ENHANCEMENTS
Circulation enhancements are proposed to facilitate multimodal connectivity and increase pedestrian safety. Exhibit 3-2, Circulation Plan, identifies the proposed enhancements. New roads are included in the northeastern portion of the Specific Plan area. These roads are conceptually located but are intended to serve implementing developments and the future park within this portion of the area. Intersection improvements are identified at four intersections: Beach Boulevard and Main Street; Beach Boulevard and Pacific Street; Cerritos Avenue and a future street; and Dale Street and a future street.

Town Center Specific Plan • Draft Specific Plan • 5-25
| N.T.S.. | Source: KTGY, Google Earth Exhibit 5.1 — Maximum Building Heights 50’

CITY OF STANTON

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Intersection improvements and enhancements include design features such as pavement enhancements; pedestrian built-out crossings to increase pedestrian visibility; and new crossings for pedestrian and bicyclists.

Further, a potential future trail is depicted along the existing east-west rail corridor traversing the Specific Plan area. This potential future trail is proposed to connect to another potential trail along the Stanton Storm Channel, which would also provide connectivity to the northeastern portion of the project site as shown on Exhibit 3-2, Circulation Plan.

Court Avenue is envisioned to include additional pedestrian enhancements, including a future connection across the east-west rail corridor. The pedestrian-focused enhancements along Court Avenue run from Katella Avenue north to Main Street, increasing connectivity between the southern and northern portions of the Specific Plan area.

Additionally, a potential future transit station is identified on the OCTA property located along Beach Boulevard. This transit center could connect users of a potential future light-rail along the former Pacific Electric rail corridor to the multi-modal network within the Specific Plan area.

Additional components include:
 Alley Vacations. Vacation and reuse of alleys are allowed to facilitate the redevelopment of the commercial and industrial areas within the Specific Plan area.

Once vacated, alleys may be built upon or repurposed for another use such as outdoor dining.
 Streetscaping Enhancements. The intent of the streetscaping enhancements is to improve the aesthetic character of the area and multi-modal transportation in addition to fostering a cohesive sense of place through the Specific Plan. Some of the streetscaping elements include improvements to Beach Boulevard and Main Street.

For example, street tree will be added, and signage and light standards will be increased.
 Parking Structure. A parking structure within the Town Center, adjacent and to the east of Fern Avenue may be located on APN 126-444-11. The parking structure may be funded through the parking district or other sources.

3.3 BUILDOUT OF SPECIFIC PLAN
The Specific Plan development concept and associated infrastructure improvements are envisioned to occur over an approximate 30-year long-term period; however, the revitalization of the Town Center area, would be dependent on and responsive to prevailing market conditions. Specific timing on projects within the Specific Plan area cannot be determined at this time.

Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-7

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.4 PROJECT PROCESSING / ROLE OF THE SPECIFIC PLAN
The Stanton City Council is the local decision-making body for the Project, and as such they will consider whether to approve or deny the Project. Upon adoption pursuant to Government Code Sections 65450 and 65457, the Specific Plan establishes the land use and development standards for the Town Center Specific Plan area.

The Specific Plan includes customized zoning standards for the site, comprised of sitespecific permitted uses and development standards. Where such customization is not identified, the standard provisions of the City of Stanton Zoning would apply. Upon a conflict between the Specific Plan and City of Stanton Municipal Code, the provisions of the Specific Plan will take precedence.

Future minor (technical or informational) adjustments to the Specific Plan will be processed administratively and approved by the Community & Economic Development Director (Section 6.7.1, Minor Adjustments to the Specific Plan), as long as the deviations are in substantial conformance with the Specific Plan. The modifications considered minor adjustments include modifications to the maximum allowable development analyzed per CEQA, if the required CEQA review determines that the area may accommodate additional development; minor changes to the circulation plan; minor changes to the design of the roadways cross-sections; minor modifications to the architectural or landscape design guidelines; minor modifications to the water, sewer, and/or drainage plan; and addition of new information (i.e., maps and/or text) that does not change the effect or intent of any regulation.

For consistency purposes, the Specific Plan identifies the maximum density and intensity at the Specific Plan build-out that is evaluated as part of this Subsequent IS/MND. Specific Plan implementation will allow for an increase of 139 dwelling units. Any intensity or density beyond what is identified and analyzed in this Subsequent IS/MND may be subject to additional environmental analysis.

3.5 DISCRETIONARY APPROVALS
This Subsequent IS/MND is intended to serve as the primary CEQA environmental document for the new units associated with the Specific Plan. The following discretionary approvals are required for Project approval.

3.5.1 GENERAL PLAN
The Specific Plan area is currently designated in the Stanton General Plan Land Use Diagram as Town Center Mixed-Use District, High-Density Residential, Medium-Density Residential, and Industrial. For consistency with the General Plan, all parcels within the Specific Plan area not currently designated “Town Center Mixed Used District” are redesignated from their current designation to “Town Center Mixed Use District”.

Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-8

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.5.2 ZONING CODE
The Project area currently consists of different zones. Existing zoning designations for parcels within the Specific Plan area includes, “CN” Commercial neighborhood Zone, “CG” Commercial General Zone, “PR” Parks and Recreation Zone, “OS” Open Space/Buffer Zone, “IG” Industrial General Zone, “RL” Single-Family Residential, “RM” Medium Density Residential, and “PI” Public Institutional Zone. A Zone Change is required to adopt the Specific Plan. As such, the zoning of the site would change from the above designations to “TCSP” Town Center Specific Plan”.

3.5.3 SPECIFIC PLAN APPROVAL
The Town Center Specific Plan has been prepared to realize the objectives of the proposed Town Center District, as defined within the Specific Plan document. The Specific Plan will be adopted by resolution by the Stanton City Council.

3.5.4 SUBSEQUENT MITIGATED NEGATIVE DECLARATION
In compliance with CEQA and the State CEQA Guidelines, the City of Stanton has prepared a Subsequent MND to analyze the potential environmental impacts of the proposed Project.

The Subsequent MND serves as a finding that the Project would not have a significant effect on the environment, with the incorporation of mitigation measures, as appropriate.

3.5.5 FUTURE DISCRETIONARY ACTIONS
Future individual projects within the Specific Plan area may require discretionary design reviews, contingent upon the scope of the individual project and the procedures set forth in the Town Center Specific Plan and/or Stanton Municipal Code.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-2

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question.

A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. 4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analysis,” as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)(3)(D).

In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-3

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.1 AESTHETICS
Except as provided in Public Resources Code Section
21099, would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic vista? 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 affect day or nighttime views
in the area?
2008 General Plan Update EIR
The analysis of visual quality in the GP EIR indicated that new projects under the General Plan Update could result in developments that would be out of scale or character and thus incompatible with the surrounding urban environment; could result in light and glare impacts to sensitive receptors such as residential uses; and could result in shade and shadow effects onto adjacent buildings within the City. Cumulative impacts related to visual quality, shade and shadow, and light and glare were considered less than significant.

Supplemental Analysis
a) Have a substantial adverse effect on a scenic vista? No Impact. The Community Design Element of the City of Stanton General Plan establishes goals and policies to enhance the visual image and livability of the City. The City’s identity includes the many visual images that people associate with the community, including the City’s physical form, activity nodes, landmarks, street corridors, buildings, signs, and other similar physical features. However, the General Plan does not identify any designated “scenic vistas” in the City. Therefore, implementation of the proposed Project would not impact a scenic vista, and no mitigation is required.
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact. The City’s General Plan does not identify any scenic vistas or State scenic highways in the City. The nearest Officially Designated State Scenic Highway is a segment of State Route 91 (SR 90), approximately 10 miles to the east of the Specific Plan area. There are no scenic resources, including trees, rock outcroppings, and historic buildings in the Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-4

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR vicinity of the Specific Plan area. Therefore, implementation of the Project would not damage scenic resources within a State scenic highway. No impact would occur, and no mitigation is required.
c) In non‐urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Less Than Significant Impact. The Specific Plan area is located within an urbanized area of the City that is developed with commercial, industrial, and residential land uses; the Project would not conflict with zoning and other regulations governing scenic quality. In light of this and as it is not within a non-urbanized area, the Project would not substantially degrade the visual character of public views of the site and surrounding area. Therefore, impacts would be less than significant, and no mitigation is required.

Existing Views and Visual Character
The existing physical setting of the Specific Plan area varies based on the uses in that portion of the area. Areas with an industrial character tend to feature lower-rise buildings and predominantly hardscape areas mostly devoted to surface parking lots, loading zones, and driveways. Residential areas feature one- to two-story development, sidewalks, and parallel, on-street parking. There is little to no landscaping within street rights-of-way in residential neighborhoods within the Specific Plan area. Commercial development tends to cluster around Beach Boulevard. Beach Boulevard is maintained by the California Department of Transportation (CalTrans) and travel is dominated by the automobile. No trails or park facilities currently exist within the Specific Plan area.

Although some recent commercial redevelopment has occurred along Beach Boulevard, the majority of existing buildings within the Specific Plan area have a low-intensity industrial character retained from initial development in the 1950’s and 1960’s. Residential neighborhoods within the Specific Plan area typically feature single-family or two-story multi-family residential development constructed in the 1950’s and 1960’s.

Exhibit 4-1, Photo Locations, provide the locations of the site photographs shown in Exhibits 4-2a through 4-2c, Site Photographs. These photographs depict examples of the existing visual character of the Specific Plan area.
 View 1 – Light Industrial, looking west from Ashdale Street, shows a view of an existing industrial use with a paved parking area and gated entry. A dumpster is visible inside the property in the middle ground view. A wrought iron fence surrounds the property. Ornamental trees in the background and the trunks of the ornamental trees are visible in the right middle ground view. A utility line pole is visible in the left middle ground view. Ashdale Street is in the foreground view.  View 2 – Light Industrial, looking north from Standustrial Street shows two existing light industrial uses, associated parking space, and the alley between the two <
! Photo Locations
Project Boundary
Stanton Storm Channel
Railways
City Boundary
Photo Locations
Town Center Specific Plan Project
Exhibit 4-1
(Rev: 11/04/2021 JVR) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_Photo_Locations.pdf <
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CITY OF STANTON

CITY OF

GARDEN GROVE

CITY OF STANTON

CITY OF STANTON
Western Avenue
Beach Boulevard
Central Park
Stanton Park
City Hall
Robert M. Pyles
Elementary School
Rancho Alamitos
High School
Southern California
Substation

CITY OF ANAHEIM

CITY OF GARDEN GROVE

CITY OF CYPRESS

CITY OF STANTON
Union Pacific Stanton Industrial Railway
Pacific Electric Railway
Katella Ave
Cerritos Avenue
Dale Avenue
Monroe Ave
Ben Avenue
Rose Street
Pacific St
Palais Road
Winston Road
Sycamore Ave
Flower Avenue
Chestnut AveCourt Ave
Chanticleer Road
Eileen St
Ruthann Ave
Central Avenue
Main St
Chester Avenue
Fern Ave
4 5 1
2 3
6 Stanton Storm Channel
D:\Projects\3KTG\010400\MXD\MND\ex_Photo_Locations_20211103.mxd 500 250 0 500 ² Feet
Aerial Source: ESRI, MAXAR 2020
Site Photographs Exhibit 4-2a
Town Center Specific Plan Project
View 2 - Industrial
(03/04/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_SP.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_SP1_20211103.ai View 1 - Light Industrial
Site Photographs Exhibit 4-2b
Town Center Specific Plan Project
View 4 - Commercial
(03/04/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_SP.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_SP2_20211103.ai View 3 - Residential
Site Photographs Exhibit 4-2c
Town Center Specific Plan Project
View 6 - Disturbed
(03/04/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_SP.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_SP3_20211103.ai View 5 - Commercial
Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-5

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR buildings. A utility line pole is visible in the middle ground view. Minimal ornamental landscaping is shown adjacent to the left building.
 View 3 ‐ Residential, looking southeast from Court Avenue shows both single story and two-story single-family homes on a residential street. A wrought iron fence and a stucco/wood fence are shown on two of the properties. The third home has a driveway with parked vehicles. Ornamental landscaping and turf is visible through the wrought iron fences, and mature trees are to the right. An overhead utility line is visible in the background.
 View 4 – Commercial, looking northeast from Beach Boulevard shows typical single story commercial and retail on the east side of Beach Boulevard. Several overhead utility lines along Cerritos Avenue and in the alley behind the businesses are visible.

Ornamental trees are along Cerritos Avenue in the middle ground view. Beach Boulevard and its concrete median dominate the foreground view.  View 5 – Commercial, looking southeast along Beach Boulevard, shows various commercial uses. The building to the right is free standing whereas the two to the left are attached. Overhead utility lines are visible on the sidewalk along Beach Boulevard and in the alley behind the business. Beach Boulevard dominate the foreground view.

Ornamental landscaping including a palm tree is shown in the Beach Boulevard median.
 View 6 – Disturbed, looking northeast from Monroe Avenue, shows a disturbed and graded dirt lot. A series of metal bollards are shown in the foreground view. Overhead utility lines are visible in the middle ground and background views (along Beach Boulevard). A railroad spur is visible in the middle ground view. Ornamental landscaping and trees dominate the background view and surround the buildings.

Visual Changes
Short-Term
During demolition and construction activities within the Specific Plan area, there would be views of construction fencing and construction equipment; demolition and construction activities; additional construction signage and warning markers on roadways; short-term stockpiles of building materials and debris; and haul trucks to deliver building materials and to remove debris. While not all of these activities may occur simultaneously, it is possible they would occur in various stages. Depending upon the location of the site, construction activities would be visible from residential and non-residential uses within and adjacent to the Specific Plan area. However, the visual change during construction would be less than significant because of its temporary nature and because the views would be typical of construction sites in an urban environment. Additionally, views from the existing residential and commercial development are considered private and not public views, and as such they are not protected views.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-6

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Long-Term
The City is mostly built out and urbanized with various types of land uses. The Specific Plan area is developed with varying intensities of light industrial, retail/commercial, and residential land uses. New development within the Specific Plan area would occur through development of the few existing vacant lots remaining, redevelopment of existing lots, and consolidation of two or more lots. The Specific Plan also outlines specific standards for each of the above building types, which include site design, vehicle access and parking, mass and height, facades and window fenestration, projections, forms, and use specifications. In light of the overall Project objectives and specific improvement proposed, the long-term visual character and quality of the area would not be degraded but rather enhanced. It should also be noted that as the Specific Plan area is highly developed, with the exception of certain vacant parcels, there are no existing expanses of open space that would be visually degraded or impacted by development.

The Specific Plan includes four land use districts, which identifies the distribution of land uses throughout the approximately 156.9-acre Specific Plan area. The four districts proposed are: Town Center Mixed-Use, Town Center Industrial, Retail-Oriented Mixed-Use, and Town Center Residential. The Specific Plan includes design guidelines (Section 4 of Specific Plan), which provide the framework for landscape, streetscape, building architecture and overall character envisioned for the Town Center Specific Plan. The Specific Plan specifically identifies aesthetic enhancements to foster a cohesive identity within the area. The enhancements proposed include, but are not limited to, the gateway features, tree grates, landscape plantings, street trees, vehicular and pedestrian lighting, enhanced paving materials, and art features.

The four land use districts and potential visual changes are discussed below.

Town Center Mixed‐Use
Within the TCMU land use areas, the proposed Specific Plan would alter existing views which currently consist of primarily one- and two-story uses, as well as the disturbed/vacant railroad parcels. These vacant and underutilized sites would be developed with a variety of building types. Mixed-use development within the Specific Plan area may include a range of residential, commercial, and mixed-use development. As part of the vision for this district, future medium and high-density residential uses may include a retail component. In light of specific design guidelines and development standards proposed for this district, existing views of this area would be visually improved.

Town Center Industrial
The intent of the Town Center Industrial (TCI) land use district is to allow existing industrial businesses to continue, while facilitating new research and development and light-industrial uses that are compatible with neighboring residential uses. In addition to industrial uses, other compatible commercial uses that may retain an industrial or artistic character, may occur. By considering compatibility with the adjacent uses, such as residential, the redevelopment and future enhancements in this district would not result in visual impacts.

Stanton City CouncilMarch 26, 2024

Stanton City Council
March 26, 2024