Agenda — Stanton City Council, April 9, 2024 (part 19 of 19)

2: Beach Blvd & Main St Performance by movement
Movement EBL EBR WBL WBR NBU NBL NBT NBR SBU SBL SBT SBR Denied Delay (hr) 0.0 0.0 6.0 22.2 0.0 0.0 0.0 0.0 2.1 11.8 457.4 6.4 Denied Del/Veh (s) 4.9 1028.7 1000.1 0.0 0.0 0.0 0.0 634.7 732.0 743.3 700.0 Total Delay (hr) 0.2 1.6 6.9 13.0 1.2 3.1 1.4 0.0 2.7 9.5 3.0 0.0 Total Del/Veh (s) 186.1 3096.4 1736.9 89.0 87.9 1.9 0.6 1217.2 903.3 8.3 2.3 Stop Delay (hr) 0.2 1.5 6.9 13.0 1.1 3.0 0.3 0.0 2.7 9.6 2.2 0.0 Stop Del/Veh (s) 185.4 3096.2 1737.5 85.7 83.3 0.4 0.0 1220.8 905.6 6.0 0.2 Total Stops 0 29 5 18 19 51 105 0 4 21 94 2
Stop/Veh 0.97 0.62 0.67 0.40 0.40 0.04 0.00 0.50 0.55 0.07 0.10 Travel Dist (mi) 0.0 1.8 0.4 1.5 5.2 14.1 297.7 7.7 0.3 1.7 75.9 1.1 Travel Time (hr) 0.2 1.7 12.9 35.3 1.4 3.6 11.4 0.3 4.8 21.4 462.9 6.5 Vehicles Entered 0 29 6 24 44 121 2583 66 7 34 1305 20
Vehicles Exited 0 26 0 13 46 125 2581 67 6 27 1305 20
Hourly Exit Rate 0 26 0 13 46 125 2581 67 6 27 1305 20
Input Volume 1 30 21 77 45 122 2649 67 13 59 2210 31
% of Volume 0 87 0 17 102 102 97 100 46 46 59 65
2: Beach Blvd & Main St Performance by movement
Movement All
Denied Delay (hr) 505.9
Denied Del/Veh (s) 346.1
Total Delay (hr) 42.6
Total Del/Veh (s) 35.8
Stop Delay (hr) 40.4
Stop Del/Veh (s) 34.0
Total Stops 348
Stop/Veh 0.08
Travel Dist (mi) 407.5
Travel Time (hr) 562.4
Vehicles Entered 4239
Vehicles Exited 4216
Hourly Exit Rate 4216
Input Volume 5325
% of Volume 79
SimTraffic Performance Report
04/14/2022
Stanton Town Center 2050 Total PM SimTraffic Report

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3: Beach Blvd & Pacific St Performance by movement
Movement EBL EBR WBL WBR NBT NBR SBU SBL SBT SBR All
Denied Delay (hr) 0.0 2.6 8.4 11.2 0.0 0.0 0.0 0.1 1.5 0.0 23.8 Denied Del/Veh (s) 98.2 164.7 915.1 956.7 0.0 0.0 0.1 19.1 3.9 0.0 19.5 Total Delay (hr) 0.3 2.8 8.8 10.3 2.7 0.0 2.7 5.4 1.9 0.0 35.0 Total Del/Veh (s) 1060.4 208.4 2872.4 2647.3 3.5 0.6 1235.3 1018.8 5.1 1.3 28.9 Stop Delay (hr) 0.3 2.8 8.8 10.3 1.5 0.0 2.7 5.4 0.9 0.0 32.7 Stop Del/Veh (s) 1058.2 207.7 2870.4 2644.8 1.9 0.0 1234.8 1017.4 2.4 0.1 27.0 Total Stops 1 48 8 12 160 0 8 18 125 0 380
Stop/Veh 1.00 0.98 0.73 0.86 0.06 0.00 1.00 0.95 0.09 0.00 0.09 Travel Dist (mi) 0.0 2.5 0.4 0.6 389.4 5.4 0.7 1.7 158.7 0.5 559.9 Travel Time (hr) 0.3 5.6 17.2 21.5 15.9 0.2 2.8 5.5 8.9 0.0 77.9 Vehicles Entered 1 49 9 12 2815 38 7 17 1374 4 4326
Vehicles Exited 0 42 1 2 2808 39 4 10 1374 4 4284
Hourly Exit Rate 0 42 1 2 2808 39 4 10 1374 4 4284
Input Volume 2 55 33 40 2826 35 15 31 2286 9 5332
% of Volume 0 76 3 5 99 111 27 32 60 44 80
4: Beach Blvd & Central Ave/Grand Ave Performance by movement Movement EBL EBR WBR NBU NBL NBT NBR SBU SBL SBT SBR All Denied Delay (hr) 0.3 1.6 0.0 0.0 0.0 0.3 0.0 0.0 0.0 0.0 0.0 2.3 Denied Del/Veh (s) 156.3 159.1 0.1 1.8 1.8 0.4 0.6 0.2 0.3 0.0 0.0 1.9 Total Delay (hr) 1.5 3.4 0.6 0.2 0.4 0.4 0.0 0.2 0.3 0.8 0.0 7.8 Total Del/Veh (s) 695.4 335.3 63.9 64.6 53.9 0.5 0.2 189.3 163.1 1.9 1.8 6.5 Stop Delay (hr) 1.5 3.5 0.6 0.2 0.4 0.1 0.0 0.2 0.3 0.0 0.0 6.7 Stop Del/Veh (s) 696.4 337.6 64.3 64.8 52.7 0.1 0.1 188.6 161.3 0.0 0.0 5.6 Total Stops 5 24 30 7 15 19 0 4 5 3 0 112
Stop/Veh 0.62 0.65 0.97 0.54 0.62 0.01 0.00 1.00 0.83 0.00 0.00 0.03 Travel Dist (mi) 0.4 1.6 1.5 0.5 1.0 113.6 0.4 0.5 0.6 187.4 2.9 310.3 Travel Time (hr) 1.9 5.2 0.6 0.3 0.4 4.5 0.0 0.2 0.3 7.1 0.1 20.7 Vehicles Entered 8 35 30 13 23 2751 10 3 5 1420 22 4320 Vehicles Exited 7 34 30 13 24 2752 10 4 6 1423 22 4325
Hourly Exit Rate 7 34 30 13 24 2752 10 4 6 1423 22 4325 Input Volume 8 38 31 14 23 2752 11 10 11 2345 38 5281
% of Volume 88 89 97 93 104 100 91 40 55 61 58 82
SimTraffic Performance Report
04/14/2022
Stanton Town Center 2050 Total PM SimTraffic Report

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Total Zone Performance
Denied Delay (hr) 532.0
Denied Del/Veh (s) 343.4
Total Delay (hr) 85.4
Total Del/Veh (s) 1514.3
Stop Delay (hr) 79.9
Stop Del/Veh (s) 1416.1
Total Stops 840
Stop/Veh 4.14
Travel Dist (mi) 1277.7
Travel Time (hr) 661.0
Vehicles Entered 4486
Vehicles Exited 50
Hourly Exit Rate 50
Input Volume 15938
% of Volume 0
Queuing and Blocking Report
04/14/2022
Stanton Town Center 2050 Total PM SimTraffic Report

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Intersection: 2: Beach Blvd & Main St
Movement EB WB WB NB NB NB NB NB SB SB SB SB
Directions Served LTR LT R UL T T T TR UL T T T
Maximum Queue (ft) 166 498 92 227 505 491 423 10 250 320 317 241 Average Queue (ft) 57 435 19 83 119 85 39 0 232 285 115 21 95th Queue (ft) 183 624 75 232 457 389 251 6 283 390 353 142 Link Distance (ft) 341 488 546 546 546 546 296 296 296
Upstream Blk Time (%) 1 77 7 1 0 74 10 1
Queuing Penalty (veh) 0 0 50 6 1 0 0 0
Storage Bay Dist (ft) 55 125 145
Storage Blk Time (%) 85 22 23 0 95 4
Queuing Penalty (veh) 65 5 147 0 524 3
Intersection: 2: Beach Blvd & Main St
Movement SB
Directions Served TR
Maximum Queue (ft) 84
Average Queue (ft) 8
95th Queue (ft) 83
Link Distance (ft) 296
Upstream Blk Time (%) 0
Queuing Penalty (veh) 0
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 3: Beach Blvd & Pacific St
Movement EB WB WB NB NB NB NB SB SB SB SB SB
Directions Served LTR LTR R T T T TR UL T T T TR
Maximum Queue (ft) 219 494 46 285 280 230 48 204 353 347 319 212 Average Queue (ft) 93 433 3 46 44 29 4 138 150 83 46 17 95th Queue (ft) 258 594 31 276 274 202 69 273 498 391 286 171 Link Distance (ft) 293 484 646 646 646 646 546 546 546 546 Upstream Blk Time (%) 17 72 0 0 0 5 2 0 0
Queuing Penalty (veh) 0 0 3 2 0 27 11 3 0
Storage Bay Dist (ft) 65 145
Storage Blk Time (%) 100 0 55 0
Queuing Penalty (veh) 20 0 317 0
Queuing and Blocking Report
04/14/2022
Stanton Town Center 2050 Total PM SimTraffic Report

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Intersection: 4: Beach Blvd & Central Ave/Grand Ave
Movement EB WB NB NB NB NB NB SB SB SB SB
Directions Served LTR LTR UL T T T TR UL T T TR
Maximum Queue (ft) 231 94 83 107 35 26 14 76 5 3 13
Average Queue (ft) 131 22 18 13 5 1 1 14 0 0 1
95th Queue (ft) 293 69 70 84 53 18 7 51 3 3 7
Link Distance (ft) 249 243 206 206 206 206 646 646 646
Upstream Blk Time (%) 31 1 0
Queuing Penalty (veh) 0 0 0
Storage Bay Dist (ft) 70 160
Storage Blk Time (%) 6 1
Queuing Penalty (veh) 38 0
Zone Summary
Zone wide Queuing Penalty: 1221
HCM 6th TWSC
6: Rose St & Cerritos Ave 04/27/2022
Stanton Town Center 2050 Total AM 5:35 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 0.7
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 646 11 7 650 28 5
Future Vol, veh/h 646 11 7 650 28 5
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 75 - - 0 50
Veh in Median Storage, #0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 702 12 8 707 30 5
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 714 0 1072 351
Stage 1 - - - - 702 -
Stage 2 - - - - 370 -
Critical Hdwy - - 4.14 - 6.84 6.94
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy - - 2.22 - 3.52 3.32
Pot Cap-1 Maneuver - - 882 - 215 645
Stage 1 - - - - 453 -
Stage 2 - - - - 669 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 882 - 212 645
Mov Cap-2 Maneuver - - - - 212 -
Stage 1 - - - - 453 -
Stage 2 - - - - 659 -
Approach EB WB NB
HCM Control Delay, s 0 0.2 22.6

HCM LOS C
Minor Lane/Major MvmtNBLn1NBLn2 EBT EBR WBL WBT
Capacity (veh/h) 212 645 - - 882 -
HCM Lane V/C Ratio 0.144 0.008 - - 0.009 -
HCM Control Delay (s) 24.8 10.6 - - 9.1 0.1
HCM Lane LOS C B - - A A
HCM 95th %tile Q(veh) 0.5 0 - - 0 -
HCM 6th TWSC
7: Court Ave & Cerritos Ave 04/27/2022
Stanton Town Center 2050 Total AM 5:35 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 1.1
Movement EBT EBR WBU WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 727 5 3 24 737 24 44
Future Vol, veh/h 727 5 3 24 737 24 44
Conflicting Peds, #/hr 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Stop Stop
RT Channelized - None - - None - None
Storage Length - - - 85 - 0 -
Veh in Median Storage, #0 - - - 0 0 -
Grade, % 0 - - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2 2
Mvmt Flow 790 5 3 26 801 26 48
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 796 795 0 1252 398
Stage 1 - - - - - 793 -
Stage 2 - - - - - 459 -
Critical Hdwy - - 6.44 4.14 - 6.84 6.94
Critical Hdwy Stg 1 - - - - - 5.84 -
Critical Hdwy Stg 2 - - - - - 5.84 -
Follow-up Hdwy - - 2.52 2.22 - 3.52 3.32
Pot Cap-1 Maneuver - - 449 822 - 164 601
Stage 1 - - - - - 406 -
Stage 2 - - - - - 603 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 742 742 - 158 601
Mov Cap-2 Maneuver - - - - - 158 -
Stage 1 - - - - - 406 -
Stage 2 - - - - - 579 -
Approach EB WB NB
HCM Control Delay, s 0 0.4 20.7

HCM LOS C
Minor Lane/Major MvmtNBLn1 EBT EBR WBL WBT
Capacity (veh/h) 302 - - 742 -
HCM Lane V/C Ratio 0.245 - - 0.04 -
HCM Control Delay (s) 20.7 - - 10.1 -
HCM Lane LOS C - - B -
HCM 95th %tile Q(veh) 0.9 - - 0.1 -
HCM 6th TWSC
8: Fern Ave & Cerritos Ave 04/27/2022
Stanton Town Center 2050 Total AM 5:35 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 4.7
Movement EBU EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 3 70 725 26 32 696 82 16 2 36 30 2 83 Future Vol, veh/h 3 70 725 26 32 696 82 16 2 36 30 2 83 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - - None - - None - - None - - None
Storage Length - 50 - - 95 - - - - - - - -
Veh in Median Storage, #- - 0 - - 0 - - 0 - - 0 -
Grade, % - - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 3 76 788 28 35 757 89 17 2 39 33 2 90
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 846 846 0 0 816 0 0 1410 1876 408 1425 1846 423 Stage 1 - - - - - - - 960 960 - 872 872 -
Stage 2 - - - - - - - 450 916 - 553 974 -
Critical Hdwy 6.44 4.14 - - 4.14 - - 7.54 6.54 6.94 7.54 6.54 6.94 Critical Hdwy Stg 1 - - - - - - - 6.54 5.54 - 6.54 5.54 - Critical Hdwy Stg 2 - - - - - - - 6.54 5.54 - 6.54 5.54 - Follow-up Hdwy 2.52 2.22 - - 2.22 - - 3.52 4.02 3.32 3.52 4.02 3.32 Pot Cap-1 Maneuver417 787 - - 807 - - 98 71 593 96 74 579 Stage 1 - - - - - - - 276 333 - 312 366 -
Stage 2 - - - - - - - 558 349 - 485 328 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver750 750 - - 807 - - 72 61 593 78 63 579 Mov Cap-2 Maneuver - - - - - - - 72 61 - 78 63 -
Stage 1 - - - - - - - 247 298 - 279 350 -
Stage 2 - - - - - - - 448 334 - 402 294 -
Approach EB WB NB SB
HCM Control Delay, s0.9 0.4 36.7 46.7

HCM LOS E E
Minor Lane/Major MvmtNBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h) 171 750 - - 807 - - 205
HCM Lane V/C Ratio 0.343 0.106 - - 0.043 - - 0.61
HCM Control Delay (s) 36.7 10.4 - - 9.7 - - 46.7
HCM Lane LOS E B - - A - - E
HCM 95th %tile Q(veh) 1.4 0.4 - - 0.1 - - 3.5
HCM 6th TWSC
9: Ashdale St & Cerritos Ave 04/27/2022
Stanton Town Center 2050 Total AM 5:35 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 1.1
Movement EBL EBT EBR WBU WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 5 780 10 9 17 799 7 9 0 21 13 0 11
Future Vol, veh/h 5 780 10 9 17 799 7 9 0 21 13 0 11
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - - None - - None - - None
Storage Length 100 - - - 95 - - - - - - - -
Veh in Median Storage, # - 0 - - - 0 - - 0 - - 0 -
Grade, % - 0 - - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 5 848 11 10 18 868 8 10 0 23 14 0 12
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 876 0 0 859 859 0 0 1354 1796 430 1362 1797 438 Stage 1 - - - - - - - 864 864 - 928 928 -
Stage 2 - - - - - - - 490 932 - 434 869 -
Critical Hdwy 4.14 - - 6.44 4.14 - - 7.54 6.54 6.94 7.54 6.54 6.94 Critical Hdwy Stg 1 - - - - - - - 6.54 5.54 - 6.54 5.54 - Critical Hdwy Stg 2 - - - - - - - 6.54 5.54 - 6.54 5.54 - Follow-up Hdwy 2.22 - - 2.52 2.22 - - 3.52 4.02 3.32 3.52 4.02 3.32 Pot Cap-1 Maneuver 766 - - 409 778 - - 108 79 573 107 79 567 Stage 1 - - - - - - - 315 369 - 288 345 -
Stage 2 - - - - - - - 529 343 - 570 367 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 766 - - 582 582 - - 101 75 573 98 75 567 Mov Cap-2 Maneuver - - - - - - - 101 75 - 98 75 -
Stage 1 - - - - - - - 313 366 - 286 328 -
Stage 2 - - - - - - - 493 327 - 544 364 -
Approach EB WB NB SB
HCM Control Delay, s 0.1 0.4 22.4 32.2

HCM LOS C D
Minor Lane/Major MvmtNBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h) 239 766 - - 582 - - 158
HCM Lane V/C Ratio 0.136 0.007 - - 0.049 - - 0.165
HCM Control Delay (s) 22.4 9.7 - - 11.5 - - 32.2
HCM Lane LOS C A - - B - - D
HCM 95th %tile Q(veh) 0.5 0 - - 0.2 - - 0.6
HCM 6th TWSC
11: Dale Ave & Standustrial St 04/27/2022
Stanton Town Center 2050 Total AM 5:35 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 0.5
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 10 11 23 406 587 24
Future Vol, veh/h 10 11 23 406 587 24
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 50 100 - - -
Veh in Median Storage, #0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 11 12 25 441 638 26
Major/Minor Minor2 Major1 Major2
Conflicting Flow All 922 332 664 0 - 0
Stage 1 651 - - - - -
Stage 2 271 - - - - -
Critical Hdwy 6.84 6.94 4.14 - - -
Critical Hdwy Stg 1 5.84 - - - - -
Critical Hdwy Stg 2 5.84 - - - - -
Follow-up Hdwy 3.52 3.32 2.22 - - -
Pot Cap-1 Maneuver269 664 921 - - -
Stage 1 481 - - - - -
Stage 2 750 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver262 664 921 - - -
Mov Cap-2 Maneuver371 - - - - -
Stage 1 468 - - - - -
Stage 2 750 - - - - -
Approach EB NB SB
HCM Control Delay, s12.6 0.5 0

HCM LOS B
Minor Lane/Major Mvmt NBL NBTEBLn1EBLn2 SBT SBR
Capacity (veh/h) 921 - 371 664 - -
HCM Lane V/C Ratio 0.027 - 0.029 0.018 - -
HCM Control Delay (s) 9 - 15 10.5 - -
HCM Lane LOS A - C B - -
HCM 95th %tile Q(veh) 0.1 - 0.1 0.1 - -
HCM 6th TWSC
12: Katella Ave & Court Ave 04/27/2022
Stanton Town Center 2050 Total AM 5:35 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 0.1
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 1 1137 1075 1 4 4
Future Vol, veh/h 1 1137 1075 1 4 4
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length 100 - - - 0 -
Veh in Median Storage, # - 0 0 - 0 -
Grade, % - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 1 1236 1168 1 4 4
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 1169 0 - 0 1665 585
Stage 1 - - - - 1169 -
Stage 2 - - - - 496 -
Critical Hdwy 5.34 - - - 5.74 7.14
Critical Hdwy Stg 1 - - - - 6.64 -
Critical Hdwy Stg 2 - - - - 6.04 -
Follow-up Hdwy 3.12 - - - 3.82 3.92
Pot Cap-1 Maneuver 324 - - - 141 389
Stage 1 - - - - 190 -
Stage 2 - - - - 527 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver 324 - - - 141 389
Mov Cap-2 Maneuver - - - - 168 -
Stage 1 - - - - 189 -
Stage 2 - - - - 527 -
Approach EB WB SB
HCM Control Delay, s 0 0 20.9

HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1
Capacity (veh/h) 324 - - - 235
HCM Lane V/C Ratio 0.003 - - - 0.037
HCM Control Delay (s) 16.1 - - - 20.9
HCM Lane LOS C - - - C
HCM 95th %tile Q(veh) 0 - - - 0.1
HCM 6th TWSC
6: Rose St & Cerritos Ave 04/27/2022
Stanton Town Center 2050 Total PM 5:38 pm 04/10/2022 Synchro 11 Report

Page 1 ends

Intersection
Int Delay, s/veh 0.8
Movement EBT EBR WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 810 16 10 654 26 19
Future Vol, veh/h 810 16 10 654 26 19
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - None - None
Storage Length - 75 - - 0 50
Veh in Median Storage, #0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 880 17 11 711 28 21
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 897 0 1258 440
Stage 1 - - - - 880 -
Stage 2 - - - - 378 -
Critical Hdwy - - 4.14 - 6.84 6.94
Critical Hdwy Stg 1 - - - - 5.84 -
Critical Hdwy Stg 2 - - - - 5.84 -
Follow-up Hdwy - - 2.22 - 3.52 3.32
Pot Cap-1 Maneuver - - 753 - 163 565
Stage 1 - - - - 366 -
Stage 2 - - - - 663 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 753 - 159 565
Mov Cap-2 Maneuver - - - - 159 -
Stage 1 - - - - 366 -
Stage 2 - - - - 647 -
Approach EB WB NB
HCM Control Delay, s 0 0.2 23.7

HCM LOS C
Minor Lane/Major MvmtNBLn1NBLn2 EBT EBR WBL WBT
Capacity (veh/h) 159 565 - - 753 -
HCM Lane V/C Ratio 0.178 0.037 - - 0.014 -
HCM Control Delay (s) 32.5 11.6 - - 9.9 0.1
HCM Lane LOS D B - - A A
HCM 95th %tile Q(veh) 0.6 0.1 - - 0 -
HCM 6th TWSC
7: Court Ave & Cerritos Ave 04/27/2022
Stanton Town Center 2050 Total PM 5:38 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 1.3
Movement EBT EBR WBU WBL WBT NBL NBR
Lane Configurations
Traffic Vol, veh/h 859 21 3 44 812 24 37
Future Vol, veh/h 859 21 3 44 812 24 37
Conflicting Peds, #/hr 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Stop Stop
RT Channelized - None - - None - None
Storage Length - - - 85 - 0 -
Veh in Median Storage, #0 - - - 0 0 -
Grade, % 0 - - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2 2
Mvmt Flow 934 23 3 48 883 26 40
Major/Minor Major1 Major2 Minor1
Conflicting Flow All 0 0 957 957 0 1490 479
Stage 1 - - - - - 946 -
Stage 2 - - - - - 544 -
Critical Hdwy - - 6.44 4.14 - 6.84 6.94
Critical Hdwy Stg 1 - - - - - 5.84 -
Critical Hdwy Stg 2 - - - - - 5.84 -
Follow-up Hdwy - - 2.52 2.22 - 3.52 3.32
Pot Cap-1 Maneuver - - 354 714 - 115 533
Stage 1 - - - - - 338 -
Stage 2 - - - - - 546 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver - - 664 664 - 106 533
Mov Cap-2 Maneuver - - - - - 106 -
Stage 1 - - - - - 338 -
Stage 2 - - - - - 504 -
Approach EB WB NB
HCM Control Delay, s 0 0.6 30.6

HCM LOS D
Minor Lane/Major MvmtNBLn1 EBT EBR WBL WBT
Capacity (veh/h) 206 - - 664 -
HCM Lane V/C Ratio 0.322 - - 0.077 -
HCM Control Delay (s) 30.6 - - 10.9 -
HCM Lane LOS D - - B -
HCM 95th %tile Q(veh) 1.3 - - 0.2 -
HCM 6th TWSC
8: Fern Ave & Cerritos Ave 04/27/2022
Stanton Town Center 2050 Total PM 5:38 pm 04/10/2022 Synchro 11 Report

Page 3 ends

Intersection
Int Delay, s/veh 7.3
Movement EBU EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 13 75 810 22 28 778 47 29 3 41 22 1 86 Future Vol, veh/h 13 75 810 22 28 778 47 29 3 41 22 1 86 Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - - None - - None - - None - - None
Storage Length - 50 - - 95 - - - - - - - -
Veh in Median Storage, #- - 0 - - 0 - - 0 - - 0 -
Grade, % - - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 14 82 880 24 30 846 51 32 3 45 24 1 93
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 897 897 0 0 904 0 0 1568 2041 452 1566 2028 449 Stage 1 - - - - - - - 1084 1084 - 932 932 -
Stage 2 - - - - - - - 484 957 - 634 1096 -
Critical Hdwy 6.44 4.14 - - 4.14 - - 7.54 6.54 6.94 7.54 6.54 6.94 Critical Hdwy Stg 1 - - - - - - - 6.54 5.54 - 6.54 5.54 - Critical Hdwy Stg 2 - - - - - - - 6.54 5.54 - 6.54 5.54 - Follow-up Hdwy 2.52 2.22 - - 2.22 - - 3.52 4.02 3.32 3.52 4.02 3.32 Pot Cap-1 Maneuver387 753 - - 748 - - 75 56 555 75 57 557 Stage 1 - - - - - - - 231 291 - 287 343 -
Stage 2 - - - - - - - 533 334 - 434 287 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver631 631 - - 748 - - 53 46 555 56 46 557 Mov Cap-2 Maneuver - - - - - - - 53 46 - 56 46 -
Stage 1 - - - - - - - 196 247 - 243 329 -
Stage 2 - - - - - - - 424 321 - 334 243 -
Approach EB WB NB SB
HCM Control Delay, s1.1 0.3 103.4 50

HCM LOS F F
Minor Lane/Major MvmtNBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h) 106 631 - - 748 - - 192
HCM Lane V/C Ratio 0.749 0.152 - - 0.041 - - 0.617
HCM Control Delay (s) 103.4 11.7 - - 10 - - 50
HCM Lane LOS F B - - B - - F
HCM 95th %tile Q(veh) 4 0.5 - - 0.1 - - 3.5
HCM 6th TWSC
9: Ashdale St & Cerritos Ave 04/27/2022
Stanton Town Center 2050 Total PM 5:38 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 0.8
Movement EBU EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 6 13 844 1 2 794 14 8 0 2 11 1 11
Future Vol, veh/h 6 13 844 1 2 794 14 8 0 2 11 1 11
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - - None - - None - - None - - None
Storage Length - 100 - - 95 - - - - - - - -
Veh in Median Storage, #- - 0 - - 0 - - 0 - - 0 -
Grade, % - - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 92 92 92 92 92 92 92 92 92 92 92 92 92 Heavy Vehicles, % 2 2 2 2 2 2 2 2 2 2 2 2 2
Mvmt Flow 7 14 917 1 2 863 15 9 0 2 12 1 12
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 878 878 0 0 918 0 0 1396 1842 459 1376 1835 439 Stage 1 - - - - - - - 960 960 - 875 875 -
Stage 2 - - - - - - - 436 882 - 501 960 -
Critical Hdwy 6.44 4.14 - - 4.14 - - 7.54 6.54 6.94 7.54 6.54 6.94 Critical Hdwy Stg 1 - - - - - - - 6.54 5.54 - 6.54 5.54 - Critical Hdwy Stg 2 - - - - - - - 6.54 5.54 - 6.54 5.54 - Follow-up Hdwy 2.52 2.22 - - 2.22 - - 3.52 4.02 3.32 3.52 4.02 3.32 Pot Cap-1 Maneuver398 765 - - 739 - - 101 74 549 104 75 566 Stage 1 - - - - - - - 276 333 - 310 365 -
Stage 2 - - - - - - - 569 362 - 521 333 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver587 587 - - 739 - - 95 71 549 101 72 566 Mov Cap-2 Maneuver - - - - - - - 95 71 - 101 72 -
Stage 1 - - - - - - - 266 321 - 299 364 -
Stage 2 - - - - - - - 554 361 - 500 321 -
Approach EB WB NB SB
HCM Control Delay, s0.2 0 39.9 31.2

HCM LOS E D
Minor Lane/Major MvmtNBLn1 EBL EBT EBR WBL WBT WBRSBLn1 Capacity (veh/h) 114 587 - - 739 - - 162
HCM Lane V/C Ratio 0.095 0.035 - - 0.003 - - 0.154
HCM Control Delay (s) 39.9 11.4 - - 9.9 - - 31.2
HCM Lane LOS E B - - A - - D
HCM 95th %tile Q(veh) 0.3 0.1 - - 0 - - 0.5
HCM 6th TWSC
11: Dale Ave & Standustrial St 04/27/2022
Stanton Town Center 2050 Total PM 5:38 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 0.4
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Vol, veh/h 13 18 11 665 573 7
Future Vol, veh/h 13 18 11 665 573 7
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 50 100 - - -
Veh in Median Storage, #0 - - 0 0 -
Grade, % 0 - - 0 0 -
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2
Mvmt Flow 14 20 12 723 623 8
Major/Minor Minor2 Major1 Major2
Conflicting Flow All1013 316 631 0 - 0
Stage 1 627 - - - - -
Stage 2 386 - - - - -
Critical Hdwy 6.84 6.94 4.14 - - -
Critical Hdwy Stg 1 5.84 - - - - -
Critical Hdwy Stg 2 5.84 - - - - -
Follow-up Hdwy 3.52 3.32 2.22 - - -
Pot Cap-1 Maneuver235 680 947 - - -
Stage 1 495 - - - - -
Stage 2 656 - - - - -
Platoon blocked, % - - -
Mov Cap-1 Maneuver232 680 947 - - -
Mov Cap-2 Maneuver358 - - - - -
Stage 1 489 - - - - -
Stage 2 656 - - - - -
Approach EB NB SB
HCM Control Delay, s12.6 0.1 0

HCM LOS B
Minor Lane/Major Mvmt NBL NBTEBLn1EBLn2 SBT SBR
Capacity (veh/h) 947 - 358 680 - -
HCM Lane V/C Ratio 0.013 - 0.039 0.029 - -
HCM Control Delay (s) 8.8 - 15.5 10.5 - -
HCM Lane LOS A - C B - -
HCM 95th %tile Q(veh) 0 - 0.1 0.1 - -
HCM 6th TWSC
12: Katella Ave & Court Ave 04/27/2022
Stanton Town Center 2050 Total PM 5:38 pm 04/10/2022 Synchro 11 Report

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Intersection
Int Delay, s/veh 0.2
Movement EBU EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Vol, veh/h 1 2 1243 1115 1 10 7
Future Vol, veh/h 1 2 1243 1115 1 10 7
Conflicting Peds, #/hr 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Stop Stop
RT Channelized - - None - None - None
Storage Length - 100 - - - 0 -
Veh in Median Storage, #- - 0 0 - 0 -
Grade, % - - 0 0 - 0 -
Peak Hour Factor 92 92 92 92 92 92 92
Heavy Vehicles, % 2 2 2 2 2 2 2
Mvmt Flow 1 2 1351 1212 1 11 8
Major/Minor Major1 Major2 Minor2
Conflicting Flow All 886 1213 0 - 0 1759 607
Stage 1 - - - - - 1213 -
Stage 2 - - - - - 546 -
Critical Hdwy 5.64 5.34 - - - 5.74 7.14
Critical Hdwy Stg 1 - - - - - 6.64 -
Critical Hdwy Stg 2 - - - - - 6.04 -
Follow-up Hdwy 2.32 3.12 - - - 3.82 3.92
Pot Cap-1 Maneuver508 308 - - - 126 377
Stage 1 - - - - - 179 -
Stage 2 - - - - - 497 -
Platoon blocked, % - - -
Mov Cap-1 Maneuver353 353 - - - 125 377
Mov Cap-2 Maneuver - - - - - 156 -
Stage 1 - - - - - 178 -
Stage 2 - - - - - 497 -
Approach EB WB SB
HCM Control Delay, s 0 0 24.2

HCM LOS C
Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1
Capacity (veh/h) 353 - - - 206
HCM Lane V/C Ratio 0.009 - - - 0.09
HCM Control Delay (s) 15.3 - - - 24.2
HCM Lane LOS C - - - C
HCM 95th %tile Q(veh) 0 - - - 0.3

Responses to Comments on Draft Subsequent
Initial Study/Mitigated Negative Declaration
Stanton Town Center Specific Plan Project
SCH No. 2023110397
Prepared for City of Stanton
Community & Economic Development Department
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
Contact: Alia Hokuki, AICP
January 9, 2024
Exhibit: C
Click here to return to the agenda.

Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT i

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TABLE OF CONTENTS
Section Page

1.0 Introduction and Summary .............................................................................................. 1‐1

1.1 Introduction ................................................................................................................ 1-1

1.2 Proposed Development.......................................................................................... 1-1

2.0 List of Commenters.............................................................................................................. 2‐1

3.0 Responses to Comments.................................................................................................... 3‐1

3.1 State Agencies ............................................................................................................ 3-1

3.2 Regional/Local Agencies .................................................................................... 3-19

4.0 Revisions As Part of The Final Subsequent IS/MND ................................................ 4‐1

4.1 Revisions to the Draft Subsequent IS/MND .................................................. 4-1

4.1.1 Section 4.9, hazards and hazardous materials................................ 4‐1

4.1.2 Section 4.17, Transportation ................................................................... 4‐2 Table of Contents
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1.0 INTRODUCTION AND SUMMARY

1.1 INTRODUCTION
The purpose of this document is to present public comments and responses to those comments received on the Draft Subsequent Initial Study/Mitigated Negative Declaration (Draft Subsequent IS/MND) for the Stanton Town Center Specific Plan Project (State Clearinghouse Number 2023110397). The City of Stanton, as the Lead Agency, has evaluated all substantive comments and has prepared written responses. In accordance with the California Environmental Quality Act (CEQA) Guidelines (Title 14 California Code of Regulations [CCR] Section 15074[b]), the decision-making body of the Lead Agency must consider the Subsequent IS/MND and comments received before approving the Project. This document, which will be provided to the City Council, as the decision-making body, has been prepared in accordance with CEQA and represents the independent judgment of the Lead Agency.

In accordance with the State CEQA Guidelines, Section 15073, the Draft Subsequent IS/MND was circulated for a 30-day public review and comment period beginning on November 15, 2023 and ending on December 14, 2020. Additionally, the Draft Subsequent IS/MND was available at the City of Stanton website. During the public review period, the City received a total of three comment letters from State and regional/local agencies on the Draft Subsequent IS/MND. Written responses have been prepared to all comments received during the comment period and are included in Section 3.0 of this document.

The Final Subsequent IS/MND consists of three documents: (1) the Draft Subsequent IS/MND; (2) the Technical Appendices; and (3) the Responses to Comments document. The Responses to Comments document includes four sections: Section 1.0, provides the introduction; Section 2.0 provides a list of commenters on the Draft Subsequent IS/MND; Section 3.0 provides responses to environmental comments received on the environmental document; and Section 4.0 includes the revisions to the text of the Draft Subsequent IS/MND.

1.2 PROPOSED DEVELOPMENT
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. 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.

Introduction and Summary
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The proposed Town Center Specific Plan is intended to improve, enhance, and supplement the land uses within the Specific Plan area by creating a mixed-use, pedestrian-friendly environment. The Project proposes an increase of 139 multi-family dwelling units, excluding accessory dwelling units (ADUs) located on single-family properties. Additionally, 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, the 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, only the additional 139 units are the topic of the environmental analysis in the Subsequent IS/MND.

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2.0 LIST OF COMMENTERS
The following is a list of commenters that submitted written comments on the Draft Subsequent IS/MND. The comments included written correspondence. The comments are listed chronologically and numbered. The responses have been prepared to match the bracketing on the comment letters. Each comment letter is followed by responses to address the comments. The comment letters and responses are included in Section 3.0 of this document.

No. Commenter Date of
Correspondence
Page
Number
State Agencies
1 Department of Transportation, District 12 (DOT) December 13, 2023 3-3 2 Department of Toxic Substances Control (DTSC) December 14, 2023 3-11 Local and Regional Agencies
3 Orange County Transportation Authority (OCTA) December 13, 2023 3-21

List of Commenters
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3.0 RESPONSES TO COMMENTS
The City’s responses to comments received on the Draft Subsequent IS/MND are provided below. The responses are numbered to match the bracketing on the comment letter.

Comment letters received are categorized by State agencies and regional/local agencies.

Within each category, the responses are provided chronologically.

3.1 STATE AGENCIES
Two comment letters were received from the State agencies. The comment letters are listed below:
 Department of Transportation, District 12 (DOT)—December 13, 2023  Department of Toxic Substances Control (DTSC)—December 14, 2023 Responses to Comments
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Letter 1: Department of Transportation, District 12
Comment Letter Dated December 13, 2023
DOT-1 The comment reiterates the Project description. No response is required.

DOT-2 The comment regarding the mission of Caltrans for a safe and reliable transportation network is noted. Caltrans is a responsible agency on the Project.

No further response is required.

DOT-3 The comment regarding conducting a queue analysis is noted. Although the traffic study provides a preliminary analysis for the full buildout of the Specific Plan area, the Subsequent IS/MND only analyzes the potential impacts of the additional 139 multifamily dwelling units. The proposed 139 multifamily units are expected to generate 71 peak hour trips. Given the trip distribution, approximately 21 trips would travel to/from the south on Beach Boulevard and not all those trips would necessarily use the interchange at SR-22. Therefore, the study area was limited and does not include Caltrans intersections at this time. When future projects within the Specific Plan area are proposed, further studies may be required, and the Beach Boulevard/SR-22 ramp intersection may be evaluated at that time.

DOT-4 The Project will be consistent with, or seek approval for deviation from, Caltrans Highway Design Manual standards—including ADA standards—for all facilities within State right-of-way, as appropriate. Additionally, the Project will comply with procedures in the Caltrans Project Delivery Procedures manual and will coordinate with Caltrans projects in all stages, including Middle Mile Broadband Initiative and potential relinquishment proposal.

DOT-5 The comment regarding working with local and regional partners on any crossjurisdictional complete streets projects is noted and will be forwarded to the decision makers. It should be recognized that while the comment pertaining to separated infrastructure such as Class IV bikeways along major streets is noted, and the City appreciates benefits of connecting residents to transit and job centers, incorporating Class IV bikeways along roadways such as Katella Avenue, Beach Boulevard, and Cerritos Street is beyond the scope of the proposed Stanton Town Center Specific Plan Project at this time.

DOT-6 The comment providing resources pertaining to Class IV bikeways, Class I bikeways, bike parking, Association of Pedestrian and Bicycle Professionals, and network of bicycle infrastructure is noted and will be forwarded to the decision makers. No further response is required.

DOT-7 The comment regarding incorporating multi-modal (pedestrian, bicycle, and transit) facilities and complete streets, which promote regional connectivity, improve air quality, reduce congestion, promote improved first-/last-mile connections is noted and will be forwarded to the decision makers.

Responses to Comments
3-8 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

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As discussed in the Transportation section of the Subsequent IS/MND, the Stanton Town Center Specific Plan Project, is planned as a mixed-use neighborhood that blends existing uses with new development, maximizes access to existing transit opportunities, and includes a pedestrian and bicycle transportation network. The Specific Plan also incorporates conceptual future transit opportunities into its design, while ensuring that the success of the multimodal network does not depend on the completion or final details of potential future transit opportunities.

The Stanton Town Center Specific Plan incorporates a “complete streets” approach that prioritizes creation of a true multi-modal transportation system that creates new connections throughout the Specific Plan area. Circulation enhancements are envisioned throughout the Specific Plan area to facilitate multi-modal connectivity and increase pedestrian safety. Design features include, but are not limited to, pavement enhancements such as textured and/or colored concrete or pavers; pedestrian built-out crossings to increase pedestrian visibility; wayfinding signage; new crossings for pedestrians and bicyclists; and short- and long-term bicycle parking.

Additionally, as part of future enhancements, a potential trail is proposed along the existing east-west rail corridor traversing the Specific 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. Court Avenue is also envisioned to include additional pedestrian enhancements, including a future connection across the east-west rail corridor. The pedestrian-focused enhancements along Court Avenue from Katella Avenue to Main Street, will increase connectivity between the southern and northern portions of the Specific Plan Area.

In terms of transit, the Specific Plan area is served by OCTA bus routes. 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.

Lastly, the Stanton Town Center Specific Plan promotes bicycling as a means of mobility. As indicated above, as part of intersection improvements, new crossings are planned for pedestrian and bicyclists. The Specific Plan recognizes the needs of bicycle users and aims to create a safe bicycle network. Thus, considering the proposed enhancements and design guidelines promoting multi-modal circulation, the Project would be in compliance with Caltrans vision.

DOT-8 Please refer to Response DOT-7, above. Considering the availability of public transportation in the area, construction workers and future employees may choose to use transit, as convenient. Also, the comment regarding the benefits of multi-modal transportation in reducing congestion, Vehicle Miles Traveled Responses to Comments
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-9

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(VMT), and improving air quality is noted and will be forwarded to the decision makers.

DOT-9 The comment regarding activities (truck parking, ingress and egress, and staging) during construction that could interfere with multi-modal circulation and parking is noted and will be forwarded to the decision makers. As discussed in the Transportation section of the Subsequent IS/MND, during demolition and construction activities of future projects, provisions would be in place, including but not limited to, staging construction equipment on the site; avoiding blocking the roadways surrounding the Project site; and maintaining fire/emergency access to the site to avoid impacts to existing circulation and parking. Further, to minimize any potential disruptions on the local circulation system and to facilitate the movement of construction traffic, it is assumed that the City would require implementation of a construction management plan, which is provided as regulatory requirement in the Transportation section.

DOT-10 The comment regarding establishing freight pick up and drop off times to avoid congestion is noted. However, it should be recognized that the Project is not proposing any industrial uses that are not already allowed. As such, no additional freight is anticipated in the area that would result in potential conflicts with vehicular traffic and result in congestion. Thus, establishing on-street freight-only parking and delivery times would be speculative.

DOT-11 The comment regarding delivery of packages to future residences and provision of shared drop-off locations, is noted and will be forwarded to the decision makers. While the City appreciates the efficiency of deliveries, provided that the Project is a Specific Plan, and no development project is proposed at this time, it may be speculative to determine the number of individual packages that will be delivered and/or lockers and shared drop off locations.

DOT-12 Please refer to Response DOT-9, above.

DOT-13 The comment regarding racial equity, inclusion, and diversity is noted and forwarded to the decision makers. While the City is committed to the same values, the request to include a discussion on equity is beyond the scope of a CEQA document. As such, the Subsequent IS/MND is not required and cannot be modified to discuss and/or identify any potential issues pertaining to equity.

DOT-14 The comment regarding requirement for discretionary review and approval by Caltrans and an encroachment permit for any work within Caltrans right-of-way is noted. Future applicants will be aware of the application process in obtaining necessary approval and permits, as appropriate. The requirement for separate permits for utility work is also noted. No further response is required.

DOT-15 The comment regarding coordination with Caltrans for future developments is noted and forwarded to the decision makers. No further response is required.

Responses to Comments
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Letter 2: Department of Toxic Substances Control
Comment Letter Dated December 14, 2023
DTSC-1 The comment reiterates the Project description. No response is required.

DTSC-2 The comment indicates that the Project may affect multiple sites within the Specific Plan area, as such DTSC requests consideration of their comments. The comment is noted, and responses are provided, below.

DTSC-3 The comment refers to active and nonactive mitigation and clean-up sites within the Project area that may be impacted by the Project. To avoid potential impacts related to health and the environment, the comment adds, construction activities may be restricted within the Project area. The comment is noted and will be forwarded to the decision makers.

The discussion in Section 4.9, Hazards and Hazardous Materials, of the Subsequent IS/MND, under Threshold (d), identifies that The EDR Radius Map™ Report with GeoCheck®: City of Stanton Town Center Specific Plan Project, Katella/Cerritos Avenue, Stanton, CA 90680 (Inquiry Number 6680025.2s), was prepared for the proposed Project by Environmental Data Resources (EDR) (2021). The report was prepared based on a one-mile radius of the Project site and consists of a search of federal, State, local, tribal, and other databases. The discussion discloses that eight Envirostor listings were reported within the onemile radius, three of which are within the Specific Plan area. Additionally, the Leaking Underground Storage Tank (LUST) database, as provided by EDR, has disclosed that there are 56 LUST sites within an approximately 0.5-mile radius, 6 of which are located within the Specific Plan area.

However, the analysis in the Subsequent IS/MND determined that while development within the Specific Plan area may include redevelopment of one of these reported Envirostor and LUST regulatory properties in the future—no development project is proposed at this time—implementation of the proposed mitigation measure (MM HAZ-1) would ensure that all new development on the said sites involving hazardous materials or waste, prepare a Phase I Environmental Site Assessment (ESA) prior to future actions for land acquisition, demolition, and/or construction. It was concluded that potential impacts would be less than significant with implementation of MM HAZ-1, which is included below:

MM HAZ‐1 A formal Phase I Environmental Site Assessment (ESA) shall be prepared for a future project on any of the six Leaking Underground Storage Tank (LUST) sites within the Stanton Town Center Specific Plan area. The Phase I ESA shall be prepared in accordance with American Society for Testing and Materials (ASTM) Standard Practice E 1527‐05 or the
Responses to Comments
3-16 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

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Standards and Practices for All Appropriate Inquiry (AAI), prior to any land acquisition and/or construction activities.

The Phase I ESA shall identify specific Recognized
Environmental Conditions (RECs), which may require further sampling/remedial activities by a qualified hazardous
materials consultant with Phase II/site characterization and remedial experience prior to land acquisition, demolition, and/or construction.

DTSC-4 The comment indicates that DTSC cannot determine all locations within the Project area with documented contamination, land use restrictions, or if included on a list of hazardous materials sites. DTSC requests additional information on sites that may fall under DTSC’s oversight within the Project area. The comment is noted and will be forwarded to the decision makers.

As discussed above and included in Appendix B of the Subsequent IS/MND, The EDR Radius Map™ Report with GeoCheck (2021) prepared for the proposed Project, includes search parameters based on a one-mile radius of the Project site and consists of a search of federal, State, local, tribal, and other databases.

The complete list of databases and additional information regarding the identified sites can be found in Appendix C of the Subsequent IS/MND. Three of the eight Envirostor listings are within the Project area. Those three locations are included in the Subsequent IS/MND and provided below. An updated search of the EnviroStor database, using the “City of Stanton” Project area, was conducted, and additional information to the three locations is hereby incorporated on page 4-64 (Threshold “d”), in Section 4.9, Hazards and Hazardous Materials, of the Subsequent IS/MND (deleted text is shown in red strikethrough while new text is shown in red italics):
 All Metals Processing (ESTOR/EPA ID 30340041)/ All Metals Processing Co. of Orange Co. (ESTOR/EPA ID 71002315), 8401 Standustrial Street/Avenue. The Program Type is Historical and Tiered Permit. The Status is “Refer: Other Agency” and “Active.” Last reported activities listed in the EDR Report include a Supplemental Site Investigation Workplan on November 3, 2020, and a
Monitoring Report on March 8, 2021. The EDR Report also indicates that a Corrective Measures Study Report, Remedial Action Completion Plan, and a Remedy Selection and Statement of Basis are due in 2023. Additionally, the EDR Report identifies that a Land Use Restriction document is due in 2024.
 Dichem Dresser/Calla Chemical (ESTOR/EPA ID 30280009), 8100 Electric Avenue. The Program Type is Tiered Permit. The Status is unknown and references “Refer: Other Agency”.
 Quicksand (ESTOR/EPA ID 70000085), 8358 Standustrial Street. The Program Type is Voluntary Cleanup. The Status is “Aactive.” Last Responses to Comments
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-17

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND
reported activity in the EDR report is a Remedial
Investigation/Feasibility Study on March 29, 2021. A Site Characterization Report was due in 2021, but no additional information about this characterization report is provided in the EDR Report.

Further, the following EnviroStor listing was identified within 0.765 mile from the Project area. The additional listing is hereby incorporated on page 4-65 (Threshold “d”), in Section 4.9, Hazards and Hazardous Materials, of the Subsequent IS/MND (deleted text is shown in red strikethrough while new text is shown in red italics):
 Basic Electronics, Inc. (ESTOR/EPA ID 71002748), 11762 Wester Avenue O. The Program Type is Tiered Permit. The Status is “No Further Action.”
The above revisions do not require recirculation of the Subsequent IS/MND under CEQA Guidelines Section 15073.5(c)(4).

Additionally, the LUST database, as provided by EDR, disclosed that 56 LUST sites exist within approximately 0.5 mile of the Project area, six of which are within the Project area. The six sites are included in the IS/MND and provided below:
 Santa Ana Regional W, 10632 Beach Blvd. Status is Open – Site Assessment. Facility Status is Preliminary Site Assessment Underway
 California Shipping, 8151 Electric Avenue. Status is Complete- Case Closed. Facility Status is Pollution Characterization
 California Comfort V, 8130 Electric Avenue. Status is Complete- Case Closed. Facility Status is Pollution Characterization
 Abel Concrete, 8251 Katella Avenue. Status is Complete – Case Closed. Facility Status is Preliminary Site Assessment Underway  G&M Oil Co #50; 10961 Beach Blvd. Status is Open- Site Assessment.  G&M Oil #50, 10961 Beach Blvd. Facility Status is Pollution Characterization.

Considering no specific projects nor locations are identified at this time, providing additional information may not be feasible. In the future, when specific projects are proposed, the site-specific Phase I ESAs, as required, would identify the potential issues and whether the site fall under DTSC’s oversight.

DTSC-5 The comment references two sites within the Project area that are undergoing environmental cleanup with DTSC oversight. These two properties, Quicksand and All Metals Processing Company are identified, above. The comment adds Responses to Comments
3-18 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND
that due to the conditions of these two properties, they will not be suitable for residential use or any use involving sensitive population even after the cleanup is completed. DTSC requests that the City consult with them upon future redevelopment of these two sites. The comment is noted and will be forwarded to the decision makers.

As indicate above, no development projects are proposed at this time, but the City concurs that future development on the said properties would need to be considered carefully and coordinated with DTSC to avoid potential impacts to the future sensitive population on these properties.

DTSC-6 The comment regarding potential significant impacts under CEQA and coordination with DTSC is noted and will be forwarded to the decision makers.

No further response is required.

DTSC-7 The comment expresses appreciation for the opportunity to comment on the proposed Project. The comment is noted and will be forwarded to the decision makers. No further response is required.

Responses to Comments
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-19

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND

3.2 REGIONAL/LOCAL AGENCIES
One comment letter was received from the local/regional agencies. The comment letter is listed below:
 Orange County Transportation Authority (OCTA)—December 13, 2023

Responses to Comments
3-20 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND
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Responses to Comments
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-21

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND

Responses to Comments
3-22 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

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Responses to Comments
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-23

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND
Letter 3: Orange County Transportation Authority
Comment Letter Dated December 13, 2023
OCTA-1 The comment expresses appreciation for having received the Notice of Intent (NOI) for the proposed Project. The comment is noted, and no further response is required.

OCTA-2 The comment indicates that page 4-131 and Exhibit 2-1 of the IS/MND do not identify the additional OCTA bus Route 529 that serves the Project area. The comment is noted, and the discussion is revised for clarification. These revisions do not require recirculation of the Subsequent IS/MND under CEQA Guidelines Section 15073.5(c)(4). The following revisions are hereby incorporated on page 4-131 (under Transit), in Section 4.17, Transportation, of the Subsequent IS/MND (deleted text is shown in red strikethrough while new text is shown in red italics):

Transit
The Specific Plan area is served by OCTA Routes 29, and 50, and 529, as depicted on Exhibit 2-1, Opportunities and Challenges. 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.

However, no revisions are necessary to Exhibit 2-1, Opportunities and Challenges in Section 2.0, Project Location and Environmental Setting, of the Subsequent IS/MND. OCTA Routes 29 and 259 follow the same route throughout the Project site, and as no bus route numbers are identified on Exhibit 2-1, the exhibit correctly reflects all OCTA bus routes.

OCTA-3 The comment requests the above revision to the Draft Town Center Specific Plan. The comment is noted. Please refer to the Town Center Specific Plan.

OCTA-4 The comment encourages communication with OCTA. The comment is noted and will be forwarded to the decision makers. No further response is required.

Responses to Comments
3-24 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND
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STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-1

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND

4.0 REVISIONS AS PART OF THE FINAL SUBSEQUENT
IS/MND
Revisions have been made to the Draft Subsequent IS/MND based on input received during the public review period and while preparing the responses to comments on the Draft Subsequent IS/MND. The revisions requested do not reflect a substantial change to the Project description, nor would any of the changes result in a new impact or intensification of an impact already identified in the Draft Subsequent IS/MND. The changes are not in response to comments that raise significant environmental issues. Additions to the Draft Subsequent IS/MND are shown in red italicized text and deletions are shown in red strikethrough text.

4.1 REVISIONS TO THE DRAFT SUBSEQUENT IS/MND

4.1.1 SECTION 4.9, HAZARDS AND HAZARDOUS MATERIALS
In response to DTSC comment letter pertaining to hazardous materials sites and an updated search of the EnviroStor database, using the “City of Stanton” Project area, was conducted, and the following additional information is hereby incorporated on page 4-64 (Threshold “d”), in Section 4.9, Hazards and Hazardous Materials, of the Subsequent IS/MND (deleted text is shown in red strikethrough while new text is shown in red italics):
 All Metals Processing (ESTOR/EPA ID 30340041)/ All Metals Processing Co. of Orange Co. (ESTOR/EPA ID 71002315), 8401 Standustrial Street/Avenue.

The Program Type is Historical and Tiered Permit. The Status is “Refer: Other Agency” and “Active.” Last reported activities listed in the EDR Report include a Supplemental Site Investigation Workplan on November 3, 2020, and a Monitoring Report on March 8, 2021. The EDR Report also indicates that a Corrective Measures Study Report, Remedial Action Completion Plan, and a Remedy Selection and Statement of Basis are due in 2023.

Additionally, the EDR Report identifies that a Land Use Restriction document is due in 2024.
 Dichem Dresser/Calla Chemical (ESTOR/EPA ID 30280009), 8100 Electric Avenue. The Program Type is Tiered Permit. The Status is unknown and references “Refer: Other Agency”.
 Quicksand (ESTOR/EPA ID 70000085), 8358 Standustrial Street. The Program Type is Voluntary Cleanup. The Status is “Aactive.” Last reported activity in the EDR report is a Remedial Investigation/Feasibility Study on March 29, 2021. A Site Characterization Report was due in 2021, but no additional information about this characterization report is provided in the EDR Report.

RESPONSES TO COMMENTS ON DRAFT SUBSEQUENT IS/MND

4.9, Hazards and Hazardous Materials, of the Subsequent IS/MND (deleted text is shown in red strikethrough while new text is shown in red italics):
 Basic Electronics, Inc. (ESTOR/EPA ID 71002748), 11762 Wester Avenue O.

The Program Type is Tiered Permit. The Status is “No Further Action.”

4.1.2 SECTION 4.17, TRANSPORTATION
In response to OCTA comment letter pertaining to OCTA bus Route 529, the following revisions are hereby made to the text of the Subsequent IS/MND under Transit, on page 4- 131 of Section 4.17, Transportation, of the Subsequent IS/MND (deleted text is shown in red strikethrough while new text is shown in red italics):

Transit
The Specific Plan area is served by OCTA Routes 29, and 50, and 529, as depicted on Exhibit 2-1, Opportunities and Challenges. 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 lightrail along the former Pacific Electric rail corridor to the multi-modal network within the Specific Plan Area.

Mitigation Monitoring and Reporting Program
Subsequent Initial Study/Mitigated Negative
Declaration to the 2008 General Plan
Environmental Impact Report
Stanton Town Center Specific Plan Project
SCH No. 2023110397
Prepared for City of Stanton
Community & Economic Development Department
7800 Katella Avenue
Stanton, California 90680
Contact: Crystal Landavazo
Prepared by Psomas
5 Hutton Centre Drive, Suite 300
Santa Ana, California 92707
Contact: Alia Hokuki, AICP
January 9, 2024
Exhibit: D
Click here to return to the agenda.

Mitigation Monitoring and Reporting Program
STANTON TOWN CENTER SPECIFIC PLAN PROJECT i

TABLE OF CONTENTS
Section Page
Mitigation Monitoring and Reporting Program.......................................................................1-1 Introduction............................................................................................................................1-1 Mitigation Monitoring Procedures ................................................................................1-1 Mitigation Monitoring and Reporting Program........................................................1-1 Stanton Town Center Specific Plan Project................................................................1-2

1.4.1 Project Location......................................................................................................1-2

1.4.2 Project Description Summary ...........................................................................1-2 Table of Contents
ii STANTON TOWN CENTER SPECIFIC PLAN PROJECT
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STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-1

MITIGATION MONITORING AND REPORTING

PROGRAM

INTRODUCTION
In accordance with the requirements of Section 21081.6 of the California Public Resources Code, and as part of its certification of the adequacy of Final Subsequent Mitigated Negative Declaration to the 2008 General Plan Environmental Impact Report (Final Subsequent MND) for the Stanton Town Center Specific Plan Project (Project), the City Council (Council) of the City of Stanton (City) adopts the following Mitigation Monitoring and Reporting Program (MMRP). The Council adopts this MMRP in its capacity as the lead agency for the Final Subsequent MND in accordance with the provisions of the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000 et seq.), the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.), and the City of Stanton Monitoring Requirements.

MITIGATION MONITORING PROCEDURES
The principal purpose of the MMRP is to ensure that the Council-approved mitigation measures and development requirements for the adopted Project are reported and monitored to ensure compliance with the measures’ requirements. In general, City of Stanton, Community & Economic Development Department is responsible for overseeing implementation and completion of the adopted measures. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the MMRP Table. However, the Council retains overall responsibility for verifying implementation of all adopted mitigation measures.

MITIGATION MONITORING AND REPORTING PROGRAM
The MMRP is provided in tabular format to facilitate effective tracking and documentation of the status of mitigation measures and regulatory requirements. The MMRP Table provides the following monitoring information:
• Mitigation Measures. All adopted mitigation measures for the Project from the Final Subsequent IS/MND are included.
• Regulatory Requirements. All adopted regulatory requirements for the Project from the Final Subsequent IS/MND are included.
• Responsible for Implementation. The Project Applicant or designated representative is the responsible party for implementing the mitigation measures and regulatory requirements, unless noted differently.
• Timing of Mitigation Measures and Regulatory Requirements. A time frame is provided for performance of the mitigation measures and regulatory requirements, and the specific action deadline is designed to ensure that impact-related components Mitigation Monitoring and Reporting Program
1-2 STANTON TOWN CENTER SPECIFIC PLAN PROJECT
do not proceed without establishing that the mitigation measure or regulatory requirement is implemented.
• Responsibility for Monitoring. The City Department(s) or other public agency(ies) responsible for overseeing the implementation and completion of mitigation measures and regulatory requirements is listed, unless noted differently. • Completion Date. The dates the mitigation measures and regulatory requirements are completed are to be filled in by the approving/verifying authority at a later date.

Upon completion, the MMRP and associated documentation will be kept on file at the City of Stanton, Community & Economic Development Department.

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

1.4.1 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.

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.

1.4.2 PROJECT DESCRIPTION SUMMARY
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 accessory dwelling units (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 area would also increase residential multifamily units, retail/commercial, and light industrial uses through new development and redevelopment.

Mitigation Monitoring and Reporting Program
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-3

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)

AESTHETICS
Regulatory Requirements
RR AES-1 Future projects within the Specific Plan area shall comply with Streetscape Light and Exterior Lighting
guidelines identified in the Town Center Specific Plan.

Project Applicant/
Developer
Design review City Planning Division
and City Public Works
RR AES-2 Future projects within the Specific Plan area shall comply with Section 20.300.080, Outdoor Light and
Glare, of the City of Stanton Municipal Code.

Project Applicant/
Developer
Design review City Planning Division

AIR QUALITY
Regulatory Requirements
RR AIR-1 All construction activities shall be conducted in compliance with South Coast Air Quality Management
District’s Rule 403, Fugitive Dust, for controlling
fugitive dust and avoiding nuisance. Contractor
compliance with Rule 403 requirements shall be
mandated in the contractor’s specifications (SCAQMD
2022).

Project Contractor During construction Building and Safety Division
RR AIR-2 All construction activities shall be conducted in compliance with South Coast Air Quality Management
District Rule 402, Nuisance, which states that a project shall not “discharge from any source whatsoever such
quantities of air contaminants or other material which
cause injury, detriment, nuisance, or annoyance to any
considerable number of persons or to the public, or
which endanger the comfort, repose, health, or safety
of any such persons or the public, or which cause, or
have a natural tendency to cause, injury or damage to
business or property” (SCAQMD 2022).

Project Contractor During construction Building and Safety Division

BIOLOGICAL RESOURCES
Regulatory Requirements
RR BIO-1 All future projects within the Town Center Specific Plan area shall comply with the most current adopted
City of Stanton Municipal Codes regarding landscaping
standards and requirements, including but not limited
to, City of Stanton Municipal Code Chapter 12.20,
Street Tree Plan.

Project Applicant/
Developer
During and after
Construction
City Planning Division
and City Public Works
Mitigation Monitoring and Reporting Program
1-4 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
RR BIO-2 All future projects within the Town Center Specific Plan area shall comply with the Design Guidelines and
Development Standards pertaining to landscaping.

Project Applicant/
Developer
During and after
Construction
City Planning Division
Mitigation Measures
MM BIO-1 Prior to the issuance of any grading permits, the Community & Economic Development Director or
designee shall verify that the following requirements
for nesting birds and preconstruction survey are
completed:
• The start of site-preparation activities and
subsequent construction activity initiation
shall be scheduled outside of the bird nesting
and breeding season (typically February 15
through August 30). If site-preparation
activities start during the nesting season, a
qualified Biologist shall conduct a nesting bird
survey in potential bird nesting areas within
200 feet of any proposed disturbance. The
survey shall be conducted no more than three
days prior to the start of any ground
disturbance activities.
• If active nests of bird species protected by the
Migratory Bird Treaty Act (MBTA) and/or
California Fish and Game Code are present in
the impact area or within 200 feet of the impact
area, a no-entry buffer shall be established
around the nest site to minimize potential
impacts to the nest occupants. The size and
duration of this temporary buffer shall be
determined by the qualified Biologist who will
account for the bird species and type of
disturbance proposed.
• Clearing and/or construction activities within
buffer areas shall be postponed or halted until
the nest is complete (e.g., juveniles have
fledged from the nest and there is no evidence
of a second nesting attempt) as determined by
a qualified Biologist.

Project Applicant/
Developer
Prior to the Issuance
of Any Grading
Permits
City Planning Division
Mitigation Monitoring and Reporting Program
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-5

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)

CULTURAL RESOURCES
Regulatory Requirements
RR CUL-1 If human remains are encountered during any Projectrelated ground-disturbing activities, Section 7050.5 of the California Health and Safety Code states that no
further disturbance shall occur until the County
Coroner has made a determination of origin and
disposition of the materials pursuant to Section
5097.98 of the California Public Resources Code. The
provisions of Section 15064.5 of the California
Environmental Quality Act (CEQA) Guidelines shall
also be followed. The County Coroner must be notified
of the find immediately. If the remains are determined
to be prehistoric, the Coroner shall notify the Native
American Heritage Commission (NAHC). The NAHC
will determine and notify a Most Likely Descendent
(MLD). With the permission of the landowner or
his/her authorized representative, the MLD may
inspect the site of the discovery. The MLD must
complete the inspection within 24 hours of
notification by the NAHC. The MLD may recommend
scientific removal and nondestructive analysis of
human remains and items associated with Native
American burials. These requirements shall be
included as notes on the contractor specification and
verified by the Community Development Department,
prior to issuance of grading permits. This measure
shall be implemented to the satisfaction of the City in consultation with the County Coroner.

Project Applicant/
Developer/
Contractor
During Ground
Disturbing Activities
City Planning Division
Mitigation Measures
MM CUL-1 A qualified archaeologist (the “Project Archaeologist”) that meets the Secretary of Interior Standards (SOI)
shall be retained prior to the start of grading for
Project-related construction. The Project
Archaeologist shall monitor all ground-disturbing
activities within the areas of native soil (i.e., below existing areas of artificial fill from previous
construction). If archaeological or historical resources Project
Archaeologist
Prior to Start of
Grading
City Planning Division
Mitigation Monitoring and Reporting Program
1-6 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
are encountered during implementation of any phase
of the Project, the Project Archaeologist will be
allowed to temporarily divert or redirect grading or
excavation activities in the vicinity of the find in order to make an evaluation of the find.

GEOLOGY AND SOILS
Regulatory Requirements
RR GEO-1 The proposed Project shall be constructed in
accordance with the Stanton Building Code, Title 16,
Division 1, Chapter 16.04 (Building Code) of the City’s Municipal Code and any other applicable building
standards.

Project Applicant/
Developer
Design Phase Building and Safety
Division
Mitigation Measures
MM GEO-1 Site specific geotechnical investigations by a Statelicensed geologist and/or civil engineer shall be required for all future projects within the Town Center Specific Plan.

Project Applicant/
Developer
Prior to the Issuance
of a Grading Permit
City Public Works and
Building and Safety
Division
MM GEO-2 In the event paleontological resources are
encountered during construction, ground-disturbing
activity shall cease. A Qualified Paleontologist that
meets the Society for Vertebrate Paleontology (SVP)
shall be retained by the Applicant to examine the
materials encountered, assess the nature and extent of
the find, and recommend a course of action to further
investigate and protect or recover and salvage those
resources that have been encountered. Criteria for
discard of specific fossil specimens shall be made
explicit. If a Qualified Paleontologist determines that impacts to a sample containing significant
paleontological resources cannot be avoided by
project planning, then recovery may be applied.

Actions may include recovering a sample of the
fossiliferous material prior to construction;
monitoring work and halting construction if an
important fossil needs to be recovered; and/or
cleaning, identifying, and cataloging specimens for
curation and research purposes. The cost associated
Paleontologist During Construction
and Ground
Disturbing Activities
City Planning Division
Mitigation Monitoring and Reporting Program
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-7

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
with recovery, salvage, and treatment shall be borne
by the Applicant. All recovered and salvaged resources
shall be prepared to the point of identification and
permanent preservation by the Qualified
Paleontologist. Resources shall be identified and
curated into an established accredited professional
repository. The Qualified Paleontologist shall have a
repository agreement in hand prior to initiating
recovery of the resource.

GREENHOUSE GAS EMISSIONS
Regulatory Requirements
RR GHG-1 The Project shall be designed in accordance with the applicable Title 24 Energy Efficiency Standards for
Residential and Nonresidential Buildings (California
Code of Regulations [CCR], Title 24, Part 6). These
standards are updated, nominally every three years, to
incorporate improved energy efficiency technologies
and methods. The Building Manager, or designee shall
ensure compliance prior to the issuance of each
building permit.

Project Applicant Design Phase Building and Safety
Division
RR GHG-2 Projects shall be designed in accordance with the applicable California Green Building Standards
(CALGreen) Code (24 CCR 11). The Building Manager,
or designee shall ensure compliance prior to the
issuance of each building permit.

Project Applicant Design Phase Building and Safety
Division
Mitigation Monitoring and Reporting Program
1-8 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)

HAZARDS AND HAZARDOUS MATERIALS
Mitigation Measures
MM HAZ-1 A formal Phase I Environmental Site Assessment (ESA) shall be prepared for a future project on any of the six Leaking Underground Storage Tank (LUST) sites
within the Stanton Town Center Specific Plan area. The
Phase I ESA shall be prepared in accordance with
American Society for Testing and Materials (ASTM)
Standard Practice E 1527-05 or the Standards and
Practices for All Appropriate Inquiry (AAI), prior to
any land acquisition and/or construction activities.

The Phase I ESA shall identify specific Recognized
Environmental Conditions (RECs), which may require
further sampling/remedial activities by a qualified
hazardous materials consultant with Phase II/site
characterization and remedial experience prior to
land acquisition, demolition, and/or construction.

Project Applicant/
Developer
Prior to Any Land
Acquisition and/or
Construction
Activities
City Public Works,
Building and Safety
Division, and Orange
County Environmental
Health

HYDROLOGY AND WATER QUALITY
Regulatory Requirements
RR HWQ-1Storm Water Pollution Prevention Plan. Prior to the issuance of any grading or building permits, the
Project Applicant shall demonstrate compliance with
California’s General Permit for Stormwater Discharges
Associated with Construction Activity by providing a
copy of the Notice of Intent (NOI) submitted to the
State Water Resources Control Board and a copy of the
subsequent notification of the issuance of a Waste
Discharge Identification (WDID) Number or other
proof of filing in a manner meeting the satisfaction of the City’s Department of Public Works. Projects
subject to this requirement shall prepare and
implement a Storm Water Pollution Prevention Plan
(SWPPP) during all phases of construction. A copy of
the current SWPPP shall be kept at the construction
site and be available for State and City review on
request.

Project Applicant Prior to Issuance of
any Grading or
Building Permits
City Public Works
Mitigation Monitoring and Reporting Program
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-9

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
RR HWQ-2General Waste Discharge Requirements. Prior to
the issuance of any grading or building permits, if
construction dewatering or discharges from other
specific activities (e.g., dewatering from subterranean seepage, potable water system maintenance
discharges, fire hydrant flushing, etc.) are required,
the Project Applicant shall notify the Santa Ana
RWQCB and any discharges into surface waters shall
be conducted in compliance with the Santa Ana
RWQCB’s Order No. R8-2015-0004 (NPDES No.

CAG998001), which includes General Waste Discharge
Requirements (WDRs) for discharges to surface water
that pose an insignificant (de minimis) threat to water quality. The General WDRs include provisions
mandating notification, testing, and reporting of
dewatering and testing-related discharges, and
contain numeric and performance-based effluent
limits depending upon the type of discharge.

Project Applicant Prior to Issuance of
any Grading or
Building Permits
City Public Works
RR HWQ-3Water Quality Management Plan. Prior to the
issuance of any grading or building permits, the
Project Applicant shall submit for review and approval
by the City’s Public Works Department, a Project
Water Quality Management Plan (WQMP) specifically
identifying Best Management Practices (BMPs) that
address Pollutants of Concern. The WQMP shall
comply with the requirements of the Orange County
MS4 Permit, the Orange County Drainage Area
Management Plan (DAMP), Model WQMP, and
Technical Guidance Manual, and the City’s Local
Implementation Plan (LIP), Citywide Urban Runoff
Management Plan (CURMP), Project WQMP
Preparation Guidance Manual, and pertinent
regulations in the Municipal Code.

Project Applicant Prior to Issuance of
any Grading or
Building Permits
City Public Works
RR HWQ-4Grading and Erosion Control Plans. Prior to the issuance of any grading permit, the Project Applicant
shall submit for review and approval by the City’s
Public Works Department, the grading and erosion
control plans for the Project in compliance with
Project Applicant Prior to Issuance of
Any Grading Permits
City Public Works
Mitigation Monitoring and Reporting Program
1-10 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
pertinent requirements of the City’s Grading and
Excavation Code, Title 16, Division II, Grading and
Excavation Code of the Stanton Municipal Code.

RR HWQ-5Hydromodification Plan. Prior to the issuance of any grading permit on future project-specific
development, the Project Applicant shall conduct a
feasibility analysis to determine if the proposed
Project-specific development would have the potential
to create hydrologic conditions of concern (HCOC) and
determine exact impacts. The Applicant shall submit a
grading and construction plan that would adhere to
the steps and requirements outlined in the Orange
County Model WQMP and TGD in order to mitigate
potential runoff on downstream natural channels. The
plan shall be submitted and approved by the City’s
Public Works Department.

Project Applicant Prior to Issuance of
Any Grading Permits
City Public Works
Mitigation Measures
MM HWQ-1Prior to approval of Project tract maps, the Project developer(s) shall coordinate with the City of Stanton
Director of Public Works to determine requirements
necessary to mitigate impacts to drainage
improvements to accommodate storage volumes and
flood protection for existing and future runoff.

Measures shall be included to contain runoff or
mitigate flow rates to equivalent or less than existing conditions for all storm events until such time that
downstream facilities are upgraded to maintain a 100-
year storm event. Proposed projects shall implement
mitigation measures, if required, to the satisfaction of the Director of Public Works.

Project
Developer(s)
Prior to Approval of
Tract Maps
City Public Works
Mitigation Monitoring and Reporting Program
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-11

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
NOISE
Regulatory Requirements
RR NOI-1 The future projects shall comply with the City of Stanton Municipal Code Chapter 9.28, Noise Control.

Project Applicant/
Developer
Design Phase City Planning Division
Mitigation Measures
MM NOI-1 During active construction phases, the Applicant shall require that all construction contractors for a future
project restrict the operation of construction
equipment to distances where vibration levels would
be less than the vibration “annoyance” and “building
damage” criteria shown in Table 4 26.

Project Applicant/
Developer or
Contractor
During Construction Building and Safety
Division

POPULATION AND HOUSING
Mitigation Measures
MM PH-1 Qualifying residents subject to displacement shall receive relocation assistance in compliance with
California Community Redevelopment Law, State
Relocation law (Government Code Sections 7260
through 7277), and the California Relocation
Assistance and Real Property Acquisition Guidelines
(California Code of Regulations, Title 25, Chapter 6). 1 Project Applicant Design Phase City Planning Division

PUBLIC SERVICES
Regulatory Requirements
Fire Protection
RR PS-1 Prior to the issuance of the first building permit for a future project, the Project Applicant shall comply with all applicable Orange County Fire Authority (OCFA)
codes, ordinances, and standard conditions including,
but not limited to fire prevention and suppression
measures, water improvement plans, fire hydrants,
automatic fire extinguishing systems, fire access,
access gates, combustible construction, water
availability, and fire sprinkler systems. Compliance
with this regulatory requirement shall be verified by
the Chief Building Official.

Project Applicant Prior to Issuance of
First Building Permit
Golden State Water
Company and OC Fire
Authority
1 Relocation assistance is applicable to projects where real property is acquired by the Stanton Community and Economic Development Department or by a private party pursuant to an agreement with the Stanton Community and Economic Development Department.

Mitigation Monitoring and Reporting Program
1-12 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
Fire Protection
RR PS-2 Prior to the issuance of certificate of occupancy or final building permit approval for a future project, the
Project Applicant shall pay the required development
impact fees for fire suppression facilities, as required by Stanton Municipal Code Section 19.18.030.

Project Applicant Prior to Issuance of
Certificate of
Occupancy or Final
Building Permit
Approval
Building and Safety
Division and OC Fire
Authority
Police Protection
RR PS-3 Prior to the issuance of certificate of occupancy or final building permit approval for a future project, the
Project Applicant shall pay required development
impact fees for police facilities as required by Stanton Municipal Code Chapter 19.18.030.

Project Applicant Prior to Issuance of
Certificate of
Occupancy or Final
Building Permit
Approval
Building and Safety
Division
Schools
RR PS-4 The Project Applicant shall pay all applicable
development impact fees in effect at the time of
building permit issuance for a future project, to the
City of Stanton and the relevant school district(s) to
cover additional school services required by the new
development. The applicable development impact fees
would be consistent with Senate Bill (SB) 50.

Project Applicant At the Time of
Issuance of Building
Permit
City Planning Division
and Anaheim Union
High School District,
Magnolia School
District, and Savanna
School District
Parks
RR PS-5 The Project Applicant/Developer shall comply with the Stanton Municipal Code 19.42.090 requirement of
payment of in-lieu fees for park and recreation
purposes to the satisfaction of the Community
Services Department, prior to the issuance of
certificates of occupancy or final building permit
approval for a future project.

Project Applicant/
Developer
Prior to Issuance of
Certificates of
Occupancy or Final
Building Permit
Approval
Community Services
Department and City
Planning Division
Libraries
RR PS-6 Prior to the issuance of certificate of occupancy or final building permit approval for a future project, the
Project Applicant/Developer shall pay required
library development impact fees as required by
Stanton Municipal Code 19.18.03.

Project Applicant/
Developer
Prior to Issuance of
Certificate of
Occupancy or Final
Building Permit
Approval
Building and Safety
Division
Mitigation Monitoring and Reporting Program
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-13

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)

TRANSPORTATION
Regulatory Requirements
RR TRA-1 To ensure impacts to the surrounding street system are kept at a minimum, a Construction Management
Plan shall be developed for a future project, in
coordination with the City of Stanton, prior to
commencement of construction. The Construction
Management Plan shall meet standards established in
the current California Manual on Uniform Traffic
Control Device (MUTCD) as well as City of Stanton
requirements.

Project Applicant Prior to
Commencement of
Construction
City Public Works and
Caltrans

TRIBAL CULTURAL RESOURCES
Mitigation Measures
MM TCR-1 In the event that tribal cultural resources are discovered at the Town Center Specific Plan area, the
handling of the discovered resources shall occur, as
described below. However, it is understood that all
artifacts, with the exception of human remains and
related grave goods or sacred/ceremonial objects,
belong to the property owner. All resources
discovered shall be inventoried and analyzed by the
professional Archaeologist retained for the Project. If any resources of Native American origin are
discovered, all activities in the immediate vicinity of the find (within a 50-foot radius) shall stop, and the
project Archaeologist shall notify the property owner
and tribes identified by the NAHC as being affiliated
with the area. A designated Native American observer
from one of the tribes identified by the NAHC as being
affiliated with the area shall be retained to help
analyze the Native American resources for
identification as everyday life and/or religious or
sacred items, cultural affiliation, temporal placement, and function, as deemed possible. The significance of
Native American resources shall be evaluated in
accordance with the provisions of the California
Environmental Quality Act (CEQA) and shall consider
the religious beliefs, customs, and practices of the
Project Applicant/
Project
Archaeologist/
Native American
Observer
During Ground
Disturbing Activities
City Planning Division
Mitigation Monitoring and Reporting Program
1-14 STANTON TOWN CENTER SPECIFIC PLAN PROJECT

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
affiliated tribes. All items found in association with
Native American human remains shall be considered
grave goods or sacred in origin and subject to special
handling.

Native American resources that are relocated/
reburied at the Specific Plan area would be subject to
a fully executed relocation/reburial agreement with
the assisting Native American tribes or bands. This
shall include measures and provisions to protect the
reburial area from any future impacts. Relocation/
reburial shall not occur until all cataloging and basic recordation have been completed. Native American
resources that cannot be avoided or relocated at the
Project site shall be prepared in a manner for curation at an accredited curation facility in Orange County that meets federal standards per 36 CFR Part 79 and makes
the resources available to other archaeologists/
researchers/tribes for further study. The
Archaeologist shall deliver the Native American
resources, including title, to the accredited curation
facility within a reasonable amount of time, along with the fees necessary for permanent curation.

UTILITIES AND SERVICE SYSTEMS
Regulatory Requirements
RR UTL-1 The future projects shall be designed and constructed with water-efficient fixtures and systems, as required
by the CALGreen Code.

Project Applicant Prior to Construction Building and Safety Division
RR UTL-2 The future projects contractors shall recycle, reuse, and/or salvage at least 65 percent of demolition and
construction debris, in accordance with Section 4.408
of the CALGreen Code.

Project Applicant During Demolition
and Construction
Building and Safety
Division
Mitigation Measures
MM UTL-1 Prior to issuance of a building permit for any future development project, the Project Applicant shall
prepare a hydraulic analysis to ensure that proposed
improvements are consistent with build-out of the
Project Applicant Prior to Issuance of a
Building Permit
City Public Works and
Building and Safety
Division
Mitigation Monitoring and Reporting Program
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-15

STANTON TOWN CENTER SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM
Mitigation Measures
Responsible for
Implementation Timing of Mitigation
Responsibility of
Monitoring
Completion Date
(Signature Required)
Specific Plan using ultimate maximum day demands
plus specific fire flow requirements placed throughout
the Project area. The hydraulic analysis shall be
submitted to the City Public Works Department for
review and approval.

MM UTL-2 Prior to issuance of a wastewater permit for any future development project, the Project Applicant shall pay
applicable connection and/or user fees to City of
Stanton Public Works Department.

Project Applicant Prior to Issuance of a
Wastewater Permit
City Public Works
MM UTL-3 Prior to issuance of a building permit for any future development project, the Project Applicant shall
prepare a sewer study to determine the adequacy of
the sewer systems for review and approval by the City
Public Works Department.

Project Applicant Prior to Issuance of a
Building Permit
City Public Works
MM UTL-4 Prior to issuance of a building permit for any future development project, the Project Applicant shall
provide evidence that the Orange County Sanitation
District has sufficient wastewater transmission and
treatment plant capacity to accept sewage flows from
buildings for which building permits are being
requested.

Project Applicant Prior to Issuance of a
Building Permit
City Public Works
Low Density Residential
Medium Density Residential
- High Density Residential
- General Mixed Use
� North Gateway Mixed Use District
� South Gateway Mixed Use District
� Town Center Mixed Use District
- General Commercial
Industrial
Public/Institutional
- Open Space
[::] Stanton City Limit
r--,
.. __ ., Specific Plan Area
(!) N. T.S. I Source: City of Stanton, KTGY Exhibit 2.2 - Proposed General Plan Land Use Designations Exhibit: E
Click here to return to the agenda.
(RE) Residential Estate
(RL) Single-Family Estate
(RM) High Density Residential
- (RH) General Mixed Use
(PD) Planned Development
- (CN) Commercial Neighborhood Zone
(!) N. T.S. I Source: City of Stanton, KTGY
11 1,
- (CG) Commercial General Zone
- (BP) Business Park Zone
- (IG) Industrial General Zone
- (05) Open Space/Buffer Zone
- (PR) Parks and Recreation Zone
(Pl) Public Institutional Zone
Stanton Town Center Specific Plan
� General Mixed Use Overlay
�'S.._ """S North Gateway Mixed Use Overlay
✓--� South Gateway Mixed Use Overlay
[::] Stanton City Limit
Exhibit 2.4 - Proposed Zoning Designations
Exhibit: F
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CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: April 9, 2024
SUBJECT: CONSIDERATION OF ORDINANCE AMENDING CHAPTER 5.77 OF

THE STANTON MUNICIPAL CODE TO PROVIDE FOR AN EXTENSION

OF EXPIRED COMMERCIAL CANNABIS CULTIVATION PERMITS AND

SPECIFY THAT THE CITY COUNCIL MAY OPEN AN APPLICATION

PERIOD AND SET THE PARAMETERS FOR SUCH APPLICATION
PERIOD
REPORT IN BRIEF:

At the March 26, 2024 City Council meeting, the City Council directed staff to come back with a proposed ordinance that would extend expired commercial cannabis cultivation permits in exchange for certain fees and allow for the issuance of delivery permits for existing operational commercial cannabis retail outlets.

RECOMMENDED ACTIONS:

1. City Council find that these actions are not subject to California Environmental Quality Act (“CEQA”) pursuant to Sections 15378(b)(5) (Organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment) and even if they were considered a project, they would still be exempt from CEQA under State CEQA Guidelines Sections 15301, 15060(B)(3), and 15061(B)(3); and

2. Consider and waive first reading of Ordinance No. 1142:
“AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON ADDING SECTIONS 5.77.065 AND 5.77.105 TO CHAPTER 5.77
(COMMERCIAL CANNABIS BUSINESSES) OF TITLE 5 (BUSINESS

LICENSES AND REGULATIONS) OF THE STANTON MUNICIPAL

CODE AND DETERMINING THE ORDINANCE TO BE EXEMPT FROM
CEQA PURSUANT TO STATE CEQA GUIDELINES SECTIONS 15301,
15060(C)(2), 15061(B)(3), AND 15378(b)(5)”; and

3. Set Ordinance No. 1142 for second reading on April 23, 2024.

Item: 12A
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2 BACKGROUND:

At its meeting of December 12, 2023, the City Council received a staff report titled “Consideration of Extension of Expired Commercial Cannabis Permits” that provided that none of the three commercial cannabis cultivation permittees were operational by the November 2023 deadline as codified in the Stanton Municipal Code (“SMC”). Prior to the November 2023 deadline, each of the three permittees requested an extension given the additional challenges of constructing and opening a cannabis cultivation business, including electrical requirements. Based upon the City’s Municipal Code, the City Manager denied the extension request administratively.

On March 26, 2024, the City Council considered the extension requests and directed staff to come back with an ordinance that provided the cultivation permittees the option to extend their permits for an additional 36 months in exchange for certain public benefits, as described in this report. At the same meeting, the City Council considered staff’s request to open an application period for delivery permits so that existing storefront retailers could apply for a commercial cannabis delivery permit.

ANALYSIS/JUSTIFICATION:

COMMERCIAL CANNABIS CULTIVATION PERMIT EXTENSION
The proposed Ordinance adds a new section, 5.77.105 to Chapter 5.77 of the SMC to provide commercial cannabis cultivation business permittees the option to exercise a final 36 month permit extension. That period would commence once the proposed Ordinance becomes effective. In consideration of exercising this option, the cultivation permittee would be required to pay tiered fees to the City as follows:
• A fee of $6.51 per square feet of the permittee’s proposed canopy space for the first 18 months of the extension period; and
• A fee of $13.02 per square feet of the Permittee’s proposed canopy space for the second 18 months of the extension period.
• These amounts would be increased by the consumer price index each January 1 There is no guarantee that a permittee would receive a certificate of occupancy at the expiration or termination of the extension period. Thus, prior to exercising their option for the extension period, permittees would be required to enter into an agreement with the City acknowledging that they do so at their own risk.

COMMERCIAL CANNABIS DELIVERY PERMIT ISSUANCE
Although the City issued four commercial cannabis delivery permits in November 2021, none of the permittees were able to become operational within two years by the November 2023 SMC deadline. The City has an opportunity to benefit from the additional sales tax and cannabis tax (6% for retail sales) that delivery could bring in, while strengthening the fiscal viability of the existing operational local commercial 3 cannabis retail outlets. There is a thriving cannabis delivery market inside and outside of the City, and Stanton businesses are currently missing out on those sales.

Pursuant to the City Council’s direction, the proposed ordinance expressly authorizes the City Council to open an application period and set the parameters for what type of permit applications the City will accept and from which businesses, firms, and/or organizations. The City Council has the police power to regulate commercial cannabis businesses within the City. The City Council is also in the best position to evaluate local economic conditions to determine which businesses, firms, and organizations would be best suited to operating commercial cannabis businesses within the City. Opening an application period would be done via Council resolution.

FISCAL IMPACT:

There is no fiscal impact associated with the recommended actions.

ENVIRONMENTAL IMPACT:

The proposed actions are not subject to the California Environmental Quality Act (“Public Resources Code section 21000 et seq.) (“CEQA”) because they do not qualify as a “project” under CEQA. Section 15378 explicitly excludes from its definition of “project” the “organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment.” (State CEQA Guidelines, § 15378(b)(5).) The actions would (1) extend expired commercial cannabis cultivation permits for up to 36 months and include a tiered cultivation fee payment; and (2) authorize the City Council to open the application period for specific types of permits and to specific businesses, firms, and/or organizations. Such actions are considered administrative activities that will not result in a physical change in the environment, and therefore are not subject to CEQA.

Even if the actions are considered a “project” subject to CEQA, they are categorically exempt pursuant to State CEQA Guidelines Section 15301 (Class 1) Existing Facilities.

Class 1 applies to the permitting of existing private structures involving negligible or no expansion of existing or former use. The proposed actions include extending expired commercial cultivation permits for up to 36 months. These actions would involve negligible or no expansion of existing or former use. Lastly, none of the exceptions to the use of a categorical exemption identified in State CEQA Guidelines section 15300.2 apply. There is no potential for cumulative impacts; there are no unusual circumstances that would have a significant impact on the environment; the actions would not negatively impact scenic resources within a duly designated scenic highway; there is no record of hazardous waste and no potential to impact historic resources would occur.

Staff recommends that the City Council direct staff to file a Notice of Exemption in accordance with State CEQA Guidelines.
4 PUBLIC NOTIFICATION:

Public notice for this item was made through the regular agenda process.

STRATEGIC PLAN OBJECTIVES ADDRESSED:

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

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

Prepared by: HongDao Nguyen, City Attorney
Reviewed by: Crystal Landavazo, Community & Economic Development Director Reviewed by: Michelle Bannigan, Finance Director
Approved by: Hannah Shin-Heydorn, City Manager
Attachment:

A. Ordinance No. 1142
ORDINANCE NO. 1142
PAGE 1 OF 6
ORDINANCE NO. 1142

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON ADDING SECTIONS 5.77.065 AND 5.77.105 TO CHAPTER 5.77 (COMMERCIAL CANNABIS BUSINESSES) OF TITLE 5 (BUSINESS LICENSES AND REGULATIONS) OF THE

STANTON MUNICIPAL CODE AND DETERMINING THE ORDINANCE TO BE

EXEMPT FROM CEQA PURSUANT TO STATE CEQA GUIDELINES SECTIONS 15301, 15060(C)(2), 15061(B)(3), AND 15378(b)(5)
WHEREAS, the City of Stanton, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, on November 5, 2019, the City Council adopted Ordinance No. 1091 adding Chapter 5.76 to Title 5 of the Stanton Municipal Code establishing a tax on cannabis businesses operating within the City of Stanton; and
WHEREAS, on June 23, 2020, the City Council adopted Ordinance No. 1100, which added Chapter 5.77 Commercial Cannabis Businesses to Title 5 of the Stanton Municipal Code (“SMC”) and amended Title 20 (Zoning), section 20.220.020.A Allowed Land Uses, Table 2-7 to permit and regulate Commercial Cannabis Business uses; and WHEREAS, following the passage of Ordinance No. 1100, the City accepted applications for commercial cannabis businesses, processed and scored them, and thereafter awarded a number of commercial cannabis permits in or around November 2021; and WHEREAS, following the initial implementation of Ordinance No. 1100, the City revised Chapter 5.77 to make the provisions more clear or to otherwise implement best practices through Ordinance No. 1124; and
WHEREAS, the City wishes to further refine and amend Chapter 5.77 by specifying that the City Council is the only body that may open a period to accept applications for commercial cannabis business permits. Moreover, pursuant to the City’s police power to regulate land use and given the City Council’s knowledge of the City’s local economy, the City Council is the only body that may determine, among other things, what types of commercial cannabis business permit applications to accept and which businesses, firms, and/or organizations may apply for them. The City Manager shall have the authority to cancel, postpone, modify, or extend an application period; and WHEREAS, the City also wishes to further refine and amend Chapter 5.77 by providing permittees that received a permit for a commercial cannabis cultivation business in November 2021 from the City may be granted a final extension of their respective permits to May 23, 2027 in consideration of providing the City certain public benefits and subject to certain conditions, as provided in this ordinance. The City Council acknowledges the additional challenges that cultivation businesses encounter, including, without limitation electrical requirements. Thus, cultivation businesses require more time to construct and to become operational. A fair and reasonable exchange for allowing permittees with a cultivation permit additional time to receive a certificate of occupancy are fees that are Attachment: A
Click here to return to the agenda.

ORDINANCE NO. 1142
PAGE 2 OF 6
based on a reduced tax amount that a cannabis cultivation business would have provided to the City had they become operational. Cultivation permittees are not required to exercise an extension period and any cultivation permittee that utilizes the extension period shall do so at their own risk; and
WHEREAS, on April 9, 2024, the City Council held a hearing that was noticed pursuant to the City’s normal agenda noticing procedures and considered the staff report, recommendations by staff, and public testimony concerning the proposed ordinance to add additional sections to Chapter 5.77 (Commercial Cannabis Businesses) of the Stanton Municipal Code and determined the ordinance to be exempt from CEQA.

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

SECTION 1: The recitals above are each incorporated by reference and adopted as findings by the City Council.

SECTION 2: The City Council hereby finds that the Ordinance is not subject to the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines sections 15301, 15060(c)(2), 15061(b)(3), and 15378(b)(5). The activity is not subject to CEQA because it will not result in a direct or reasonably foreseeable physical change in the environment; and the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment.

Where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment, the activity is not subject to CEQA. The revisions to SMC 5.77 are administrative because they relate to the commercial cannabis business permit application process and would provide an extended period for permittees with a cultivation permit to receive a certificate of occupancy. The proposed cultivation businesses would be established in existing facilities with no or negligible expansion.

SECTION 3: Section 5.77.065 is hereby added to Chapter 5.77 (Commercial Cannabis Business) of Title 5 (Business Licenses and Regulations) of the Stanton Municipal Code to read as follows:
“5.77.065 Reservation of Rights.

A. The city council shall have the sole authority to open an application period for the submission of commercial cannabis business permit applications. The city council shall also have the sole authority to set parameters for the type or types of permit applications that the City will consider, including, without limitation, which businesses, firms, and/or organizations may apply for a permit during an application period. These actions shall be taken by city council via resolution.

B. The city manager may extend, modify, postpone, or cancel an application period for a permit with or without cause or reason and without liability, obligation, or commitment to any person, party, firm, or ORDINANCE NO. 1142
PAGE 3 OF 6
organization. Additionally, the city manager reserves the right to request and obtain additional information from any applicant in order to conduct a complete review of the application or an investigation into the truthfulness of the statements set forth in the application or provided at any stage of the application process.”
SECTION 4: Section 5.77.0105 is hereby added to Chapter 5.77 (Commercial Cannabis Business) of Title 5 (Business Licenses and Regulations) of the Stanton Municipal Code to read as follows:
“5.77.105 Additional extension for cultivation permits.

A. The city acknowledges there are additional operational challenges with establishing a cannabis cultivation business including, without limitation, electrical requirements. Thus, notwithstanding anything to the contrary, any Permittee that received a Permit for cultivation in November 2021 may be given a final extension of their respective cultivation Permit to May 23, 2027 (“Cultivation Extension Period”), subject to the terms of conditions in subsections B, C, D, and E of this section.

B. In consideration for a final extension and as a condition of the grant of such extension or portion thereof, each cultivation Permittee shall remit to the city an amount as follows:
i. A fee of $6.51 per square feet of the Permittee’s
proposed canopy space, whether or not artificial, natural, or any combination of lighting is proposed, for the first eighteen (18) months of the extension period; and
ii. A fee of $13.02 per square feet of the Permittee’s
proposed canopy space, whether or not artificial, natural, or any combination of lighting is proposed, for the second eighteen (18) months of the extension period.
iii. On January 1, 2025, and on each January 1 thereafter, the fees specified in Subsection (B), above, shall increase by the percentage increase in the Consumer Price Index ("CPI") for all urban consumers in the Los Angeles-Long Beach-Anaheim area as published by the United States Government Bureau of Labor Statistics. However, no CPI adjustment resulting in a decrease of any fee imposed by this subsection shall be made.

C. The payments referenced in Subsection B of this section shall be paid throughout the Cultivation Extension Period on a quarterly basis and within thirty (30) days of a Permittee receiving a City invoice. As an example, only, if a Permittee’s proposed canopy space totals 9,167 square feet, then in the first quarter of the first 18 months of the Cultivation Extension Period, the Permittee must remit to the city a total of $14,919.29 to satisfy that quarter’s fee. That quarter’s amount is calculated as follows: ($6.51 x 9,167) / 12 x 3.

ORDINANCE NO. 1142
PAGE 4 OF 6
Also by way of example, only, if a Permittee’s proposed canopy space totals 9,167 square feet, then in the first quarter of the second 18 months of the Cultivation Extension Period, the Permittee must remit to the City a total of $29,838.58 to satisfy that quarter’s fee. That quarter’s amount is calculated as follows: ($13.02 x 9,167) / 12 x 3. If a Permittee fails to timely pay a City invoice for any reason, the Cultivation Extension Period shall immediately terminate and become null and void without any liability to the City and/or any of its officials, employees, contractors, or volunteers, even if a Permittee has expended any money, time, and/or resources in furtherance of their respective cultivation business or operation. The city shall not be required to return any amounts collected from a Permittee during the Cultivation Extension Period, but once the Cultivation Extension Period ends, as provided in this section, then the city shall not collect any additional amounts that would have accrued if the Cultivation Extension Period had continued.

As an example, only, if a Cultivation Extension Period ends for a Permittee six months into the first year, then the Permittee shall only be required to pay the city for two quarters of the Cultivation Extension Period.

D. A Cultivation Extension Period shall automatically terminate once the respective Permittee receives a certificate of occupancy for their respective facility, and thereafter, that Permittee shall be subject to all applicable State and local laws, including, without limitation, the provisions in Chapter 5.76 of this Code. Additionally, all Cultivation Extension Periods shall automatically expire on May 23, 2027 by their own terms and without any liability to the City and/or any of its officials, employees, contractors, or volunteers, even if a Permittee has expended any money, time, and/or resources in furtherance of their respective cultivation business or operation. Meaning, if a Permittee has been unable to receive a certificate of occupancy for their respective cultivation business before their Cultivation Extension Period terminates, for any reason, then the city and/or its officials, employees, contractors, and volunteers shall have no liability to the Permittee.

E. Any Permittee for a cultivation business that exercises its ability to use a Cultivation Extension Period as provided in this section proceeds at its own risk. No Permittee is required to utilize the Cultivation Extension Period, and any Permittee that chooses to utilize the Cultivation Extension Period shall have no guarantee that they will receive a certificate of occupancy during the pendency or at the expiration or termination of their respective Cultivation Expiration Period. As a condition to being provided a Cultivation Extension Period, the cultivation Permittee shall be required to sign an agreement agreeing to the provisions of this chapter and indemnifying the city. The agreement’s form shall be as provided by the city attorney’s office and may be executed by the city manager.

F. Cultivation permits are not subject to renewal requirements provided in section 5.77.110 until the expiration or termination of the relevant Cultivation Extension Period.”
ORDINANCE NO. 1142
PAGE 5 OF 6
SECTION 5: Any permittee with a qualified cultivation commercial cannabis business permit shall notify the City Manager by May 1, 2024 about whether they intend to utilize the Cultivation Extension Period, and if they do, then they shall enter into an agreement with the City by May 23, 2024 or within a reasonable time, as determined by the City Manager, in their sole and absolute discretion.

SECTION 6: This ordinance shall take effect 30 days following its adoption.

SECTION 7: The City Council hereby directs staff to prepare, execute and file with the Orange County Clerk a Notice of Exemption within five working days of the approval and adoption of this ordinance.

SECTION 8: If any provision of this ordinance or its application to any person or circumstance is held to be invalid, such invalidity has no effect on the other provisions or applications of the ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this resolution are severable. The City Council declares that it would have adopted this resolution irrespective of the invalidity of any portion thereof.

SECTION 9: The documents and materials that constitute the record of proceedings on which this Ordinance and the above findings have been based are located in the City Clerk’s Department, 7800 Katella Avenue, Stanton, California.

PASSED, APPROVED, AND ADOPTED this 23rd day of April, 2024.

DAVID J. SHAWVER, MAYOR
ATTEST:

PATRICIA A. VAZQUEZ, CITY CLERK

APPROVED AS TO FORM

HONGDAO NGUYEN, CITY ATTORNEY
ORDINANCE NO. 1142
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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. 1142 was introduced at a regular meeting of the City Council of the City of Stanton, California, held on the 9th day of April, 2024 and was duly adopted at a regular meeting of the City Council held on the 23rd 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

Stanton City CouncilApril 9, 2024

Stanton City Council
April 9, 2024