Agenda — Stanton City Council, April 9, 2024 (part 2 of 19)

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

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

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

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

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

5. GOAL CD-1.2: Promote an attractive streetscape and public right-of-way, especially along major primary and secondary corridors, that is consistent with the desired vision and image of Stanton. The TCSP is consistent with ORDINANCE NO. 1141

Page 5 of 10 ends

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

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

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

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

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

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

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

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

Page 6 of 10 ends

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

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

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

Page 7 of 10 ends

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

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

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

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

Page 8 of 10 ends

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

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

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

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

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

ORDINANCE NO. 1141

Page 9 of 10 ends

DAVID J. SHAWVER, MAYOR
ATTEST:

PATRICIA A. VAZQUEZ, CITY CLERK

APPROVED AS TO FORM

HONGDAO NGUYEN, CITY ATTORNEY
ORDINANCE NO. 1141

Page 10 of 10 ends

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

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

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

PATRICIA A. VAZQUEZ, CITY CLERK
DRAFT
October 2023
City of Stanton

STANTON TOWN CENTER

SPECIFIC PLAN
Exhibit: A
Click here to return to the agenda.

II • Draft Specific Plan • Town Center Specific Plan
This page intentionally blank
Town Center Specific Plan • Draft Specific Plan • III

DRAFT SPECIFIC PLAN
October 2023
Lead Agency:

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

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

STANTON TOWN CENTER

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

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

1.2 Plan Area Location �� 1-3

1.3 Specific Plan Summary �� 1-6

1.4 Discretionary Actions and Approvals �� 1-7

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

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

2.2 Project Context �� 2-6

2.3 Existing Site Conditions and Setting �� 2-7

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

3.1 Purpose and Intent �� 3-1

3.2 Specific Plan Objectives �� 3-2

3.3 Land Use Districts �� 3-3

3.4 Open Space Framework �� 3-6

3.5 Circulation and Mobility Plan �� 3-7

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

4.1 Introduction �� 4-1

4.2 Key Project Design Concepts �� 4-3

4.3 Streetscape Design Guidelines �� 4-5

4.4 Open Space Framework Concept �� 4-12

4.5 Gateway Elements �� 4-17

4.6 Landscape Design Guidelines �� 4-19

4.7 Site and Building Design Guidelines �� 4-20

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

5.1 General Provisions �� 5-1

5.2 Definitions �� 5-2

5.3 Allowable Uses �� 5-2

5.4 Additional Land Use Regulations �� 5-8

5.5 Development Standards �� 5-18

5.6 Allowable Encroachments/Projections �� 5-25

5.7 Off-Street Parking Standards �� 5-27

5.8 Fences and Walls �� 5-29

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

6.1 General Provisions �� 6-1

6.2 Enforcement �� 6-3

6.3 Nonconforming Uses �� 6-3

6.4 Project Phasing �� 6-4

6.5 Financing �� 6-4

6.6 Maximum Development Analyzed per CEQA �� 6-6

6.7 Specific Plan Adjustments and Amendments �� 6-7

6.8 Review Procedures �� 6-9

6.9 Main Street Parking Program �� 6-11

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

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

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

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

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

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

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

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

3. Improve existing streetscape and landscape.

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

5. Abandon alleys throughout the Plan Area
where appropriate.

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

7. Create a true “Main Street.”

8. Link the Specific Plan to other districts.

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

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

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

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

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

Freight rail corridor that traverses the Plan Area.

Existing residential neighborhoods within the Plan Area.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

College
Second St.

First St.

Katella Ave.

Orangewood Ave.

Courtright Rd.

Wyatt Rd.

Sentry
Hickock
Rose St.

Flower St.

Cedar St.

Monroe Ave.

Central Ave.

Chester Ave.

Date St.

Oak St.

Cedar St.

Rose St.

Flower Ave.

Santa
Maria
Santa Rosalia St.

Mari
Ale
Ruthann Ave.

Joel Ave.

Eileen St.

Davmor Ave.
ar
Court St.

Jane Way
Pine Tree Ln.

Plaza Way
Pickens Ln.

Chestnut Ave.

Court Ave. Court Ave.

Electric Ave. Boatman Ave.

Monroe Ave.

Pacific St.

Main St.

Chestnut Ave.

Court Ave.

Sycamore Ave.

Fern Ave.

Sandustrial St.

Ashdale St.

Chanticleer Rd. Vantage
Ashdale
Banff
Sonnett
Palais Rd.

Winston Rd.

Vanta
Ashdal
Banff
Son
Lullaby
Harriet Ln.

Yana Dr.

Wasco Dr.

Cerritos Blvd.

D
ale
A
v
e.

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

Stardust Ln.

Sylvan
Verona
Kenmore
Sylvan
Cris Ave.

Vinevale
Sherrill St
Kennelly Ln.

Kenmore
M
a
g
n
olia
A
v
e.

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

College
Second St.

First St.

Katella Ave.

Orangewood Ave.

Courtright Rd.

Wyatt Rd.

Sentry
Hickock
Rose St.

Flower St.

Cedar St.

Monroe Ave.

Central Ave.

Chester Ave.

Date St.

Oak St.

Cedar St.

Rose St.

Flower Ave.

Santa
Maria
Santa Rosalia St.

Mari
Ale
Ruthann Ave.

Joel Ave.

Eileen St.

Davmor Ave.
ar
Court St.

Jane Way
Pine Tree Ln.

Plaza Way
Pickens Ln.

Chestnut Ave.

Court Ave. Court Ave.

Electric Ave. Boatman Ave.

Monroe Ave.

Pacific St.

Main St.

Chestnut Ave.

Court Ave.

Sycamore Ave.

Fern Ave.

Sandustrial St.

Ashdale St.

Chanticleer Rd. Vantage
Ashdale
Banff
Sonnett
Palais Rd.

Winston Rd.

Vanta
Ashdal
Banff
Son
Lullaby
Harriet Ln.

Yana Dr.

Wasco Dr.

Cerritos Blvd.

D
ale
A
v
e.

Starr St.

Pacific Way
S
Tina herrill St.

Stardust Ln.

Sylvan
Verona
Kenmore
Sylvan
Cris Ave.

Vinevale
Sherrill St
Kennelly Ln.

Kenmore
M
a
g
n
olia
A
v
e.

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

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

II VIII

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

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

M N O P Q
R
S
T
I
V U

II VIII

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

2.2 Project Context

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

TABLE 2.1 — WORKSHOP 1

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

2.4.1 Workshop 1: Community Visioning
and Initial Outreach

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

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

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

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

TABLE 2.2 — WORKSHOP 2

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

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

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

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

2.4.2 Workshop 2: Framework Plan
Concepts Review

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

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

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

TABLE 2.3 — SELF-GUIDED PRESENTATION

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

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

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

6. Create a true “Main Street.”

7. Link the Specific Plan area to other districts.

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

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

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

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

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

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

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

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

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

3. Improve existing streetscape and landscape.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

3.4 Open Space Framework

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

ALLEY VACATION OPPORTUNITIES

TOWN CENTER SPEC

CITY OF STANTON

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

ALLEY VACATION

OPPORTUNITY AREAS
LEGEND

PROJECT AREA

UNION PACIFIC STANTON

INDUSTRIAL RIGHT OF WAY

STANTON STORM

CHANNEL

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

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

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

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

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

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

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

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

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

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

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

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

These providers may be subject to change.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

The City takes responsibility to ensure funding is
available to maintain emergency infrastructure.
3-20 • Draft Specific Plan • Town Center Specific Plan
This page intentionally blank
Town Center Specific Plan • Draft Specific Plan • 4-1
4 4.1 Introduction
This Chapter provides the design framework for landscape, streetscape, building architecture and overall character envisioned for the Town Center Specific Plan area. These Design Guidelines provide inspiration, recommendations, criteria, and requirements for future development within the Plan area to:
• Promote a walkable and livable environment.
• Develop a strategy for providing open space amenities. • Promote state-of-the-art green building practices.
• Transform the Plan area into a mixed-use district with increased housing density and transit supportive uses.

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

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

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

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

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

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

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

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

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

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

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

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

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

Public art can function as a gateway element.

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

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

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

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

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

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

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

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

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

Identity feature functioning as a gateway element.

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

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

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

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

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

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

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

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

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

Lighting and bench integrate function with creative
designs.

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

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

Paved areas and landscaping buffers pedestrian areas.

Thematic plantings add interest and foster district identity.

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

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

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

Bollard lights function as pedestrian lighting elements.

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

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

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

Decorative lighting adds interest to a retail courtyard.

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

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

Create interesting public plazas with access to
commercial uses.

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

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

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

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

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

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

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

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

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

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

Bench seating provides an opportunity for passive
recreation.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Residential building typologies include, but are
not limited to: townhouses, stacked flats, wraps,
and podium style construction with density
ranges of approximately 18 to 70 dwelling
units per acre and building heights of 3 to 5
stories. Under certain circumstances, residential
buildings may include a building height of 7
stories as shown in Table 5.2, Development
Standards of the TCSP.
• Townhouse Buildings. Three or more
dwelling units attached in a building, typically
at the sides, but stacking of units or flats
may occur. Townhouse buildings are alley
loaded with entry stoops/porches to each
unit that leads to a pedestrian path or
paseo, promoting walkability and enhancing
the pedestrian experience. Townhouse
buildings can have finer levels of articulation
compared to stacked flat buildings by
designing façades to express each individual
unit.
• Stacked Flats. Stacked flat buildings are
also alley loaded and share a central lobby
space that fronts onto a landscaped path or
street frontage. Stacked flat buildings will
be designed to be larger than townhouse
buildings and are vertically stacked; these
Townhouses may be located to transition between
high-density development and existing neighborhoods
adjacent to the Plan area.
4-24 • Draft Specific Plan • Town Center Specific Plan
Podium building featuring a two-story parking garage on lower levels
Five-story podium structure includes parking on lower
stories with dwelling units located above.

Situated near Angel Stadium on the corner of State College and Katella in Anaheim, the 1818 Platinum Triangle is a vibrant and emerging pedestrian-oriented, transit-friendly, luxury urban apartment community that provides the discriminating amenities of a boutique hotel combined with the design and comfort of a stylish modern home. The podium-style, fivestory building, developed by The Hanover Company, has subterranean parking and features 265 spacious one- and two-bedroom units, all with open layouts and terraces or balconies.

Each home features expansive living and dining areas, spacious master suites and generous, well-appointed gourmet kitchens. Courtyard-facing terraces, built-in bookshelves and computer niches are available in select residences. The rooftop “Sky Lounge” boasts a resort-style heated pool, cabanas, outdoor kitchens, grilling area and dining lanais.

The development adds to the vibrant community forming in the city’s designated Platinum Triangle planning area.
20061149 - Photography © John Bare
buildings would be appropriate on busier
street frontages as they present a more
urban street character. These buildings offer
units with a larger, one-level floor plate,
which may appeal to demographics seeking
accessible living spaces.
• Wrap Buildings. Wrap buildings include
attached flats, lofts, and/or townhouse units
oriented around a central parking structure.

Ground-level programming may include
residential units, lobby space, amenities,
and/or retail uses. Main recreational
amenities are typically provided at-grade in a
courtyard or on the rooftop. Wrap buildings
commonly include a series of courtyard open
spaces for its residents.
• Podium Buildings. Podium buildings have
attached flats, lofts and/or townhouses
located on top of a parking garage that may
be either on-grade, subterranean or both.

Ground-level programming may include
residential units, lobby space, amenities,
and/or retail uses, and parking garages
(hidden behind aforementioned uses). Main
recreational amenities in this building type
are usually provided on top of the podium
structure in a courtyard, or upon the roof.
• Other forms of residential buildings
that meet the density and building
height standards are also permitted and
encouraged.

Residential Building Character
Residential buildings should be designed to fit
into the context of neighboring development as
best possible. A mix of housing types appealing
to a wide variety of residents and family sizes is
encouraged.

Wrap building features central parking garage, wrapped
by residential units.

Town Center Specific Plan • Draft Specific Plan • 4-25
Commercial development with flat roof features and
design that is compatible with industrial development
Walkable, neighborhood-serving commercial uses, such
as coffee shops
Commercial development with a material palette that is
compatible with a ‘gritty’ industrial character

4.7.2.2 Commercial Building Typology and
Character
Commercial Building Typology
Commercial development within the Plan area
refers to stand-alone commercial projects.

In a mixed-use district, the vehicular trips to
commercial uses are reduced by increasing
walkability in an area. The design guidelines
ensure that commercial development is designed
to promote walkability and contribute positively
to neighborhood identity. The ROMU land use
district occurs in high-visibility, high-volume areas
conducive to commercial uses. Building design
should respond to and facilitate retail activity.

Commercial Building Character
Commercial buildings in the Plan area can be
either stand-alone or integrated into a vertical
mixed-use building. The intended character
of the commercial uses is boutique, artisaninspired, locally owned, and artistically oriented.

Where appropriate, commercial uses should
interface with the public realm and incorporate
experiential retail and outdoor dining adjacent
to and within the public realm. This may include
potential murals to activate the art scene in the
area.
4-26 • Draft Specific Plan • Town Center Specific Plan
Industrial development featuring a flat roof form
Newer industrial development utilizing public art to
enhance an area while maintaining its character
Commercial use in an industrial building with a pitched roof form

4.7.2.3 Industrial Building Typology and
Character
Industrial Building Typology
The TCI land use district has a long history as an
industrial district in the City of Stanton. The TCSP
intends to preserve and build upon this industrial
character and ensure that future industrial
buildings are aesthetically compatible with other
buildings within the Plan area.

Industrial Building Character
The Plan area has a large amount of existing
industrial development. Over time as the
economy of the City has changed, different forms
of industrial development are preferred.

A “gritty,” warehouse district character is
encouraged and should be implemented
such that the industrial feel of the Plan area is
preserved and remains a defining feature of
mixed-use district. Future development should
be arranged to foster a village feeling that
supports smaller-scale maker and artisanal
manufacturing.

Town Center Specific Plan • Draft Specific Plan • 4-27
Mixed-use development with non-residential uses on the
ground-floor and dwelling units in upper stories
Mixed-use development with non-residential uses on the
ground floor and dwelling units on upper stories
Mixed-use building utilizes consistent and compatible
design language between residential and non-residential portions of development.

4.7.2.4 Mixed-Use Building Typology and
Character
Recognizing the varied commercial and
industrial character of the area, new buildings
and redevelopment projects are encouraged
to feature a blend of both commercial and
residential design features, including modern,
contemporary, and industrial building design.

The following sections describe the typology and
character of mixed-use developments within the
Plan area.

Mixed-Use Building Typology
Mixed-use development within the Plan area
may include a range of residential, retail, office,
and neighborhood-serving commercial uses. The
physical and visual integration of these elements
will activate the urban, mixed-use character of
the district. Mixed-use development may occur
vertically (varying uses within the same building
on different floors) or horizontally (different uses
spread out in separate buildings across a site),
and will typically include a residential component
in the form of a wrap- or podium-construction
building. Live/work units may occur as a type
of mixed-use development in any residential
typology.

Mixed-Use Building Character
Mixed-use buildings in the Plan area refers to
buildings that have a vertical mix of residential
and commercial/retail uses. These buildings
typically range from 3 to 5 stories in height or
more. A mixed-use building should present a
cohesive design theme between land uses.
4-28 • Draft Specific Plan • Town Center Specific Plan
Building constructed at, or near, the minimum setback
creates a sense of enclosure for the pedestrian realm.

Main portions of development are oriented to face the
public realm.

Development features a primary entry facing the street
intersection.

4.7.3 Residential Architectural Guidelines
Residential buildings within the Plan area should
be designed to create a cohesive neighborhood
feel within the mixed-use district. Guidelines
herein apply to stand-alone residential
developments.

4.7.3.1 Site Planning Guidelines
a. Buildings should be arranged to create
a variety of outdoor spaces, such as
courtyards, plazas, squares, eating areas,
and other usable open spaces that promote
human activity.
b. Buildings shall include at least one primary
entrance facing the adjacent street right-ofway.

4.7.3.2 Building Orientation
A building’s orientation plays an essential role
in determining how a building interacts with the
public realm.
a. The main building of a residential
development shall be oriented to face a
public street. Building frontages shall be
generally parallel to streets. Orientation
towards an adjacent paseo, plaza or open
space is also encouraged.

4.7.3.3 Building Entries
Building entries provide an opportunity to create
a space for transition between the building
interior and the public realm.
a. Where buildings occur on corner lots,
primary entrances should face the
intersection or include entries on both
street frontages.

Town Center Specific Plan • Draft Specific Plan • 4-29
Buildings arranged to create a transitional space between the street and primary entry
Flat roof forms are the typical roof form expected for
residential developments within the Plan area.

Vertical roof plane breaks divide the vertical massing and rooflines into sections.
b. Buildings that utilize shared pedestrian
entries should increase detailing
surrounding the entry to generate interest.
c. New residential buildings shall provide
pedestrian elements in the transitional
spaces between the primary street and
entrances. Pedestrian elements include
porches, courtyards, patios, stoops, arcades
and/or single story projections that express
the architectural style of the building and
add human scale.

4.7.3.4 Rooflines
Roofs should be designed for functionality and to
enhance or complement the overall architectural
design of the building.
a. Roofs should be flat to very low pitched
roofs.
b. Vertical roof plane breaks, changes in
building/ridge height or other accent
roof forms are encouraged. Variations
in building height and massing are
encouraged to break up the mass of the
building.
c. Form, materials, fascia and/or cornice
elements should be integrated with the
overall building design.
d. Roofing material shall not be highly
reflective, and is encouraged to be a light
color to reduce solar heat gain.
e. Rooftop decks and amenity areas should
be designed to not intrude, aesthetically
or architecturally, upon the privacy of
surrounding residential developments.
4-30 • Draft Specific Plan • Town Center Specific Plan
Cornice elements are well integrated with the building’s overall design in both form and materials.

Façade articulated with layered wall planes and
architectural details.

Recessed massings above the first floor and lower height entry features increase façade articulation.

Centered on Capitol is a beautiful new TOD neighborhood in the Berryessa Distric CA. There are 94 For-Sale Townhomes featuring 8 distinctive lifestyles built aroun plans with Great Room living and a 9x9 Kitchen Dining Island. Homes range from 1 square feet and feature 2 to 4 bedrooms, all with direct access 2-car garages. T achieve exceptional interior spaces with ceilings up to 11 ft., larger windows and of glass bi-fold doors to allow indoor/outdoor flow to large entertaining decks the neighborhood is a WiFi outdoor living room with fireplace, fountain and a m structures to entertain all ages. The project sits right between the North Capital a Lightrail stations, both of which are less than a 5-minute walk away. The Berry Shopping Center is also within walking distance.
20100303 - Photography © LOOK Photography

4.7.3.5 Articulation
Offset Massing Forms
Front elevations and elevations facing a street,
drive, or park are encouraged to have offset
masses or wall planes (horizontally or vertically)
to help break up the overall mass of a building.
a. Offset forms shall include appropriate
changes in materials and colors.
b. Offsets forms should be consistent with
the architectural style of the building and
incorporated as a functional element or
detail enhancement.
c. Wrap, podium, and mixed-use buildings
shall have varied wall planes. Stepped
massing and layered wall planes may
include:
• Cantilevered masses or balconies.
• Recessed masses or inset balconies.
• Volume spaces.
• Common open spaces.

Lower height elements, such as a courtyard, decorative
pillars and landscaping, establish pedestrian scale.

Perceived bulk of the building is reduced by using
courtyards to break up the massing and divide the
building into sections.
shutters, awnings, and louvers that are
proportional to the window size and
detailed with more geometric and simple
lines.
d. Lower height elements, such as recessed
massings above the first floor, porches,
entry features, courtyards, and pergolas are
encouraged to establish pedestrian scale
and add variety to the streetscene.
e. The perceived height and bulk of a
building shall be reduced by incorporating
courtyards and ground level architectural
details to divide the building into sections
and maintain human scale.
f. Building elevations facing the railroad rightof-way can have larger massings and wall planes than the general requirements to
help mitigate potential noise impacts from
trains.

Architectural Projections
a. Projections may be used to emphasize
design features such as entries, major
windows, or outdoor space. Projections
are encouraged on all residential building
forms. Projections include, but are not
limited to:
• Awnings (cloth, metal, wood)
• Roof overhangs
• Projecting upper-story elements
• Tower elements
• Window/door surrounds
• Recessed windows
• Bay windows or dormers
• Trellis elements
• Porch or balcony elements.
4-32 • Draft Specific Plan • Town Center Specific Plan
Colors, materials, and massing breaks divide the building into sections and foster human scale.

Massing, color, and first-floor architectural details
highlight the building entry.

Development demonstrates appropriate range of color
application and an excess of three materials.

4.7.3.6 Common Open Space
a. Courtyards, gardens or plazas contribute to
the recreational opportunities and needs
for open space for building residents. These
spaces should optimize daylight access,
views and privacy for units facing them.

4.7.3.7 Materials and Color
a. The following techniques should be used in
the design of building façades to enhance
building architecture:
• Color change and color variation
• At least three (3) different exterior
materials
• Changes in texture
• Exterior materials, windows and details
should be consistent with the scale,
proportion and architectural style of the
building.
• Major building entries should be
emphasized using accent colors and
materials.
• Material and color changes shall occur at
an inside corner or massing underside, or
at an appropriate location on the building
façade such as a massing projection or
architectural accent feature.
• Bars and security grills on windows and
doors are prohibited.
• White or neutral-tone colors are
encouraged to be used as the primary
base color. Undesirable colors on building
exteriors include fluorescent colors, neon
colors, primary colors (i.e. red, yellow and
blue), and bright colors as the primary
wall color.

Town Center Specific Plan • Draft Specific Plan • 4-33
Building architecture screens a centralized parking
structure from public view.

Secure enclosed bicycle storage provided within a private area of development.

4.7.3.8 Parking Areas
The following techniques should be used in the
design of residential parking lots and garages
to reduce conflicts between vehicles and
pedestrians and limit aesthetic impacts of these
areas upon the public realm:
a. Podium-style residential buildings shall
screen parking structures using exterior
structural/architectural features, aesthetic
treatments and/or landscaping screening in
order to minimize visual impacts of parking
areas to the public and private realms.
b. Secure, covered bicycle storage for
residents shall be provided in areas that are
inaccessible to the general public.
4-34 • Draft Specific Plan • Town Center Specific Plan
Development design encourages a vibrant pedestrian
environment.

Vertical mixed-use development with retail uses on the
ground floor and residential uses above
Live/work units with non-residential uses on the ground floor

4.7.4 Mixed-Use Architectural Guidelines

4.7.4.1 Location of Non-Residential Uses
within a Mixed-Use Development
Mixed-use buildings should be located to
maximize its economic potential and minimize
impacts upon residential uses.
a. The design of any live/work or mixeduse project shall take into consideration potential impacts on adjacent properties
and shall include specific design features to
minimize potential impacts.
b. The design of the mixed-use project shall
ensure that privacy between residential
units and between different uses on the site
is maximized.
c. Site design shall encourage integration of
the pedestrian environment with the nonresidential uses through the provision of plazas, courtyards, walkways, and street
furniture.
d. Site planning and building design shall be
compatible with and enhance the adjacent
and surrounding built environment in terms
of scale, building design, color, exterior
materials, roof styles, lighting, landscaping,
and signage.
e. Within a vertical mixed-use building, the
non-residential uses shall be located on the
ground floor.
f. Live/work shall have the commercial portion
of the unit on the ground floor.

Town Center Specific Plan • Draft Specific Plan • 4-35
Vertical mixed-use development with retail and
commercial on the ground floor
Mixed-use building arranged to imply a composition of
smaller buildings
Ground-floor retail and plaza spaces integrated alongside residential development

4.7.4.2 Site Planning Guidelines
a. Buildings should be arranged to create
a variety of outdoor spaces, such as
courtyards, plazas, squares, eating areas,
and other usable open spaces that promote
human activity.
b. Buildings shall include at least one primary
entrance facing the adjacent street right-ofway.
c. Site and building design shall ensure
compatibility among different uses in terms
of noise, hours of operation, vehicle and
pedestrian circulation, access, use of open
space, and similar operating characteristics.

4.7.4.3 Building Orientation
a. Open spaces and amenities intended solely
for resident use should be located away
from the street within internal courtyards,
or upon upper stories if facing the public
realm.
b. Mixed-use buildings should generally
appear as a composition of smaller building
façades rather than an uninterrupted
single-tenant building

4.7.4.4 Building Entries
a. Mixed-use buildings shall have primary
entries connected to the street, trail, paseo,
or other publicly accessible open space.
b. Where multiple uses are located in the
same building, separate and distinct
entrances for each use shall be provided.
c. Corner buildings should include glazing on
the façades facing the intersection, with the
primary entry near the corner.
4-36 • Draft Specific Plan • Town Center Specific Plan
Street-oriented retail uses occur on the ground floor with other uses, such as a restaurant, occurring on upper stories.

Residential portion of a mixed-use development features a dedicated entry that is separate from non-residential uses.

Development on a corner lot includes entry facing
intersection.
d. Where buildings occur on corner lots,
primary entrances should face the
intersection, or include entries on both
street frontages.
e. Buildings that utilize shared pedestrian
entries should increase detailing
surrounding the entry to generate interest.

4.7.4.5 Articulation
Offset Massing Forms
Front elevations and elevations facing a street,
drive, or park are encouraged to have offset
masses or wall planes (horizontally or vertically)
to help break up the overall mass of a building.
a. Offset forms shall include appropriate
changes in materials and colors.
b. Offsets forms should be consistent with
the architectural style of the building and
incorporated as a functional element or
detail enhancement.
c. Wrap, podium, and mixed-use buildings
shall have varied wall planes. Stepped
massing and layered wall planes may
include:
• Cantilevered masses or balconies.
• Recessed masses or inset balconies.
• Volume spaces.
• Common open spaces.

Town Center Specific Plan • Draft Specific Plan • 4-37
Increased ground floor to finished ceiling height in nonresidential use areas increases the flexibility of these spaces.

Open spaces and amenities intended for resident use,
located away from the public realm.

Horizontal banding and massing breaks distinguish
various uses within the same structure.

Façades
Façade articulation can be used to facilitate the
interplay of light and depth upon a building
to generate interest and help reduce the
appearance of bulk upon the public realm:
a. Buildings should be articulated with layered
wall planes, banding, architectural details,
and/or accent materials and colors.
b. Large expanses of reflective, opaque, or
highly tinted glass are discouraged.
c. Details that modulate the light and
demonstrate artistry and craft, or that
offer both function and articulation, are
encouraged. This could include window
shutters, awnings, and louvers proportional
to the window size and detailed with more
geometric and simple lines.
d. Lower height elements, such as recessed
massings above the first floor, porches,
entry features, courtyards, and pergolas are
encouraged to establish pedestrian scale
and add variety to the streetscene.
e. The perceived height and bulk of a
building shall be reduced by incorporating
courtyards and ground level architectural
details, to divide the building into sections
and maintain human scale.
f. Ground floor façade treatments should
be distinct from upper floors and utilize
increased fenestration to encourage
pedestrian interest and commercial activity.
g. Special architectural treatments should be
provided at street corners and other key
focal areas. Examples of these treatments
include, but are not limited to, entry
features, feature windows, tower elements,
and additional architectural detailing.
4-38 • Draft Specific Plan • Town Center Specific Plan
Architectural Projections
a. Projections may be used to emphasize
design features such as entries, major
windows, or outdoor space. Projections
are encouraged on all mixed-use building
forms. Projections include, but are not
limited to:
• Awnings (cloth, metal, wood)
• Roof overhangs
• Projecting upper-story elements
• Tower elements
• Window/door surrounds
• Recessed windows
• Bay windows or dormers
• Trellis elements
• Porch or balcony elements

4.7.4.6 Rooflines
a. Typically, roof forms should be flat. Lowpitched roofs on lower height buildings may be considered at the discretion of the
Community and Economic Development
Director.

4.7.4.7 Colors and Materials
a. Changes in colors and materials should be
used to visually distinguish various uses
within the same development.
b. The following techniques should be used in
the design of building façades to enhance
building architecture:
• Color change and color variation.
• At least three (3) different exterior
materials.
• Changes in texture.
• Exterior materials, windows and details
should be consistent with the scale,
proportion and architectural style of the
building.
• Major building entries should be
emphasized using accent colors and
materials.
• Material and color changes shall occur at
an inside corner or massing underside, or
at an appropriate location on the building
façade such as a massing projection or
architectural accent feature.
• Bars and security grills on windows and
doors are prohibited.
• White or neutral-tone colors are
encouraged to be used as the primary
base color. Undesirable colors on building
exteriors include fluorescent colors, neon
colors, primary colors (i.e. red, yellow and
blue), and bright colors as the primary
wall color.

Town Center Specific Plan • Draft Specific Plan • 4-39
Short-term bicycle racks located near building entries
Wayfinding signage to parking and building areas

4.7.4.8 Parking and Loading Areas
a. Noise, vibration and traffic impacts resulting
from loading and delivery related to nonresidential uses should be reduced to the greatest extent feasible by strategically
locating these areas away from residential
uses within the development.
b. Surface parking lots between development
and adjacent streets is discouraged. Surface
parking lots should be located to the side or
rear of development, bringing architecture
closer to the public street.
c. Residential and non-residential uses are
encouraged to utilize shared parking
facilities and reduce curb-cuts into adjacent
rights-of-way.
d. Wayfinding signage in parking areas should
clearly indicate access to each use within
the development to visitors of the site.
e. Short-term bicycle racks dedicated to nonresidential uses shall be provided near the entrances of the buildings they serve.
f. Secure, covered bicycle storage for
residents shall be provided in areas that are
inaccessible to the general public.
4-40 • Draft Specific Plan • Town Center Specific Plan
techniques to ensure adequate articulation.

This applies to any building façade visible
from the ground level within a public rightof-way:
• There shall be an offset plane break or
opening in the façade at least every 25
feet of linear building frontage. Openings
fulfilling this requirement shall have
transparent glazing and provide views
into work areas, display areas, sales areas,
lobbies, or similar active spaces. Offsets
shall vary in depth and/or direction of
at least 18” and 4’ in length, or with a
repeated pattern of offsets, recesses, or
projections of similar depth.
• For buildings that are 4 stories or taller,
a minimum of 25 percent of the building
façade shall be modulated into sections
such that it is offset a minimum of 3 feet
back from the front plane of the ground
floor.
b. At least 30 percent of the exterior walls
on the ground floor facing the street shall
include windows, doors, or other openings.

Percentage of exterior walls shall be
calculated based on the length of the façade
frontage and the floor-to-ceiling height of
the ground floor.
c. Residential buildings along Beach Boulevard
and Main Street shall include leasing and
indoor amenity areas on the ground floor
facing the streets to increase pedestrian
interest, overall activity, and architectural
diversity along the street.
d. For mixed-use buildings within the RetailOriented Mixed-Use (ROMU) zone and with 100 feet or greater of linear street
frontage along Beach Boulevard and Main
Street, a minimum of 25 percent of such

4.7.5 Architectural Objective Design
Standards
Residential and applicable mixed-use buildings
within the Plan area shall comply with the
objective design standards described in this
section. These projects are also encouraged, but
not required, to comply with the intent of the
applicable architectural design guidelines.

Exhibit 4.1, Residential Architectural Standards
Diagram, depicts various standards applied in
diagrammatic format.

4.7.5.1 Building Orientation
a. To promote pedestrian-oriented
streetscene, a minimum of 35 percent of
building frontage shall be constructed at
the edge of the public access easement
(PAE) area along Beach Boulevard and Main
Street.

4.7.5.2 Building Entries
a. Residential buildings adjacent to Main
Street shall include a primary pedestrian
entry along this street frontage facing either
the street or a publicly accessible courtyard
or plaza.
b. Residential buildings along Beach Boulevard
shall have at lease one residential entry
along Beach Boulevard.

4.7.5.3 Façade and Street-Facing
Architectural Articulation
a. Buildings with 100 feet or greater of street
frontage shall implement the following
Town Center Specific Plan • Draft Specific Plan • 4-41
N.T.S. | Source: KTGY Exhibit: 4.1 — Residential Architectural Standards Diagram 1 3
1 1 1 1
2 4

4.6.5.3.a: For buildings with 100’ or greater of street frontage, plane breaks at least every 25 feet include glazing and provide adequate articulation.

4.6.5.3.b: A minimum of 30% of exterior walls on the ground floor facing the street shall include windows, doors, or other openings.

4.6.5.3.a: For four-story buildings with street frontage in excess of 100’, a minimum of 25% of frontage shall be modulated into sections such that it is offset a minimum of three feet from the front plane of the ground floor.

4.6.5.3.c: Residential developments along Beach Boulevard and Main Street shall include leasing and indoor amenity areas on the ground floor, increasing architectural diversity along the street. 2 3
4 4-42 • Draft Specific Plan • Town Center Specific Plan frontage shall be designed to accommodate
commercial and office uses. These
pedestrian oriented spaces shall have a
minimum interior depth of 35 feet.
e. The ground floor of the commercial portion
of a mixed-use building shall have a
minimum finished ceiling height of 14 feet.
f. Incorporate one or more of the following
techniques to vary building massing and
articulation:
• Vertically articulate roof height at least
every 50 feet along the street frontage
through the use of parapets, varying
cornices, reveals, clerestory windows, and
varying roof height/form.
• Provide a minimum 2-foot roof eave on
elevations adjacent to a public street.
g. Include a minimum of two features such
as balconies, cantilevers, dormers, bay
windows, patios, ground-floor resident
amenities, individualized entries, or accent
materials, into all building elevations facing
a public street.

4.7.6 Commercial Architectural Guidelines

4.7.6.1 Site Planning Guidelines
a. Buildings should be arranged to create
a variety of outdoor spaces, such as
courtyards, plazas, squares, eating areas,
and other usable open spaces that promote
human activity and is scaled to the streetscene.
b. Building massing should be concentrated
along the street to articulate the street
interface, particularly along Beach
Boulevard.
c. All ground-floor uses shall include at least
one primary entrance facing the adjacent
street right-of-way.
d. Site and building design shall ensure
compatibility among different uses in terms
of noise, hours of operation, vehicle and
pedestrian circulation, access, use of open
space, and similar operating characteristics.

4.7.6.2 Building Orientation
Building placement and orientation are two
key factors that influence how a building
interacts with the public realm. The following
guidelines are intended to encourage pedestrian
engagement with commercial spaces, particularly
along Beach Boulevard and Main Street.
a. Façade details and street furniture should
be provided to enhance the pedestrian
experience. These may include, but are
not limited to, landscape planters, seating
areas, focal objects (art, landscape,
fountains), awnings, bay windows, and
accent/decorative lighting.

Town Center Specific Plan • Draft Specific Plan • 4-43
Furniture and seating areas along the street enhance
pedestrian experience.

Building massing concentrated along the street, with
clearly marked and recessed pedestrian entry.
b. Primary pedestrian entries should be clearly
delineated through a combination of the
recessed entry ways, vertical and horizontal
architectural breaks in the façade, and a
high level of detailing on the ground floor
near the entrance. Entries shall be clearly
defined features of the front façades and
of a scale that is in proportion to the size
of the building. Larger buildings shall have
a more prominent building entrance while
maintaining a pedestrian scale.
c. Pedestrian entries should be accompanied
by increased fenestration to generate
interest and allow views into the space.

4.7.6.3 Rooflines
Roofs should be designed for functionality and
be appropriate to the architectural style of the
building.
a. Roofs should be typically flat. Given that a
majority of existing buildings in the project
area have flat roofs, pitched roof forms
with contemporary materials that recall
sawtooth, shed, gable, or similar roof forms
of commercial and industrial buildings
may be allowed per the discretion of the
Community and Economic Development
Director.
b. Vertical roof plane breaks, changes in roof
lines or ridge height or other accent roof
forms are encouraged.
c. Form, materials, fascia and/or cornice
elements should be integrated with the
overall design vocabulary.
d. Parapets, when used, should be contiguous
and incorporate side/rear elevation returns.
4-44 • Draft Specific Plan • Town Center Specific Plan
Vertical roof plane breaks and changes in building height Façades facing the street implement a minimum of 50%
fenestration on the ground floor facing the public realm.

Parking areas screened from the street using landscaping e. If utilized, roofing tile material should be
compatible with the architectural style of
the building. Wooden roofs are prohibited
for fire safety.
f. Exterior lighting should be located to
avoid light spillage onto adjacent property,
especially when adjacent to residential or
mixed-use development.

4.7.6.4 Façade Articulation
Commercial buildings should incorporate
articulation to generate pedestrian scale and
visual interest along the streetscape.
a. Architectural design of buildings should
minimize blank walls, especially when
situated adjacent streets or walkways.
b. When buildings of a single form and
height are used, these buildings should
be articulated with layered wall planes,
banding, architectural details and/or
materials.
c. Large expanses of reflective, opaque, or
highly-tinted glass are discouraged.
d. Artwork is encouraged for retail buildings
to help create a dynamic and interesting
streetscene.
e. Details that modulate the light and
demonstrate artistry and craft are
encouraged.
f. Projections, overhangs, recesses, banding
and architectural details should be used to
provide shadow, articulation and scale to
building elevations.
g. Façades facing streets shall provide a
minimum of 50% fenestration on the
ground floor to generate pedestrian
Town Center Specific Plan • Draft Specific Plan • 4-45
Pedestrian walkways within a commercial parking lot are clearly delineated from vehicular areas.
interest. Percentage of fenestration shall be
calculated based on the length of the façade
frontage and the floor-to-ceiling height of
the ground floor.

4.7.6.5 Materials and Color
a. The following techniques should be used in
the design of building façades to enhance
building architecture:
• Color change and color variation.
• At least three (3) different exterior
materials.
• Changes in texture.
• Exterior materials, windows and details
should be consistent with the scale,
proportion and architectural style of the
building.
• Major building entries should be
emphasized using accent colors and
materials.
• Material and color changes shall occur at
an inside corner or massing underside, or
at an appropriate location on the building
façade such as a massing projection or
architectural accent feature.
• Bars and security grills on windows and
doors are prohibited.
• White or neutral-tone colors are
encouraged to be used as the primary
base color. Undesirable colors on building
exteriors include fluorescent colors, neon
colors, primary colors (i.e. red, yellow and
blue), and bright colors as the primary
wall color.

4.7.6.6 Parking and Loading Areas
The following guidelines apply to commercial
parking areas to reduce visual impacts upon the
public realm and reduce conflicts between cars,
pedestrians, and cyclists to the greatest extent
feasible.
a. Commercial parking areas should be
connected to public sidewalks, trails, and
walkways where feasible.
b. Within parking areas, pedestrian walkways
and crosswalks should be clearly delineated
from vehicular areas.
c. Parking areas should be placed to the rear
or side of the street to reduce their visual
impacts on the public realm.
d. Bicycle parking should be provided in
parking areas, near primary building
entrances.
4-46 • Draft Specific Plan • Town Center Specific Plan

4.7.7 Industrial Architectural Guidelines
Industrial development is a key component
of the Plan area’s existing and historical
character. These guidelines are intended to
minimize the visual and physical impacts of
industrial development upon the public realm
while preserving the economic potential and
operational capacity of industrial development
within the Plan area.

4.7.7.1 Site Planning Guidelines
a. Buildings should be arranged to create
a variety of outdoor spaces, such as
courtyards, plazas, squares, eating areas,
and other usable open spaces that promote
human activity.
b. Where future buildings are located adjacent
to Beach Boulevard and Main Street, they
shall be oriented towards these streets and
include a pedestrian entrance from this
street.
c. All ground-floor uses shall include at least
one primary entrance facing the adjacent
street right-of-way.

4.7.7.2 Building Orientation
a. Street-facing industrial buildings should be
designed to emphasize the view of nonindustrial interior areas, such as primary entry ways, foyers, and offices from the
street.
b. The location, configuration, size, and design
of new or remodeled industrial buildings
should be compatible with the character
and quality of surrounding sites, buildings,
and structures.

Industrial development featuring a flat roof form
Industrial development utilizing expansive wall-planes to create visual interest with public art
Non-industrial portions of industrial development, such as offices and entryways, face the street.

Town Center Specific Plan • Draft Specific Plan • 4-47
Vertical plane breaks reduce the overall appearance of
bulk.

Awnings and overhangs that provide shade and character
to the streetscape.

Overall massing of development reduced by breaking
building into smaller sections
c. Buffers should be incorporated from
adjacent mixed-use or residential
development to protect these uses from
noise, vibration and/or odors resulting from
the industrial use.

4.7.7.3 Articulation
Offset Massing and Forms
a. Offset forms shall include appropriate
changes in materials and colors.
b. Offsets forms should be consistent with
the architectural style of the building and
incorporated as a functional element or
detail enhancement.

Façades
a. Large, unbroken expanses should be
avoided. Façades should be broken into
smaller sections by incorporating vertical
and horizontal plane breaks that reduce
overall appearance of bulk.
b. Exterior walls should generate visual
interest through the use of colors,
materials, and/or art is encouraged. Murals
and signage on large wall areas enliven
a building façade to create a visually
interesting streetscape and help define a
creative, artistic character for the Plan area.
c. Façade details such as score lines, windows,
paint, or minor material changes, are not
acceptable substitutes for substantial
breaks in massing and form.
d. Eaves, canopies, awnings, and overhangs
that provide shade and articulation are
encouraged.
4-48 • Draft Specific Plan • Town Center Specific Plan

4.7.7.5 Materials and Color
a. The following techniques should be used in
the design of building façades to enhance
building architecture:
• Color change and color variation.
• At least three (3) different exterior
materials.
• Changes in texture.
• Exterior materials, windows and details
should be consistent with the scale,
proportion and architectural style of the
building.
• Major building entries should be
emphasized using accent colors and
materials.
• Material and color changes shall occur at
an inside corner or massing underside, or
at an appropriate location on the building
façade such as a massing projection or
architectural accent feature.
• Bars and security grills on windows and
doors are prohibited.
• White or neutral-tone colors are
encouraged to be used as the primary
base color. Undesirable colors on building
exteriors include fluorescent colors, neon
colors, primary colors (i.e. red, yellow and
blue), and bright colors as the primary
wall color.
e. Buildings should be articulated with layered
wall planes, banding, architectural details
and/or accent materials and colors.

Architectural Projections
a. Projections may be used to emphasize
design features such as entries, major
windows, or outdoor space. Projections are
encouraged on all industrial building forms.

Projections may include, but are not limited
to:
• Awnings (cloth, metal, wood)
• Roof overhangs
• Projecting upper-story elements
• Tower elements
• Window/door surrounds
• Recessed windows
• Bay windows or dormers
• Trellis elements

4.7.7.4 Rooflines
a. Roof forms should be flat; however,
pitched roof forms with contemporary
materials (such as standing seam metal
and thermoplastic polyofin (TPO) that
recall sawtooth, shed, gable, or similar
appropriate to the architectural style of the
buildings are allowed.
b. Vertical roof plane breaks, changes in
building/ridge height or other accent roof
forms are encouraged.
c. Rooftop equipment should be shielded or
integrated into the building design from
view of street.
d. Roofing material shall not be highly
reflective and is encouraged to be a light
color to reduce solar heat gain.

Town Center Specific Plan • Draft Specific Plan • 4-49

4.8 Sustainability Guidelines
The Specific Plan provides a sustainability
framework that can be implemented through a
variety of project-specific design solutions. The
most appropriate project-specific design features
will be determined at the individual development
approval stage based, in part, upon feasibility
and overall sustainability.

4.8.1 Energy Efficiency
Most buildings can reach energy efficiency
levels that exceed California Title 24 standards,
yet most only strive to meet the standard. It
is reasonable to strive for energy reduction in
excess of that required by Title 24 standards.

Where feasible and appropriate, the following
strategies are encouraged, but not required:
a. Passive design strategies can dramatically
affect building energy performance. These
measures may include building shape and
orientation, passive solar design, and the
use of natural lighting.
b. Incorporate the use of Low-E windows or
use Energy Star windows.
c. Use a properly sized and energy-efficient
heating/cooling system in conjunction with
a thermally efficient building shell.
d. Consider utilizing light colors for wall finish
materials.
e. Install high R-value wall and ceiling
insulation.
f. Incorporate photovoltaic systems into
building design.
g. Install high-efficiency lighting (LED,
fluorescent lighting, etc.) where possible.

4.7.7.6 Parking and Loading Areas
a. Parking areas should be located to the
side or rear of the building, away from the
primary street frontage.
b. Loading areas should be located to the
side or rear of the building where feasible
and shall be screened from the view of the
public realm.
c. Trash storage areas should be screened
from public view. Screening methods should
utilize landscaping or an architecturally
consistent enclosure.
d. Where feasible, loading and delivery areas
should be located away from adjacent
residential development.
e. Bicycle parking should be provided in
parking areas, near primary building
entrances.
4-50 • Draft Specific Plan • Town Center Specific Plan

4.8.3 Minimizing Heat Island
The Specific Plan addresses the heat island effect
by providing the majority of parking in structures
or below ground, significantly reducing the
amount of paving on-site. Additional guidelines
to reduce the heat island effect include the
following.
a. For surface parking lots, plant evergreen
canopy trees to meet the parking lot tree
requirements described in Section 5.7,
Off-Street Parking Standards. Planting trees
above the minimum amount required in
said Section is encouraged.
b. Encourage the use of low albedo (reflection
coefficient) materials in paving, roofing, and
building materials to reflect, rather than
absorb, incoming solar radiation.
c. Encourage green roofs.
d. Artificial turf is discouraged.

4.8.4 Water Conservation
a. All development within the Plan area shall
comply with SMC Section 20.315.050,
Irrigation Plans and Water Conservation
Standards.
b. Greywater recycling systems are
encouraged to be implemented, where
feasible.

Development within this Specific Plan is
encouraged to implement some of the strategies
of the EnergyStar program, which is an
energy performance rating system developed
by the U.S. Department of Energy and the
Environmental Protection Agency. The program
certifies products and buildings that meet strict
energy-efficiency guidelines. Involvement in the
EnergyStar program will be at the discretion of
the developer/builder.

4.8.2 Exterior Lighting
Proper lighting design promotes safety,
eliminates light trespass onto adjacent
properties, and minimizes disruption to human’s
circadian rhythms to promote better sleep and
healthier communities. Solar-powered lighting
and energy-efficient lighting can reduce energy
consumption, thereby reducing emissions and
improving air quality.

The sustainable lighting guidelines should be
considered by future developers:
a. High-efficiency solid-state light emitting
diode (LED) lighting for outdoor
applications, including signage.
b. Appropriate color spectral distribution
to reduce glare and enhance safety and
navigation.

Town Center Specific Plan • Draft Specific Plan • 5-1
5 5.1 General Provisions
This Chapter establishes the permitted uses, development standards and regulations for the planned development within the Town Center Specific Plan area. The standards contained in this Chapter of the Specific Plan shall supersede those of the Stanton Municipal Code (SMC), unless otherwise stated herein.

Where the language in this Specific Plan is undefined, unclear, or vague, then the final interpretation and determination shall be made by the Community and Economic Development Director, or their designees. At their discretion, the Community and Economic Development Director may forward an item requiring interpretation to the City of Stanton Planning Commission for determination. Any determination by the Planning Commission may be appealed to the City Council. All decisions by the City Council shall be deemed final.

In instances of conflicting regulations and standards, the standards and regulations contained in this Specific Plan shall take precedence over the SMC, including the City’s Design Guidelines. If this Specific Plan is silent on an issue, then the standards in the SMC or any other applicable city, state or federal code shall apply, as appropriate. The provisions in this Chapter are not intended to interfere with, abrogate, or annul any easement, covenant, or other agreement between parties.

Development Regulations
5-2 • Draft Specific Plan • Town Center Specific Plan

5.3 Allowable Uses
Table 5.1 — Permitted Land Uses, identifies
land use regulations for the Specific Plan area.

Any use not listed shall be prohibited, unless
the Community and Economic Development
Director finds that the proposed use is similar
in characteristics to allowed uses. It should be
noted that parks, plazas, and alleys not assigned
a zone in Exhibit 3.1 shall be assigned the same
zone as an abutting property.

5.2 Definitions
For the purposes of this Chapter, all definitions
not defined by this Section shall be the same as
described in Chapter 20.700, Definitions, of the
Stanton Municipal Code (SMC).
• “Affordable Housing Project” means any
project that reserves a minimum of 50% of
the units for income-restricted households,
as defined by California State Law.
• “Mobile Vendor” means any person in charge
of or driving any motorized mobile vending
vehicle requiring a state driver’s license to
operate, either as an agent, employee, or
otherwise under the direction of the owner.
• “Mobile Vending Vehicle” means any
motorized vehicle, including food trucks and
lunch wagons, from which fruits, vegetables
or foodstuffs are sold, displayed, solicited or
offered for sale or bartered or exchanged,
on any portion of any street within the City.
• “Artisanal Manufacturing” means any the
production of quality products by skilled
workers, prioritizing customer value over
cheap prices.

Town Center Specific Plan • Draft Specific Plan • 5-3
TABLE 5.1 — PERMITTED LAND USES
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Commercial - Retail
Eating and Drinking Establishments
Bars, Taverns, Breweries MUP MUP MUP NP
Night Club NP NP NP NP
Restaurant P P P NP
Restaurant - Drive-through NP NP NP NP
Food and Beverage Sales
General Market & Convenience
Stores P P P NP
Liquor Store - Off-sale General
(Per SMC Sec. 20.400.030) P/CUP P/CUP P/CUP NP
Off-sale Beer and Wine (e.g.

Boutique Wine Shop, Craft Beer
Store) (Per SMC Sec. 20.400.030)

P/CUP P/CUP P/CUP NP
Nurseries and Garden Centers NP NP MUP NP
Retail Sales
General Merchandise Sales
(25,000 sf or less) P P/NP* P NP
General and Bulk Merchandise
(25,001 sf or greater) MUP MUP/NP* MUP NP
Vehicle Fuel Sales and Accessory
Service NP CUP CUP NP
Vehicle Sales
Auto and Light Truck - New NP NP CUP NP
Auto and Light Truck - Used NP NP CUP NP
Heavy Equipment Sales and Rental NP NP CUP NP
Commercial - Services and Recreation
Adult Entertainment Businesses NP NP NP NP
Commercial Cannabis Businesses
(Per SMC Chapter 5.77) NP NP P** NP
*Retail establishments in excess of 6,000 sf are not permitted east of Chestnut Avenue **Subject to a commercial building permit identified in SMC Sec. 5.77.040 5-4 • Draft Specific Plan • Town Center Specific Plan
TABLE 5.1 — PERMITTED LAND USES, CONTINUED
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Animal Care Services
Boarding/Kennels NP NP MUP NP
Grooming, no overnight stays P P P NP
Veterinarian MUP P P NP
Banks and Financial Institutions P P P NP
Check Cashing and Pay Day Loan
Establishments P P P NP
Commercial Recreation CUP CUP CUP NP
Day Care Centers MUP MUP NP NP
Ancillary Day Care Centers
(noncommercial employer
sponsored facilities or within a
residential community/home)

P P P NP
Food Preparation (catering) P P P NP
Funeral Services and Cemeteries NP NP NP NP
Office - Medical and Dental (Up to
2,500 SF) P P P NP
Office - Medical and Dental (Over
2,500 SF) CUP CUP P NP
Office - Professional P P P NP
Personal Services - General P P P NP
Personal Services - Restricted NP NP NP NP
Theatres
Live P P P NP
Movie or Similar P P P NP
Vehicle Service, Repairs, and Rentals
Car Wash NP NP CUP NP
Major Repair/Body Work NP NP CUP NP
Minor Repair/Body Work NP NP MUP NP
Town Center Specific Plan • Draft Specific Plan • 5-5
TABLE 5.1 — PERMITTED LAND USES, CONTINUED
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Rental Facilities, limited to 5,000
square feet footprint per site (no
on-site vehicular storage)

P P P NP
Rental Facilities, with on-site
vehicular storage NP NP CUP NP
Educational Services
Private school, serving grades K-12 CUP CUP NP NP
Specialty - Up to 2,500 SF P P P NP
Specialty - Over 2,500 SF MUP MUP MUP NP
Studios for Art, Dance, Martial Arts,
Music P P P NP
Industrial, Research and Development, Manufacturing, Processing, Warehousing, and Wholesale Uses Food Processing and Production NP NP P NP
Research and Development -
General MUP MUP P NP
Research and Development -
Restricted NP NP CUP NP
Light Industrial NP NP P NP
Personal Storage NP NP P NP
Warehousing/Logistics up to
50,000SF NP NP MUP NP
Warehousing/Over 50,000SF NP NP NP NP
Wholesaling, as an accessory to a
permitted industrial use NP NP P NP
Lodging
Emergency Shelters, limited in size
to 20 beds (Per Sec. 20.400.150) NP NP P NP
Hotels and Motels P P CUP NP
5-6 • Draft Specific Plan • Town Center Specific Plan
TABLE 5.1 — PERMITTED LAND USES, CONTINUED
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Public and Quasi-Public Uses
Community Open Space P P P P
Hospitals NP NP CUP NP
Public Assembly Facilities CUP CUP CUP NP
Medical Clinics, up to 2,500 SF (Per
Sec. 20.400.200) P P P NP
Medical Clinics, Over 2,500 SF (Per
Sec. 20.400.200) CUP CUP MUP NP
Parks (Public or Private) P P P P
Places of Religious Assembly CUP CUP CUP CUP
Residential Uses
Single-Family Residential NP NP NP P
Live/Work P P NP NP
Multi-Family Residential P P NP NP
Residential Care Facilities and
Nursing Homes (6 or Fewer) P P NP P
Residential Care Facilities and
Nursing Homes (7 or more) CUP CUP NP CUP
Small Family Child Care Home (Up
to 8 children) P P NP P
Large Family Child Care Home (9 to
14 children) P P NP P
Supportive and Transitional Housing P P NP P
Mixed Uses
Mixed Use Developments
(Residential and Non-Residential) P P NP NP
Town Center Specific Plan • Draft Specific Plan • 5-7
TABLE 5.1 — PERMITTED LAND USES, CONTINUED
NP = Not Permitted, P = Zoning Clearance, CUP = Conditional Use Permit, MUP = Minor Use Permit Land Use
Town Center
Mixed-Use
(TCMU)
Retail Oriented
Mixed-Use
(ROMU)
Town Center
Industrial (TCI)
Town Center
Residential
(TCR)
Transportation and Utilities
Parking Facilities, including Parking
Garages P P P NP
Transit Facilities P P P NP
Utilities - Minor P P P P
Utilities - Major CUP CUP CUP CUP
Vehicle Storage NP NP CUP NP
Wireless Communications Facilities Per Chapter 20.450 of the SMC 5-8 • Draft Specific Plan • Town Center Specific Plan

5.4 Additional Land Use Regulations
Section 5.4 describes the treatment of permitted,
restricted, and nonconforming land uses within
the Specific Plan area. Table 5.1 — Permitted
Land Uses, identifies permitted and conditionally
permitted land uses within land use districts
depicted upon Exhibit 3.1. Other regulations
related to land uses are listed in the sections
below.

5.4.1 Regulations for Specific Uses
Additional regulations governing specific uses
found in Table 5.1 are listed below:
a. Alcoholic Beverage Manufacturing
Requirements. In addition to the design
guidelines and development standards
within the Specific Plan, the following
requirements shall apply to craft alcoholic
beverage manufacturing uses and accessory
tasting rooms:

1. An alcoholic beverage manufacturing
and accessory tasting room use shall
comply with all federal, state and local
laws and regulations, including a valid
license from the California ABC Board for
the specific type of alcoholic beverage
manufacturing occurring on site;

2. An alcoholic beverage manufacturing
and accessory tasting room use shall
not exceed 6,000 square feet of net floor
area;

3. An alcoholic beverage manufacturing
use may not exceed production of
15,000 barrels per year;

4. All production activities and on-site
storage shall be located completely
within the alcoholic beverage
manufacturing facility. Off-site storage
for an alcoholic beverage manufacturing
facility is permitted, provided it meets all
applicable provisions of the underlying
zone;

5. The display of alcoholic beverages shall
be located within the alcoholic beverage
manufacturing and accessory tasting
room facility;

6. The alcoholic beverage manufacturing
and accessory tasting room use shall be
allowed to operate and be open to the
public during the following hours:
• Manufacturing and operation: 7:00
A.M. to 7:00 P.M. Monday through
Saturday;
• Accessory tasting room open to the
public: 11:00 A.M. to 10:00 P.M. daily;
and
• Service trucks used for the purposes
of loading and unloading materials,
ingredients, products, and equipment
shall be restricted to the hours of 7:00
A.M. to 6:00 P.M. Monday through
Friday and 9:00 A.M. to 6:00 P.M. on
Saturday.

7. The consumption, tasting and sales of
alcoholic beverages shall be limited to
only those products produced on-site;
Town Center Specific Plan • Draft Specific Plan • 5-9

8. Ancillary retail sales shall be limited
to only those retail items directly
associated with the on-site alcoholic
beverage manufacturing facility and
accessory tasting room;

9. The alcoholic beverage manufacturing
use or accessory tasting room shall not
charge an admission fee, cover charge or
require a minimum purchase;

10. A security plan, including a video
surveillance system and exterior lighting
plan, satisfactory to the Community
and Economic Development Director,
or his/her designee, shall be submitted
to and approved prior to the issuing of
a Certificate of Occupancy. The video
surveillance system shall be installed to
assist with monitoring the property on
both the interior and exterior. A Digital
Video Recorder (DVR) or similar videorecording device, capable of exporting images in TIFF, BMP, or JPG format shall
be used. Recording shall be retained for
no less than 30 days. Exterior lighting
shall clearly illuminate the common
areas surrounding the building including,
but not limited to, the entrance and exit
doors, as well as the business address;

11. No more than ten percent (10%) of the
window display area (including any
transparent doors) shall be allowed
to bear advertising, signs or any
other obstructions. All advertising,
signage or other obstructions shall
be placed and maintained to ensure
a clear and unobstructed view of the
establishment’s interior. Window signs
displaying prices shall be prohibited. No
advertising or signage shall be placed in
the area above three (3) feet or below
six (6) feet in height of all windows
measured from grade;

12. Tours of the alcoholic beverage
manufacturing and accessory tasting
room use shall occur on regularly
scheduled days and times. The operator
shall ensure that tours do not negatively
impact adjacent businesses or property
owner; and

13. Alcoholic beverage manufacturing and
accessory tasting room uses shall be
restricted from utilizing ventilation
practices that may negatively impact
residences and may be required to
install mechanical air filtration systems
to the satisfaction of the Community and
Economic Development Director, or his/
her designee.
5-10 • Draft Specific Plan • Town Center Specific Plan
b. Off-Premise Alcohol Sales. Boutique Wine
and Beer Stores may permit the sale of wine
and beer, for off-premises consumptions
under a “Type 20 License” of the ABC byright. General Liquor Stores may permit the sale of general alcohol sales, wine, and beer
for off-premise consumptions under a “Type
21 License” of the ABC with an MUP. In
addition to the standards within this Specific
Plan, the following performance standards
shall apply to Boutique Wine and Beer
Stores and General Liquor Stores:

1. The use does not result in any adverse
effects, jeopardize, or endanger the
health, peace, or safety of persons
residing, visiting, or working in the
surrounding area;

2. The use is operated and maintained
in accordance with all applicable local,
state, or federal codes, laws, rules,
regulations and statutes including those
of the ABC, the City’s General Plan, and
all zoning or nuisance regulations of the
City;

3. The use is operated and maintained in
a neat, quiet, and orderly condition and
operated in a manner so as not to be
detrimental to surrounding properties
and occupants. This shall encompass
the upkeep and maintenance of exterior
facades of the building, landscaping,
designated parking areas serving the
use, fences, and the perimeter of the
site, including all public sidewalks, alleys,
and parkways;

4. The use does not result in repeated
nuisance activities, including but not
limited to disturbance of the peace,
illegal drug activity, public drunkenness,
drinking in public, harassment of
passersby, gambling, prostitution, sale
of stolen goods, public urination, theft,
assaults, batteries, acts of vandalism,
excessive littering, loitering, graffiti,
illegal parking, excessive loud noises
especially in the late night or early
morning hours, traffic violations, curfew
violations, lewd conduct, or police
detentions and arrests;

5. The exterior lighting and security
measures shall comply with applicable
requirements within the SMC;

6. No more than ten percent (10%) of the
square footage of the windows and
transparent doors of the premises shall
be allowed to bear advertising, signs
or any other obstructions including
products, shelving, display items and/
or coolers. All advertising, signage,
product, shelving, display items and/or
coolers shall be placed and maintained
to ensure a clear and unobstructed
view of the establishment’s interior.

Window signs displaying prices shall be
prohibited. No advertising or signage
shall be placed in the area above three
(3) feet or below six (6) feet in height of
all windows measured from grade; and
Town Center Specific Plan • Draft Specific Plan • 5-11

2. Density/Floor Area Allocation. Live/work
units consistent with the provisions
of this section are considered as a
residential unit identified from the
Residential (as specified by Density
standards in Table 5.2 — Development
Standards) allocations for property;

3. Limitations on Use. The non-residential
component of a live/work unit shall be
limited to those uses set forth in Table

5.1. Non-residential activities/uses shall
not be required in these units;

4. Floor Area Requirement. A live/work unit
shall have a minimum floor area of 750
square feet. At least 150 square feet of
a live/work unit shall be designated as
workspace, and measure not less than
15 feet in at least one dimension and
not less than 10 feet in any dimension.

The area for workspace in each unit
shall be clearly demarcated on approved
building plans;

5. Separation of and Access to Individual
Units. Access to each individual live/work
unit shall be provided from the shop
fronts, directly from the sidewalk parallel
to the primary or secondary street, or
from common access areas, corridors,
or halls. The access to each unit shall be
clearly separate from other live/work
units or other uses within the building.

6. Location of Living Space - Ground Floor
Units. Ground floor live/work units shall
designate the front 15 feet of the unit

7. A copy of these performance standards,
additional City or ABC imposed
operating conditions, and a twenty-four
(24) hour complaint telephone number
shall be posted in a conspicuous and
unobstructed place visible from the
entrance of the establishment in public
view.
c. Retail Sales. For all retail sales, no outdoor
storage or sales is permitted in conjunction
with any permitted use, except for
permitted temporary sales, festivals, or
special events.
d. Laboratories/Research and Development. A
CUP is required if the use entails hazardous
materials. Biosafety level 3 and 4 facilities
are not permitted.
e. Live/Work Standards. In addition to
the design guidelines and development
standards within this Specific Plan, the
following requirements shall apply to Live/
Work units:

1. Intent. The development regulations
of this section are intended to facilitate
the creation of new, adaptable live/
work units in a manner that preserves
the surrounding character, supports
enhanced street level activity, maintains
a consistent urban streetwall, and
orients buildings and pedestrians toward
public streets. Live/work units are
intended to be designed with adequate
workspace, higher ceilings, larger doors,
sufficient natural light, open floor plans,
and equipped with non-residential
finishes and features that support arts
and production activities;
5-12 • Draft Specific Plan • Town Center Specific Plan
a. In any residential or live/work unit, storage
of flammable liquids or hazardous materials
beyond that normally associated with a
residential use; and
b. Any other activity or use, as determined by
the Community and Economic Development
Director, to be incompatible with residential
activities and/or to have the possibility of
affecting the health or safety of residents
due to the potential for the use to create
dust, glare, heat, noise, noxious gases,
odor, smoke, traffic, vibration, or other
impacts, or would be hazardous because of
materials, processes, products, or wastes.

5.4.3 Nonconforming Uses
The following section applies to existing
nonconforming uses within the Plan Area:
a. General. The purpose of this subsection
is to recognize and allow for the
continued use of activities that become
nonconforming with the adoption of The
Plan. Except as provided in this subsection,
the nonconforming use regulations
set forth in Chapter 20.620 of the SMC
(Nonconformities) shall apply;
b. Discontinuance of Nonconforming Uses. If
a nonconforming use of a lot, building, or
structure is discontinued for a continuous
period exceeding 180 consecutive
calendar days, the right to continue the
nonconforming use shall expire;
c. Grace period. All existing businesses and
land uses within the Specific Plan shall
not be required to meet to this Specific
Plan until June 30, 2032. After this date,
the existing businesses and land uses
as an area for workspace, in order to
maintain activity and commercial access
along the frontage. Dedicated living
space may be located in the rear portion
of the ground level, provided the front
15 feet of the unit is designated for
workspace;

7. Ceiling Height. Ground floor live/work
units shall have a floor-to-ceiling height
of 12 feet or greater, measured from
top of floor to bottom of ceiling. Upper
floor live/work units shall have a floorto-ceiling height of 10 feet or greater. A mezzanine space may not be included in
the calculation of the minimum height
for any floor level;

8. Integration of Living and Working Space.

Areas within a live/work unit that are
designated as living space shall be an
integral part of the live/work unit and
are not separated (or occupied and/
or rented separately) from the area
designated for workspace; and

9. Client and Customer Visits. Client and
customer visits to live/work units are
permitted.
f. Mixed-use Developments. Individual uses
within a mixed-use development are subject
to the provisions governing those uses
found in this Chapter.

5.4.2 Limitations on Use
The following uses and activities shall be
prohibited:

Town Center Specific Plan • Draft Specific Plan • 5-13
that do not meet the uses or regulations
within this Specific Plan shall be considered
nonconforming. All regulations for additions
and expansions of these uses must adhere
to the zoning designation as of January 1,
2024, as shown in “Exhibit 5.1 — Existing
Zoning Map”;
d. Landscape buffer for uses not meeting the
Specific Plan within the grace period. A
landscape buffer shall be required for uses
that would be deemed inconsistent with the
TCSP. A six (6)-foot wide landscape buffer
shall be required along the sides and rear
property lines of the development project
unless adjacent to an alley. A landscape
buffer is not required in between properties
of the same development project. Front
landscapes setbacks shall be pursuant to
Section 20.315.040 of the SMC. The buffer
shall include one (1) fifteen (15)-gallon
canopy tree every twenty-five (25) feet oncenter. Irrigation for the buffer shall meet Section 20.315.050 of the SMC. Landscape
buffers are not required if the inconsistent
use is expanded by less than ten (10)
percent and less than 1,000 square feet. The
expanded area of the use inconsistent with
the TCSP shall have a ten (10)-foot setback
regardless of the underlying zone;
e. Existing Single-family Residences. Only
single-family residences located within the
TCMU and ROMU zones may be expanded
and remodeled pursuant to the regulations
in the Single Family Residential (RL) zone,
any single-family use outside of these
zones is not permitted to be expanded or
remodeled. No more than fifty (50) percent
of the existing square footage/floor area
and/or total linear feet of interior and
exterior walls shall be remodeled to singlefamily residences within the TCMU and ROMU zone. New single-family residences
may not be established within this zone
(except for Accessory Dwelling Units and
other units allowed pursuant to State Law);
f. Change from a Nonconforming Use
to Another Nonconforming Use. The
Community and Economic Development
Director may authorize a change from a
legally established nonconforming use to
another nonconforming use upon making
the finding that the new use is similar in
character to the existing nonconforming use
and does not have the potential to result in
adverse impacts on surrounding uses.

5.4.4 Temporary Uses
The purpose of this subsection is to regulate
short-term temporary uses and special events
that may occur within the Plan Area.

5.4.4.1 Temporary Outdoor and Seasonal
Uses.

Except as provided in this subsection, the
regulations set forth in Chapter 20.540,
Temporary Use Permits and Special Use Permits,
and 20.400.240, Outdoor Displays and Sales, of
the SMC shall apply. Permitted temporary uses in
the Plan Area are as follows.
a. Short-term temporary commercial uses,
such as business promotions, outdoor sales
seasonal sales, outdoor agricultural sales
and displays, and special events that do
not exceed three consecutive days may be
permitted with a Temporary Use Permit.

A Temporary Use Permit is not required if
the temporary use is consistent with the
following requirements:
5-14 • Draft Specific Plan • Town Center Specific Plan
Exhibit 5.1 — Existing Zoning Map | N.T.S.| Source: Rincon, Google Earth Town Center Specific Plan • Draft Specific Plan • 5-15

5.4.4.2 Outdoor Dining
a. Outdoor dining within public rights-of-way
as an accessory use is permitted with an
approved special encroachment permit,
and shall comply with Chapter 12.12,
Encroachment Permits, of the SMC.
b. Outdoor dining areas with an approved
special encroachment permit must occur
within the street or paseo frontage of an
existing or proposed food and/or beverage
business and be incidental to the operation
of that business.
c. Outdoor dining areas may be located in
areas between the property line of the
adjacent business and the street curb, as
well as in parking areas within the street
subject to approval by the Public Works and
Engineering and Community and Economic
Development Directors.
d. A minimum six-foot (6’) wide pathway,
free from any existing obstacles such as
street furniture or landscaping, must be
maintained and provide a clear linkage to
each side of the property. This pathway
must be maintained to the satisfaction
of the Public Works and Engineering and
Community and Economic Development
Directors or each of his/her designees.
e. Establishments serving alcohol must obtain
any additional permits required by the
Alcoholic Beverage Control Board (ABC) of
the State of California.
f. Any barriers required by the ABC to
delineate outdoor dining spaces shall

1. Location. Temporary uses must be
located upon a parcel containing
only non-residential or mixed-use
development. Location and display of
merchandise must not disrupt normal
circulation of the site, nor encroach
upon pedestrian walkways, driveways
or required landscape areas, or obstruct
sight distances or create hazards for
vehicles or pedestrians;

2. Frequency. No more than four (4)
temporary commercial uses at one site
shall be allowed within any 12-month
period;

3. Existing Parking. The temporary use
shall not cause a reduction in available
parking to less than eighty-five percent
(85%) of parking designated for nonresidential uses required in this Specific Plan; and

4. Outdoor Sales. Temporary outdoor
sales, such as grand opening events or
other special sales, must be incidental
to sales of an existing business on
the same site. Special events such as
farmer’s markets, or mobile vending
allowed by Section 5.4.4.3, Mobile Vending,
are not subject to this requirement.
b. Temporary uses exceeding three (3) days
in duration, or exceeding four (4) distinct
occurrences per year, are permitted with
a Special Event Permit, approved by the
Community and Economic Development
Director or his/her designee; and
c. Special events that occur on public or
private property and are organized by a City
agency are not subject to the requirements
of this subsection.
5-16 • Draft Specific Plan • Town Center Specific Plan

3. The vendor may stop for a maximum
of four (4) hours per stop. A vendor’s
vehicle may occupy more than one (1)
parking space when parking in metered
spaces. Normal parking rates for each
space wholly or partially occupied shall
apply. The vendor must move at least
five hundred feet (500’) before making
another stop in the same area;

4. Tables, chairs, shade structures, and
signs are prohibited on streets, parking
spaces, and sidewalks;

5. No vending is allowed in congested
areas where it may impede or
inconvenience the public or create a
traffic hazard;

6. The vendor shall provide waste
containers and litter removal services
in all areas within fifty feet (50’) of the
vending location and shall properly
dispose of all waste;

7. No vendor shall use amplified sound or
music to advertise vending services;

8. Vending may only occur when the
mobile vending vehicle is legally parked
in a roadway. Vendors shall comply
with the California Vehicle Code, Title
10 (Vehicles and Traffic) of the SMC, and
with all posted parking, stopping, and
standing restrictions at all times;

9. Vending within the public right-of-way
shall not be conducted before 9:00 A.M.
or after 9:00 P.M.;

10. No part of the vehicle, furniture, or
other equipment related to the vending
operation may encroach onto the
be designed to be moveable or semipermanent in nature. These barriers shall attach to the sidewalk in a manner
approved by the Public Works and
Engineering Director and may be subject to
additional criteria as prescribed by the ABC.

5.4.4.3 Mobile Vending
a. Purpose and Applicability. The purpose
of this subsection is to regulate mobile
vendors, such as food trucks, lunch
wagons, and any distributor of food/
beverage or retail goods from a motorized
vehicle within the rights-of-way of the Plan
Area. This subsection does not apply to
mobile vendors participating in farmer’s
markets, street fairs or other special events
permitted by the City. Vending from nonmotorized vehicles within sidewalks or other paths designated for pedestrian
use shall comply with SMC Chapter 5.74,
Sidewalk Vending.
b. Operational Requirements for Mobile
Vendors. All mobile vendors shall comply
with the following regulations:

1. Vending is permitted in the rightsof-way only where mobile vendors have received permission from, or are
contracted with, adjacent businesses
fronting the street;

2. No vending within three hundred feet
(300’) of any school or park, except at
specific parks as discussed per Section

5.4.4.3.c;
Town Center Specific Plan • Draft Specific Plan • 5-17
c. Vending upon City Property. The
Community and Economic Development
Director or his/her designee may review
and approve mobile vending activities on
city parks property operated under the
jurisdiction of the Community and Economic
Development Department and promulgate
rules of operation in these locations,
including operation hours.
d. Vending upon Private Property. All mobile
vending activity upon private property shall
comply with the following regulations.

1. Vendors shall have the property owner’s
written authorization to operate on the
property in their possession at all times.

The written authorization shall describe
the approved location and operation
schedule;

2. Vendors shall only occupy parking
spaces not required to meet the
minimum requirements of SMC Chapter

25.70, Off-Street Parking requirements
of this Specific Plan, or of other offsite uses if those spaces are leased.

This requirement does not apply if the
hours of operation for the vendors and
permitted uses do not coincide;

3. Vendors shall not occupy any paved area
required for loading, circulation or fire
access;

4. Tables, chairs and shade structures may
be allowed in conjunction with food
vendors if they occupy excess parking
spaces or areas not required for loading,
circulation or fire access, and they are
removed daily after use. Tables and
public sidewalk. Vendors may place
waste containers on public sidewalks;
provided, that a minimum six-foot (6’)
clearance for pedestrian accessibility is
maintained. Vendors are responsible
for managing customer queuing and
ensuring that a pedestrian thoroughfare
is maintained;

11. Mobile vendors shall prohibit loitering
by persons within fifty feet (50’) of the
vending location;

12. Mobile vending vehicles shall park in a
manner which ensures that customers
are able to order and pick up food safely
without stepping into a parking space, a
street, or landscaping;

13. The vendor may sell only heated/
prepared foods, non-alcoholic
beverages, fruits, vegetable, and other
consumable food products described
in the application filed with the permit
officer and approved by the permit
officer; and

14. The vendor shall have a business
license and an Orange County Health
Department Permit, and shall comply
with the California Retail Food Code.

The vendor shall maintain possession
of evidence of applicable licenses and
permits at all times during operation and
shall furnish evidence of such licenses
and permits to city officials or law
enforcement upon request.
5-18 • Draft Specific Plan • Town Center Specific Plan

5.5 Development Standards
Development standards and development
intensity within the Specific Plan Area are applied
via a tiered system, as described by Table 5.2 —
Development Standards. For development within
the TCMU and ROMU zones, Development
Tier 1 is considered “base standard” intensity.

Developments may exceed base standard
intensity and qualify for higher intensity tiers of
development by providing community benefit
bonuses as described in Section 5.5.3, Community
Benefit Bonuses.

5.5.1 General Development Standards
a. Development projects shall comply with the
development standards set forth in Table

5.2 — Development Standards. The floor area
ratio (FAR) standards shall apply to the nonresidential component on a development site; the density standards shall apply to any
residential component. The non-residential
(FAR) and residential (density) components
may be additive. Alley abandonments may
be added to the site area of the project.
b. A developer may elect to develop
consistent with either Tier 1, Tier 2, or Tier
3 development standards for live/work,
mixed-use, residential, or commercial
development within the TCMU and ROMU
zones. Projects using Tiers 2 or 3 standards
shall provide community benefits as
described by Section 5.5.3, Community
Benefit Bonuses.
c. All developments within the Plan Area shall
undergo a Site Plan and Design Review, as
described in Section 6.9, Review Procedures.
chairs may be on turf or mulched areas;
provided, that precautions are taken or
improvements are installed to protect
and maintain landscaped areas;

5. Up to five (5) vendors may be on any
individual property at a time; provided,
that vendors do not operate before 8:00
A.M. or after 9:00 P.M.;

6. No vendor shall use amplified sound;

7. Vendors may sell only heated/prepared
foods, non-alcoholic beverages, fruits,
vegetables or other consumable food
products;

8. Mobile vending operations on private
properties beyond the requirements
of this section may be allowed by a
Temporary Use Permit pursuant to Title
25 (Zoning). In addition, the Community
and Economic Development Director
may require a Conditional Use Permit
whenever it appears that mobile
vending activities are having an adverse
impact on the use of the property or
neighboring properties, including traffic,
circulation, parking availability, noise,
trash, or other reasons of public health
or safety; and

9. This subsection does not apply to any
private event where a mobile vendor has
obtained the property owner’s written
permission to cater for a private event
that is held exclusively on the property
and that is not open to the general
public.

Town Center Specific Plan • Draft Specific Plan • 5-19
f. Parks within this section are open to the
public, without charge, each day of the
year, except for temporary closures for
necessary maintenance, public safety, or
special/temporary events;
g. Parks within this section include at least
one pedestrian-scaled amenity such as a
water fountain, art, tot-lot, or other focal
element; and
h. Parks within this section shall be
owned, operated, and maintained by
the developer or property manager
in accordance with an approved
maintenance plan to be reviewed
and approved by the Community and
Economic Development Director.

2. Industrial/Residential Interface. Any live/
work unit or other residential unit on a site
abutting an industrial use on an adjoining
site shall be set back a minimum of 15 feet
from the lot line shared by the property
with the industrial use. A minimum six-foot
masonry wall or other buffering feature
shall be provided.

5.5.2 Additional Regulations

1. Publicly Accessible Open Space
Requirements. As depicted in Exhibit

3.1 – Land Use Districts and Plan Elements
and described in Section 4.4, Open Space
Framework, the specific plan considers the
addition of three public accessible parks
into the City of Stanton – Beach Boulevard,
the Eastern Neighborhood Park, and the
Southern Pocket Park. These parks are
conceptual in nature and their location may
change, but shall be in the same general
location as shown on Exhibit 3.1 and meet
both the intent described in Section 4.4 and
the requirements below.
a. Parks shall meet the following area
requirements:
• Beach Boulevard Plaza – 7,000 square
feet minimum, with 100 of frontage
along Beach Boulevard.
• Eastern Neighborhood Park – 1/2 acre
minimum.
• Southern Pocket Park – 10,000 square
feet minimum.
b. Parks within this section shall have a
minimum dimension of at least 30 feet
on any side.
c. Parks within this section are at least 50
percent open to the sky.
d. Parks within this section are located at
ground level with direct pedestrian and
ADA access to the adjacent public street;
e. Parks within this section are unenclosed
by any wall, fence, gate, or other
obstruction across the subject property;
5-20 • Draft Specific Plan • Town Center Specific Plan
TABLE 5.2 — DEVELOPMENT STANDARDS
Development
Standards
Development within the TCMU and ROMU
Zones
TCI Zone TCR Zone1 Additional
Regulations Base
Standard
(Tier 1)7
Increased
Intensity per
Section 5.5.3
(Tier 2)7
Maximum
Intensity per
Section 5.5.3
(Tier 3)7
a. Maximum
Density
(applies to
residential
component)
30 du/ac 50 du/ac 70 du/ac N/A 6 du/ac
b. Maximum
Floor
Area Ratio
(applies
to nonresidential
component)2

0.50 0.75 1.0 1.0 N/A
c. Maximum
Height3
3 stories
45 feet
4 stories
55 feet
5 stories
65 feet 45 feet 2 stories32 feet
d. Setbacks
Beach
Boulevard &
Main Street4
5 feet min.,
15 feet
max.
5 feet min.,
15 feet
max.
5 feet min.,
15 feet
max.

N/A N/A
All other
streets 10 feet 10 feet 15 feet 15 feet
20 feet
(except
10 feet on
street side)
Side:

Interior 10 feet 10 feet 10 feet
0 feet
adjacent to
industrial
use, 20 feet
adjacent
to all other
uses
5 feet
Setbacks for
industrial
uses apply
only to new
construction
Established
uses shall be
considered
conforming
with regard
to required
setbacks.

Rear 20 feet 20 feet 20 feet
0 feet
adjacent to
industrial
use, 20 feet
adjacent
to all other
uses
1 story – 15
feet
2-story – 20
feet
Setbacks for
industrial
uses apply
only to new
construction.

Town Center Specific Plan • Draft Specific Plan • 5-21
TABLE 5.2 — DEVELOPMENT STANDARDS, CONTINUED
Development
Standards
Development within the TCMU and ROMU
Zones
TCI Zone TCR Zone1 Additional
Regulations Base
Standard
(Tier 1)7
Increased
Intensity per
Section 5.5.3
(Tier 2)7
Maximum
Intensity per
Section 5.5.3
(Tier 3)7
Minimum
Size
3,500
square feet
3,500
square feet
3,500
square feet
10,000
square feet
6,500
square feet
Width
at street
frontage
40 feet 40 feet 40 feet 50 feet 65 feet
g. Maximum
Lot Coverage 60%6 60%6 60%6 60% 45%
h. Minimum
Landscape
Coverage
15% 20% 20% 15% 50%
i. Maximum
Storefront
Size8
6,000
square feet
6,000
square feet
6,000
square feet N/A N/A
j. Maximum
Storefront
Width8
60 feet 60 feet 60 feet N/A N/A
Notes:

1. Accessory structures within the TCR zone do not need to meet these requirements and will be subject to Chapter

20.410 of the SMC.

2. Parking structures shall be exempt from FAR calculations.

3. Regardless of the proposed benefit tiers, maximum height cannot exceed the limitations identified in Exhibit 5.1 – Maximum Building Heights. Developments that provide the Beach Boulevard Plaza or the Eastern Neighborhood Park meeting the requirements identified in Section 5.5.2 may be granted an additional 2 stories in height and an additional 20 feet to the height limit.

4. Properties fronting onto Beach Boulevard and/or Main Street, a minimum of 35% of the building shall be located within 5 feet of the right-of-way. Portions of buildings with a publicly accessible park, plaza, or outdoor dining area separating the building from Beach Boulevard or Main Street shall not be subject to this requirement.

5. If alley is used for direct access to a garage or parking structure, a stacking analysis shall be required to determine the adequate setback from the gate or other obstruction to ensure that queuing does not occur in the alley.

Individual parking spaces that back into the alley may use the entire alley right-of-way as part of the required backup space.

6. Lot coverage may be increased if additional usable common open space equivalent to the additional lot coverage (in square feet) is provided on a podium-level landscaped courtyard or plaza.

7. Parks described in Chapter 3.4 are only required for Tier 2 and 3 developments.

8. These regulations are only applicable east of Chestnut Avenue 5-22 • Draft Specific Plan • Town Center Specific Plan

3. Residential Notice. Residents of new live/
work, mixed-use, and standalone residential
development projects, whether owners
or tenants, shall be notified in writing
before taking up residence that they will
be living in an urban-type environment,
that the noise levels may be higher than
in a strictly residential area, and that there
may be odors associated with neighboring
commercial and industrial uses. The
covenants, conditions, and restrictions of
any development with a residential use
shall require that prospective residents
acknowledge the receipt of the written
notification. Such written notification shall
be provided in residential leases. Signatures
shall confirm receipt and understanding of
this information.

4. Parkland Dedication. Contribution towards
the provision of public parks in the Town
Center area can be in the form of dedication
of land, provisions of improvements, or
payment of fee in excess of that normally
required for parks. For new residential
development, parkland dedication
requirements shall adhere to Chapter 19.42
of the SMC.

5. Street Improvements. Projects are required
to fully improve adjacent rights-of-way
to the centerline, except along Beach
Boulevard. Where infeasible, the applicant
shall contribute to a benefit fund or other
fee program to fund future rights-of-way
improvements.

5.5.3 Community Benefit Bonuses

1. Purpose and Applicability. To provide
an incentive for development, and in
partnership with the City to provide
community benefits that would not
otherwise be created, the Planning
Commission may grant increased FAR,
density, and/or building height in return for
provision of specific community benefits,
as listed below. These benefits shall be in
the City’s interest and will help implement
the General Plan. A variety of objectives
are listed to ensure that proposed project
features are appropriate for the site and
surroundings, and to allow for a wide range
of possible project types.

2. Tier 2 - Number of Community Benefits.

The Planning Commission may approve Tier
2 projects if it determines that the project
includes at least three (3) community
benefits from Subsection 4, below. At a
minimum, the following elements shall be
included: trees, landscaping, seating, bicycle
racks, trash and recycling receptacles, and
signage that include hours of operation.

3. Tier 3 - Number of Community Benefits.

The Planning Commission may approve
Tier 3 projects if it determines that the
project includes at least four (4) community
benefits from Subsection 4, below. At a
minimum, the following elements shall be
included: trees, landscaping, seating, bicycle
racks, trash and recycling receptacles, and
signage that includes hours of operation.

Town Center Specific Plan • Draft Specific Plan • 5-23

4. Community Benefit Features. The following
optional community benefit features above
and beyond the minimum requirements
may be requested by applicants, in order
to achieve higher tiers of development
as described in Table 5.2 — Development
Standards.
a. Paseo Enhancements. The project
includes major pedestrian connections
linking the public sidewalk to another
public amenity such as a park, trail, or
a sidewalk on a different street. Paseos
shall be a minimum of 15 feet wide
and a minimum length of 100 feet and
provide pedestrian amenities such as
seating and public art.
b. Off-site Streetscape Improvements. Offsite streetscape improvements beyond those identified in Subsection 5 of Section

5.5.2:
• Streetscapes improvements in excess
of minimum improvements required
for new development;
• Curb extensions, improved bicycle and
pedestrian crossings/signals, transit/
shelters in the public right of way;
• New pedestrian and bicycle
connections to transit facilities,
neighborhoods, trails, commercial
areas, etc;
• Removal of existing pedestrian and
bicycle barriers (e.g. dead-ends and
cul-de-sacs);
• Upgrading traffic signals to enhance
pedestrian and bicycle safety; and
• Gateway elements, as described in
Section 4.2.4.
c. Pedestrian Connections between
Adjacent Properties. To effectuate the
goal of creating walkable and bikeable
environments, provide improved
pedestrian ways and other paths
open to the public that accommodate
easy movement across and between
properties under separate ownership.

To meet this benefit, the pedestrian
connection shall have a minimum width
of 15 feet.
d. Public Parking Facilities. The project
provides publicly available parking
to serve area-wide parking needs. To
qualify, the parking spaces should be
permanently available for public use
and subject to easements or restrictions
acceptable to the City. To meet this
benefit, there shall be a minimum of 20
parking spaces available to the public.
e. Community or Neighborhood Center.

The project provides an on- or off-site
community or neighborhood center
that provides a space to the public for
group activities, social support, and/or
other purposes. To meet this benefit, the
community or neighborhood center shall
be at least 2,000 square feet in size.
f. Ground-Floor Retail Space. A mixeduse project shall provide ground-floor commercial or retail space equal to at
least 50% or greater of the habitable
square footage of the ground-floor.

The commercial or retail space shall
be oriented towards the street and
include a separate entrance to the nonresidential use. To meet this benefit, the ground-floor retail space must also have
a minimum area of 6,000 square feet of
gross leasable area.
5-24 • Draft Specific Plan • Town Center Specific Plan
g. Grocery Store. An operating community
or neighborhood grocery store with a
gross floor area of at 10,000 square feet.

Through a Development Agreement,
developer shall ensure continuous
operation for a period of at least 15
years (with a vacancy of no more than 6
months per 5 year period).
h. Affordable Housing. The project
provides affordable housing to help
address the state housing crisis. For
Tier 2 projects to meet this benefit a
minimum of 5 percent low and 5 percent
moderate income housing shall be
provided on-site. For Tier 3 projects
to meet this benefit a minimum of 5
percent very-low, 5 percent low and 5
percent moderate income housing shall
be provided on-site.
i. Public Art. Provide public art of at least

0.5 percent of the project valuation
that may be visible to the public and/or
enjoyed by the public.
j. Flexible (Miscellaneous) Benefit.

The applicant agrees to provide a
currently undefined community
benefit approved by the Planning
Commission that is substantially beyond
normal requirements. Examples are
inclusion of a child care center in a new
project, off-site utility infrastructure
improvements above and beyond those
required to serve the development,
additional funding for City programs
such as contribution to a local façade
improvement program, or subsidy for
existing commercial tenants or other
local small businesses.

5.5.4 Private Open Space
Common open space shall be provided with
shared access for all building tenants. These may
include, but are not limited to:
• Courtyards;
• Gardens;
• Plazas;
• Dog Runs;
• Pool Decks;
• Rooftop Amenity Areas; and
• Playground Areas.

A minimum amount of private open space shall
be provided for any project with a residential use
as identified in Table 5.3 — Private Open Space
Requirements. This requirement may be satisfied
through the inclusion of personal open space
(such as a private balcony or patio) or common
open space (such as a courtyard or a pool).

For the purposes of this standard, an affordable
housing project is defined as one that reserves
a minimum of 50% of the units for incomerestricted households, as defined by California State Law. Provided this definition is met, the
usable private open space standard applicable
to affordable housing projects would apply to all
the units in the project, whether or not they are
affordable.

Town Center Specific Plan • Draft Specific Plan • 5-25
TABLE 5.3 — PRIVATE OPEN

SPACE REQUIREMENTS
Project Type Private Open space
Requirement
Affordable Housing
Projects
150 Square Feet
per Unit
All Other Residential
Projects
200 Square Feet
per Unit
Personal open space shall have a minimum
dimension of five (5) feet in depth and eight (8)
feet in width. Common open space shall have a
minimum dimension of fifteen (15) feet in any
direction.

5.5.5 Maximum Building Height
In addition to the regulations within Table 5.2,
maximum building height within the Plan Area
is depicted upon Exhibit 5.2 — Maximum Building
Heights and is five stories and 65 feet along
Beach Boulevard. Building height is limited to
three stories and 45 feet in areas adjacent to
a sensitive use, such as an existing residential
neighborhood. These sensitive uses are buffered
by a minimum of 50 feet.

Developments that provide the Beach Boulevard
Plaza or the Eastern Neighborhood Park are
permitted to exceed the maximum height limit by
an additional two stories and 20 feet.

5.6 Allowable Encroachments/
Projections
An encroachment is a permitted allowance
into a required ground-floor or upper-level
setback or stepback. A projection is an element
that is allowed to project above the maximum
height limit. In all cases, all encroachments and
projections shall comply with the California
Building Code (CBC), as well as other applicable
codes and regulations such as the American
Disability Act.

No projections or encroachments into public
rights-of-way shall be permitted without first
obtaining an encroachment permit per the
SMC Chapter 12.12. Permitted projections are
described in Section 20.305.050 of the SMC.w
Permitted encroachments are described in
Section 20.305.070 of the SMC.
5-26 • Draft Specific Plan • Town Center Specific Plan
Exhibit 5.2 — Maximum Building Heights | N.T.S. | Source: KTGY, Google Earth 50’

CITY OF STANTON

CITY OF GARDEN GROVE
Stanton Storm Channel
Cerritos Avenue
Pacic Street
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Dale Avenue
Beach Boulevard
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue
Union Pacic Stanton Industrial Railway
Town Center Specific Plan • Draft Specific Plan • 5-27
TABLE 5.5 — PARKING AISLE DIMENSIONS
Parking Space Angle Required Backup Aisle
90 degree 24 feet
60 degree 18 feet
30 degree 13 feet
d. Bicycle Parking. Bicycle parking shall be
provided as indicated on Table 5.6 — Bicycle
Parking Required.

TABLE 5.6 — BICYCLE PARKING REQUIRED
Residential Land Uses Minimum Number of
Parking Spaces Required
Short-term - Visitor
Bicycle Parking Per CALGreen
Long-term - Resident
Bicycle Parking

0.25 spaces/unit or per
CAL Green
Commercial and
Industrial Land Uses
Minimum Number of
Parking Spaces Required
Short-term - Visitor
Bicycle Parking
5% of required vehicular
parking spaces
Long-Term -
Employee / Tenant
Bicycle Parking
1% of required vehicular
parking spaces or per
CALGreen

1. Short-term bicycle parking (e.g. bike
racks) shall be anchored permanently to
the ground within 200 feet of a building’s
primary entrance.

2. Long-term bicycle parking shall be
conveniently accessed from the street
and occur as one of the following forms:
• Covered, lockable enclosures with
permanently anchored racks for
bicycles;
• Lockable bicycle rooms with
permanently anchored racks; and
• Lockable, permanently anchored
bicycle lockers.

5.7 Off-Street Parking Standards
a. Off-Street Vehicle Parking. Required offstreet parking for residential uses shall be provided as indicated in Table 5.4 — OffStreet Vehicle Parking. Parking requirements for single-family and non-residential uses
are set forth in Chapter 20.320 of the SMC.

TABLE 5.4 — OFF-STREET VEHICLE PARKING
Number of Bedrooms in
a Unit
Minimum number of
parking spaces required
0 (Studio, Loft) 1 space per unit
(covered)
1 1 space per unit
(covered)
2 1.5 spaces per unit
(covered)
3 or Greater 2 spaces per unit
(covered)
Guest Parking 1 space per 4 units
Live/Work Units

0.5 spaces in addition to
the residential parking,
above.
b. Vehicle Parking Stall Dimensions. All
parking stalls shall have minimum
dimensions of eight and one-half (8½) feet
in width by seventeen (17) feet in length,
except for required accessible parking
spaces which shall meet the dimensions
required in the California Building Code in
effect at the time a project is submitted for
City review. No compact parking stalls shall
be allowed if only a single dimension stall is
used.
c. Aisle Dimensions. All aisles within a parking
area shall be as indicated on Table 5.5 —
Parking Aisle Dimensions.
5-28 • Draft Specific Plan • Town Center Specific Plan
e. Electric Vehicle (EV) Charging Stalls.

Electric vehicle charging stalls for nonresidential uses shall be provided as indicated on Table 5.7 — Non-residential
EV Charging Stalls Required. For residential
uses, 3% of all required parking spaces
shall include EV charging stations. In the
event that CALGreen requirements are
more restrictive, the more restrictive
requirements shall apply.

TABLE 5.7 — NON-RESIDENTIAL EV

CHARGING STALLS REQUIRED
Total Number of Actual
Parking Spaces
Amount of EV Charging
Stalls Required
0-9 0
10-25 1
26-50 2
51-75 3
76-100 4
101-150 5
151-200 6
201 and over
3 percent of total,
rounded up to nearest
whole number.
f. Surface Parking Landscaping Requirement.

Landscaping for surface parking lots shall
be subject to Section 20.320.110 of the
SMC.
g. Parking Structure Screening Requirements.

Any exposed elevation of parking structure
shall be designed to be compatible with the
architectural character of the development
it is associated with or shall be screened
from public view. Preferred screening
treatments include, but are not limited to:

1. Landscape screening in the form of trees
planted at a minimum of every 25 linear
feet;

2. Artistic architectural screening
techniques, such as metal fins, louvers,
or other architectural elements; and

3. The use of appropriate architectural
and material treatments such as heavy
textured concrete, planters, openings,
indentations, and/or projections of
exterior walls to provide visual interest.

Town Center Specific Plan • Draft Specific Plan • 5-29

5.9 Signage
Except as identified below, signage within the
Specific Plan area shall comply with SMC Chapter

20.325, Sign Standards.

5.9.1 Exempted Signs
The following signs and/or sign structures are
exempt from any sign permit requirements
provided, that such signs shall comply with all
other applicable requirements of the Specific
Plan and SMC.
a. All signs identified in Section 20.325.050 of
the SMC;
b. Temporary contractor’s, future
development and building sale signs that
comply with the provisions in the SMC; and
c. The changing of advertising copy or
message on bulletin boards, and pageantry,
when the basic board or pageantry is
permitted under the provisions of this
Specific Plan. Messages may be changed
digitally or manually.

5.9.2 General Sign Standards
The following requirements shall apply to signs
within the Specific Plan.
a. All signs and community monumentation
shall be included as part of an approved
Sign Program;
b. Projecting Signs Clearance. A minimum
eight (8) feet vertical clearance is required
from the bottom of a projecting sign,
marquee, blade or awning to the sidewalk
or grade immediately below the sign;

5.8 Fences and Walls

5.8.1 Height
With the exception of fences and walls within
the required front setback, fences and walls
up to eight (8) feet in height are permitted,
as measured from the lowest adjacent grade.

Fences and walls within the front setback are
limited to 42 inches in height. Fences of a greater
height than herein permitted may be approved
with the approval of the Community and
Economic Development Director or his or her
designee. Fences and walls shall adhere to the
other requirements and limitations of the SMC
Chapter 20.310.

5.8.2 Measurement of Height.

Except as provided in Section 20.310.040 of
the SMC, the height of a fence or wall shall be
measured from the lowest adjacent grade.

5.8.3 Traffic Visibility Area
Development proposed adjacent to a public
or private street or alley intersection, or the
intersection of a driveway with a street, shall be
designed to provide an area of unobstructed
vision to provide for pedestrian and traffic safety
per the regulations of SMC Section 20.305.100.

5.8.4 Nonconforming Fences and Walls
Any fence or wall existing at the effective date
hereof whose height exceeds that specified is
nonconforming. The City Council may order, by
resolution, a nonconforming fence or wall to
be caused to conform upon its conclusion that
a public hazard or public inconvenience results
from such nonconformance.
5-30 • Draft Specific Plan • Town Center Specific Plan
c. Unless otherwise permitted by this Section,
signs that include, but are not limited
to, rotating, flashing, swinging, blinking,
strobing, or otherwise changing appearance
are prohibited. In cases where illuminated
signs display temperature and time,
said sign shall receive City approval and
shall include a mechanism to reduce the
brightness of said sign when in proximity to
a residential neighborhood; and
d. All signs may be internally or externally
illuminated. All direct light rays from all
signs shall be confined onto the Project
site and shall not shine directly upon
neighboring property. All exposed raceways
are prohibited. Temporary lighting such as
search or flood lights that are used on a
permanent basis are prohibited.
e. The Planning Commission may grant
approval of signs that do not comply with
these regulations through the Sign Program
application process; and
f. Off-site advertising is permitted as part
of pageantry. All pageantry with offsite signage must be located within a commercial area and shall be oriented
towards internal uses and shall not be
readily visible from properties outside of
the Specific Plan Area.

Town Center Specific Plan • Draft Specific Plan • 6-1
6 Implementation

6.1 General Provisions
The City of Stanton shall administer the provisions of the Town Center Specific Plan in accordance with the State of California Government Code, the Stanton General Plan, the City of Stanton Municipal Code, the Subdivision Map Act, and other applicable State and City regulations.

The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future.

Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City’s adopted codes and regulations.

6.1.1 Interpretation
In instances where any section, subsection, sentence, clause, phrase, portion or word contained within The Plan is undefined, unclear or vague, then the Community and Economic Development Director, or their designee, shall make a determination as to its meaning and intent.

The Community and Economic Development Director may elect to forward any item to the Planning Commission for final determination.

Said determination shall be considered to be final.

6.1.2 Severability
If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions hereto. The City hereby declares that it would have adopted these requirements and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional.
6-2 • Draft Specific Plan • Town Center Specific Plan
by the City’s Planning Division and found
to be consistent with the adopted Specific
Plan. Criteria for review and approval of
proposed development shall include, but
not be limited to the following:

1. Conformance with the land use
designation;

2. Conformance with the specific
development standards and regulations,
goals, and policies of the Specific Plan;
and

3. Conformance with the intended density/
intensity of the Plan Area.
b. All Tentative Tract or Parcel Maps shall
be consistent with this Specific Plan, as
adopted.

6.1.3 Compliance with the Adopted Specific
Plan
The City of Stanton shall monitor compliance
with the adopted Specific Plan and mitigation
measures at these stages, as appropriate:
• During the review and approval of
subsequent Site Plan and Design Reviews,
Tentative Maps, Conditional Use Permits,
and other permits, as appropriate.
• During the review of construction
documents, and prior to the issuance of
grading and building permits.
• Prior to the issuance of a certificate of
occupancy for any building within the
Specific Plan area.
• Prior to the recordation of any final map
within the Specific Plan boundaries.

6.1.4 Implementing Development Process
Approvals
Table 6.1 — Development Process Approvals,
depicts the process of entitlement through
the City of Stanton for various applications
and action. Table 6.1 applies only to future
developments being implemented within the
Town Center Specific Plan area.

The following administrative standards governing
implementation of future development
applications (including Site Plan and Design
Reviews, Tract Maps, Parcel Maps, Variances,
and Conditional Use Permits) for future
developments within the Plan Area.
a. No development shall occur or building
permits issued within the adopted Plan Area
until the proposed development is reviewed
Town Center Specific Plan • Draft Specific Plan • 6-3

6.2 Enforcement
This Specific Plan shall generally be enforced
in a manner identical to the prevailing City of
Stanton procedure(s) to enforce the provisions
of the zoning and subdivision codes. The City or
Stanton Community & Economic Development
Department shall enforce the Development
Regulations and Design Guidelines set forth
herein, in accordance with the State of California
Government Code, Subdivision Map Act, the
Stanton General Plan, and the City of Stanton
Municipal Code. The development procedures,
regulations, standards, and specifications
contained in the adopted Specific Plan shall
supersede the relevant provisions of the City’s
Municipal Code, as they currently exist or may be
amended in the future.

6.3 Nonconforming Uses
Nonconforming industrial uses within the Plan
Area are governed by Section 5.4.3 of the TCSP.

All other nonconforming uses within the Plan
Area shall be as described Chapter 20.620,
Nonconformities, of the SMC.

TABLE 6.1 — DEVELOPMENT PROCESS APPROVALS
Development Process Approvals
Action Required By
Community
and Economic
Development
Director
Planning
Commission City Council
Variances (SMC Chapter 20.555) •
Conditional Use Permit (SMC Chapter 20.550) •
Tentative Maps (SMC Chapter 19.10) •
Specific Plan Use Interpretations •
Specific Plan Amendments (TCSP Section 6.7.2) • •
Community Benefit Bonuses (TCSP Section 6.8) •
Site Plan and Design Reviews, including deviation
from objective design standards (TCSP Section

6.8(d))
•
6-4 • Draft Specific Plan • Town Center Specific Plan

6.5 Financing
A successful mixed-use district requires a
high standard of street and landscaping
improvements in order to create a positive multimodal experience and to implement the vision of the Specific Plan. These types of improvements
will be initiated by the City of Stanton and as a
part of the redevelopment process of the district.

Several types of financing strategies and
tools are available for financing district-wide
improvements. It is anticipated that the Plan
Area will be redeveloped over time using a
combination of financing strategies and tools
which could include, but are not limited to, the
strategies indicated in Sections 6.5.1 through

6.5.4. 6.5.1 Bonds
Street and landscaping improvements within
the public right-of-way may be funded via the
issuance of municipal bonds.

6.4 Project Phasing
Redevelopment of the Plan Area will take
place over time. As the majority of the parcels
within the Plan Area are privately owned,
redevelopment upon these parcels will be
initiated by the property owner in accordance
with the regulations of this Specific Plan.

Streetscaping improvements may be initiated
by the City of Stanton as funds are made
available. The City of Stanton may implement
comprehensive street improvements to any or all
rights-of-way within the Plan Area.

Town Center Specific Plan • Draft Specific Plan • 6-5

6.5.4 Infrastructure Financing
a. The storm drain and flood control systems
shall be funded and constructed by the
developer, Community Facilities District
(or other similar mechanism), or some
combination thereof.
b. The backbone water facilities and
infrastructure shall be owned, operated,
and serviced by the Golden State Water
District. Any necessary improvements to the
water system as a result of development
shall be borne by the developer.
c. The backbone sewer facilities and
infrastructure shall be owned and operated
by the City of Stanton. Any necessary
improvements to the sewer system as a
result of development shall be borne by the
developer.
d. Telephone, electricity, gas lines, and
cable television lines shall be installed
and maintained by the appropriate utility
companies.

6.5.2 Assessment District
Special assessment districts, such as those
permitted by the Municipal Improvement Act of
1913, the Improvement Bond act of 1915, and
the Lighting and Landscape Maintenance Act of
1972, provide methods of leveraged financing
whereby a public entity determines an area in
which the provision of facilities will benefit real
property.

A special assessment district may be created
for the Plan Area to cover improvements to
properties benefitting from infrastructure and
streetscaping improvements. This financing
tool can be used for public improvements that
directly benefit specific properties that are
assessed to pay for the improvements at no risk
to public agency general funds.

6.5.3 Maintenance or Community Benefit
District
a. A maintenance district could be created
to fund the ongoing maintenance of the
streetscape and open space within the Plan
Area.
b. A community benefit district could be
created to fund improvements and the
ongoing maintenance of the streetscape
and open space within the Plan Area.

Community benefit districts may be
administered by a private corporation or by
the City of Stanton.
6-6 • Draft Specific Plan • Town Center Specific Plan
TABLE 6.2 — MAXIMUM DEVELOPMENT

ANALYZED PER CEQA
Land Use Maximum Allowable
New Development
Multi-family
Residential 1,534 dwelling units
Upon performing additional environmental
review, Table 6.2 may be amended upon
certification of the appropriate environmental
document pursuant to CEQA and at the
discretion of the Community and Economic
Development Director or his/her designee, per
Section 6.7.1(h) of this Specific Plan.

6.6 Maximum Development Analyzed
per CEQA
Table 6.2 — Maximum Development Analyzed per
CEQA, depicts the maximum allowed overall
development within the Plan Area determined
by the environmental analysis performed for this
Specific Plan. As the Plan Area is developed over
time, remaining development capacity shall be
tracked by the City of Stanton. A sample tracker is
provided in Appendix B of this Specific Plan. The
City may elect to track development within this
Specific Plan or as a separate methodology.

Development exceeding the thresholds identified
in Table 6.2 is permitted; however, additional
environmental review may be required. For
residential development within the Plan Area,
dwelling units identified in Table 6.2 are “base
units.” Affordable housing bonuses pursuant to
Chapter 20.330 of the SMC and/or the California
Government Code may allow developments
to exceed both the maximum allowable new
development threshold for new dwelling units
identified in Table 6.2, as well as maximum
development standard densities identified in
Table 5.2. These bonuses do not affect nonresidential development capacity within the Plan Area.

Town Center Specific Plan • Draft Specific Plan • 6-7
modify ingress and egress locations, or to
respond to new information that was not
available at the time the Specific Plan was
originally prepared;
c. Minor changes to the design of the roadway
cross-sections, provided that the streets
have adequate capacity to handle the
anticipated volumes of traffic and the
design changes are deemed acceptable by
the City’s Traffic Engineer;
d. Minor modifications to the architectural or
landscape design guidelines;
e. Minor modifications to the water, sewer,
and/or drainage plan;
f. Addition of new information or data to the
Specific Plan maps, figures, and/or text
which does not change the effect of any
concepts or regulations.

6.7.2 Specific Plan Amendments
Modifications to the Plan not identified in Section

6.7.1, Minor Adjustments to the Specific Plan,
require a Specific Plan Amendment.
a. The City of Stanton, a property owner
within the Plan Area, or designee shall have
the authority to initiate an amendment to
the adopted Specific Plan at any time. No
authorization by City staff, the Planning
Commission, or the City Council shall
be necessary to initiate a Specific Plan
Amendment to the Town Center Specific
Plan.

6.7 Specific Plan Adjustments and
Amendments

6.7.1 Minor Adjustments to the Specific
Plan
Minor adjustments to the plans, guidelines,
regulations, and standards contained in this
Specific Plan may be approved at the discretion
of the Community and Economic Development
Director; provided, however, that such deviations
are deemed to be in substantial conformance
with this Specific Plan and are not detrimental to
the public health, safety and welfare.

Minor adjustments to the adopted Specific Plan
must be consistent with the purpose and intent
of the originally approved Specific Plan. Any
decisions made by the Community and Economic
Development Director may be appealed to the
Planning Commission. Decisions of the Planning
Commission may be appealed to the City Council.

Decisions by the City Council shall be deemed to
be final. The following modifications constitute
“minor adjustments” to the approved Town
Center Specific Plan:
a. Table 6.2, — Maximum Allowable Development
Analyzed per CEQA, may modified with
administrative review with the approval of
the Community and Economic Development
Director or his or her designee, if the
required CEQA review demonstrates that
the Plan Area may accommodate additional
development;
b. Minor changes to the circulation plan to
accommodate actual conditions on-site or
6-8 • Draft Specific Plan • Town Center Specific Plan
recommendations. Upon the close of the
required public hearing, the City Council
shall act to adopt, reject, or modify the
proposed Specific Plan Amendment.
g. Prior to approving or conditionally
approving any Specific Plan Amendment,
the Planning Commission and City Council
must make that the following findings
regarding the Amendment:
• It is consistent with the goals and
policies of the City of Stanton General
Plan;
• It is consistent with the goals and
policies of the Specific Plan and with its
purposes, regulations, standards, and
guidelines;
• Results in development of desirable
character that will be compatible with
existing and proposed development in
the surrounding neighborhoods; and
• Respects the aesthetic assets of the
community consistent with economic
realities.
b. Said amendment shall not require a
concurrent General Plan Amendment
unless it is determined by the City of
Stanton that the proposed amendment
would be inconsistent with the General Plan
goals, objectives, policies, or programs.
c. All Specific Plan Amendments shall be
subject to the requirements of CEQA
and any applicable City of Stanton
environmental guidelines.
d. The Planning Commission and City Council
shall each hold a public hearing on the
proposed amendment of The Plan. Any
hearing may be continued from time to time
as deemed appropriate and necessary by
the Planning Commission and City Council.
e. The Planning Commission shall review all
proposed amendments to the adopted
Specific Plan. Upon the close of the required
public hearing, the Planning Commission
shall act by resolution to recommend to
adopt, reject, or modify the proposed
Specific Plan Amendment and forward its
recommendation and findings to the City
Council for action.
f. The City Council shall review the
Planning Commission’s findings and
Town Center Specific Plan • Draft Specific Plan • 6-9

6. The project must not include a
subdivision of land, subject to certain
exemptions (CGC subsection (a)(9)).

7. The project must be consistent with
objective design review standards and
objective zoning standards at the time
the application is submitted. Objective
standards are those that require no
personal, subjective or discretionary
judgement, and must be verifiable by
reference to an external and uniform
source knowable prior to submittal.
(CGC subsection (a)(5)).

8. The project must be located outside of
the following areas (CGC subsection (a)
(6)-(a)(7)):
• Coastal zone
• Prime farmland or farmland of
statewide importance
• Wetlands, as defined under federal law
• Earthquake fault zones
• High or very high fire hazard severity
zones
• Hazardous waste sites
• FEMA designated flood plain or
floodway
• Protected species habitat or lands
designated for conservation in a
habitat conservation plan
• Lands under a conservation easement
• A site that would require the
demolition of any housing subject to
recorded rent restrictions, housing

6.8 Review Procedures
a. Site Plan and Design Review Required. Site
Plan and Design Review is required for
all projects within the Specific Plan area
pursuant to Chapter 20.530 (Site Plan and
Design Review) of the SMC.
b. Residential and mixed-use projects meeting
eligibility requirements for Senate Bill (SB)
35 are not subject to discretionary design
review, and are instead only subject to the
objective design standards found within
this Specific Plan and the SMC. A summary
of eligibility requirements for SB 35 under
California Government Code (CGC) Section
65913.4 are as follows:

1. The project is a multi-family housing
development consisting of two or more
units. (CGC subsection (a)(1)).

2. The project dedicates a minimum of
50% of units as housing affordable
to households making below 80% of
the area median income (AMI)(CGC
subsection (a)(4)(B)).

3. The site is in an “urbanized area” or
“urban cluster” as designated by the
Census (CGC subsection (a)(2(A)).

4. At least 75% of the perimeter of the site
adjoins parcels currently or formerly
developed with “urban uses” (CGC
subsection (a)(2)(B), (h)(8)).

5. Mixed-use developments must propose
at least 2/3rds square footage as
residential uses.
6-10 • Draft Specific Plan • Town Center Specific Plan
c. Projects that meet the eligibility
requirements for SB 35 may utilize an
“streamlined” review process. Applicants
shall submit to the City a memo
summarizing project compliance with the
eligibility requirements of SB 35. City staff
shall review project compliance with the
Government Code through a ministerial
process. Deviations from the Specific Plan’s
objective design standards are permitted,
at the discretion of the Community and
Economic Development Director. SB 35
eligible projects are exempt from the
California Environmental Quality Act (CEQA).
d. Planning Commission Approval of
Community Benefits Bonuses. The Planning
Commission shall be the final review
authority for an application for Tier 2 and
Tier 3 projects.
e. Should SB 35 be updated or amended, or
should the State Department of Housing
and Community Development modify the
City of Stanton housing determination,
changes in state law or determination shall
supersede this Section.
subject to rent control, a historic
structure on a local, state, or federal
register, or housing occupied by
tenants within the past 10 years.
• A site that previously contained
housing occupied by tenants within
the past 10 years.
• A parcel of land governed by the
Mobilehome Residency Law, the
Recreational Vehicle Park Occupancy
Law, the Mobilehome Parks Act, or the
Special Occupancy Parks Act.

9. The entire development must be a
“public work” for purposes of prevailing
wage law, or construction works shall be
paid at least the prevailing wage within
the area (CGC subsection (a)(8)(A)).

10. The project proponent must certify that
“a skilled and trained workforce” will be
used to complete the development if any
of the following conditions in Table 6.3,
Skilled and Trained Workforce Applicability,
apply.

TABLE 6.3 — SB 35 SKILLED AND TRAINED

WORKFORCE APPLICABILITY
Bay/Coastal Counties
>225K in population
Non-Bay/Coastal Counties
<550K in population
Until 2022: Projects >75
Units
Until 2020: Projects >75
Units
After 2022: Projects >50
Units
2020-2022: Projects >50
Units
--- After 2022: Projects >25
Units
Town Center Specific Plan • Draft Specific Plan • 6-11

6.10 Impact Fees
Parks Fees
In-lieu parkland dedication fees collected within
the Plan Area as a result of new development
shall be collected and administered pursuant to
the City of Stanton Park In-Lieu Fee Program, as
described in SMC Chapter 19.42.

Parking District Fees
Fees collected within the Plan Area as a result
of a future parking program serving Main
Street and the surrounding businesses shall
be collected and administrated pursuant to
the implementation procedures of that future
parking program.

6.9 Main Street Parking Program
During the initial outreach process, stakeholders
expressed a preference for a shared parking
facility that serves businesses located on and
around the Main Street corridor.

A future shared parking program will be explored
by the City. Aspects of this parking program
could include allowing businesses on Main Street
to count street-parking towards their parking
requirements, or the establishment of a surface
or garaged shared parking facility to serve the
Main Street corridor.

Program details, design, and funding
mechanisms shall be examined by the City of
Stanton in the future.
6-12 • Draft Specific Plan • Town Center Specific Plan
This page intentionally blank
Town Center Specific Plan • Draft Specific Plan • A-1
Chapter 2 — Community Development
Policy Consistency Analysis
GOAL LU-1.1: CREATE AN ECONOMIC AND FISCAL BALANCE OF RESIDENTIAL, COMMERCIAL AND INDUSTRIAL USES.

Strategy LU1.1.1
Encourage land uses which maximize
economic development and enhance the
quality of life.

The Specific Plan is designed to
encourage a desirable mix of
commercial, residential, mixeduse, and industrial uses. Design Guidelines and Development
Regulations encourage high-quality
development and enhanced quality
of life within Stanton. Objective 12 of
the Specific Plan encourages economic
development and incentivize investing
in infill development.

Strategy LU1.1.2Ensure adjacent land uses are compatible with one another.

The Town Center Specific Plan includes
a Land Use Plan (Exhibit 3.1) where
sensitive uses such as single-family
residential uses are buffered from the
impacts of industrial and commercial
development by limiting uses and
intensity surrounding the single-family
residential areas.

Appendix A — General Plan Consistency Analysis
This Appendix contains a consistency analysis between The Town Center Specific Plan and the goals and policies contained in the City of Stanton General Plan as required by Section 65454 of the California Government Code. As shown by this consistency analysis, The Town Center Specific Plan is consistent with the City of Stanton General Plan.

A-2 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL LU-2.1: ENCOURAGE LAND USES WHICH PROVIDE EMPLOYMENT OPPORTUNITIES FOR STANTON RESIDENTS.

Strategy LU2.1.1
Encourage revitalization and intensification of
underutilized commercial uses within the city
through the redevelopment process.

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

GOAL LU-2.2: PROMOTE QUALITY, CONTEMPORARY INDUSTRIAL DEVELOPMENT.

Strategy LU2.2.1
Develop an incentive program and other
measures to encourage “business park”
environments and improve project design.

Section 4.7.2.3 of the Specific Plan
includes design guidelines for future
industrial development within the Plan
Area to be of high-quality designs and
the development regulations included
allow for only light-industrial uses that
have fewer impacts on surrounding
uses.

GOAL LU-3.1: A RANGE AND BALANCE OF RESIDENTIAL DENSITIES WHICH ARE SUPPORTED BY ADEQUATE CITY SERVICES.

Strategy LU3.1.1Preserve single-family residential
neighborhoods
The Specific Plan maintains the existing
single-family residential land uses and
preserves the low-density character of
these neighborhoods. The Specific Plan
also includes buffers from neighboring
commercial and industrial uses by
limiting uses and intensity surrounding
the single-family residential areas.

Objective 1 of the Specific Plan aims
to preserve existing residential
neighborhoods and create a vibrant,
pedestrian friendly environment.

Town Center Specific Plan • Draft Specific Plan • A-3
Policy Consistency Analysis
Strategy LU3.1.2Encourage infill and mixed-use development within feasible development sites.

Mixed-use development is encouraged
by the Specific Plan. The Retail
Oriented Mixed-Use (ROMU), Town
Center Mixed-Use (TCMU) land uses
encourage mixed uses, with the
ROMU and TCMU zones including
residential uses. Also, Objective 12 of
the Specific Plan encourages economic
development and incentivize investing
in infill development.

GOAL LU-5.1: ENCOURAGE THE CONSOLIDATION OF EXISTING NON-CONFORMING

LOTS IN COMMERCIAL, INDUSTRIAL, AND MEDIUM AND HIGH-DENSITY RESIDENTIAL AREAS.

Strategy LU5.1.1
Increase the non-financial incentives for
lot consolidation in selected industrial,
commercial, and medium and high-density
residential areas.

Section 2.2.2 of the Specific Plan
includes new regulations that
encourages private development
to consolidate lots for industrial,
commercial, high-density residential,
and mixed-use development. Lot
consolidation aligns with the Specific
Plans seventh objective of creating a
true “main street” through focusing on
developing in a centralized area.

GOAL LU-7.1: PROVIDE INFRASTRUCTURE TO CREATE FOUNDATION FOR FUTURE DEVELOPMENT.

Strategy LU7.1.2
Ensure adequate funding for the financing
of public facilities and capital improvements
related to new development.

Chapter 6 of the Specific Plan identifies
various funding mechanisms that
may be utilized to ensure adequate
funding for public facilities, capital
improvement, and expansion of future
services. This encourages Objective 11
of the Specific Plan to ensure adequate
and efficient infrastructure to support
existing and future development.

A-4 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL CD-1.1: PROMOTE QUALITY DEVELOPMENT AND DESIGN THAT PRESERVES AND

ENHANCES A POSITIVE AND UNIQUE IMAGE OF STANTON, AND FOSTERS A SENSE OF COMMUNITY PRIDE.

Strategy CD1.1.1
Identify a desired image and vision for the city
of Stanton that can provide the basis for the
design of new development, redevelopment,
and all other facets of the city’s physical
environment.

Preliminary phases of the Specific
Plan included extensive outreach
and visioning efforts, ensuring the
identity of the Plan Area and future
development patterns reflect the
desires of residents and stakeholders
within Stanton as detailed in the
project vision and objectives in Section

1.1.1. Strategy CD1.1.2
Ensure that new development within the
city contributes to the image of Stanton in a
positive way and places a high standard of
architecture and site design.

Chapter 4 of the Specific Plan
includes Design Guidelines and
Development Regulations that require
future projects to include highquality architecture, site design, and orientation.

GOAL CD-1.2: PROMOTE AN ATTRACTIVE STREETSCAPE AND PUBLIC RIGHT-OF-WAY,

ESPECIALLY ALONG MAJOR PRIMARY AND SECONDARY CORRIDORS, THAT IS CONSISTENT WITH THE DESIRED VISION AND IMAGE OF STANTON.

Strategy CD1.2.1 Create a unified and consistent streetscape.

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

Chapter 3 — Community Design
Town Center Specific Plan • Draft Specific Plan • A-5
Policy Consistency Analysis
GOAL CD-1.3: PROMOTE COMPATIBILITY BETWEEN LAND USES, INCLUDING EXISTING, REDEVELOPED, AND NEW USES, TO FURTHER COHESIVENESS ALONG THE CITY’S PRIMARY AND SECONDARY CORRIDORS.

Strategy CD1.3.1Discourage placement of incompatible land uses next to each other.

The Town Center Specific Plan includes
varying land uses and development
regulations that eliminate incompatible
uses being located next to each
other and minimizes the effects
of commercial and industrial
development upon residential uses
(Table 5.1—Permitted Land Uses).

Industrial uses are envisioned to be
those compatible with residential uses.

Strategy CD1.3.2
Support redevelopment of existing
commercial, industrial, and residential
structures and site improvements.

By increasing the allowed intensity
within the Plan Area, the Specific Plan
supports the redevelopment of existing
commercial, industrial, and residential
parcels. In an effort to facilitate the
redevelopment of the commercial and
industrial areas within the Plan area,
section 3.5.3 Alley Vacations of the
Specific Plan encourages the vacation
and reuse of alleys within the areas.

GOAL CD-2.1: INCREASE THE NUMBER OF PUBLIC SPACES WITHIN THE CITY, AS WELL AS THE QUALITY OF EXISTING AND NEW PUBLIC SPACES.

Strategy CD2.1.1
Encourage the provision of public spaces
as part of private development and
redevelopment projects.

The Specific Plan includes
requirements for additional public
open space. Section 3.4 and 4.4 of the
Specific Plan includes an open space
framework that requires the future
dedication of new open spaces within
the Plan Area. Properties outside of
these locations would be encouraged
to include new open spaces.

A-6 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
Strategy CD2.1.2
Encourage a variety of artwork and landscape
treatments in city public spaces, including
parks, courtyards, and plazas.

The Specific Plan encourages public art
for private development by providing
guidelines and encouraging their
installation throughout Chapter 4.

Public art is identified as one of the
community benefit bonuses in section

5.5.3. GOAL CD-4.1: CREATE A WELL-CONNECTED, MULTI-MODAL URBAN ENVIRONMENT THAT

INCREASES MOBILITY FOR ALL STANTON RESIDENTS, WHETHER THEY CHOOSE OR

ARE REQUIRED TO TRAVEL THROUGH THE CITY BY CAR, BICYCLE, FOOT, OR PUBLIC TRANSPORTATION MODES.

Strategy CD4.1.1
Promote a pedestrian friendly environment
with attractive, walkable neighborhoods and
commercial areas.

The Specific Plan includes
improvements to the City’s circulation
system and streetscape that increase
overall access, safety, and encourage
multi-modal transit throughout the
Plan Area. Through encouraging
efficiency between trip origin and
trip destination in the plan area, the
number of vehicle trips and durations
will reduce (Objective 10).

Strategy CD4.1.2
Promote a pedestrian friendly environment
with attractive, walkable neighborhoods and
commercial areas.

The Specific Plan encourages a mix
of uses that increases walkability
and promotes a pedestrian-friendly
environment by providing guidelines
and standards related to future
development, particularly pedestrian
safety. Streetscaping improvements
proposed within the Plan Area
encourage walkability by providing
an aesthetically appealing pedestrian
experience (Section 3.5.4).

Town Center Specific Plan • Draft Specific Plan • A-7
Policy Consistency Analysis
Strategy CD4.1.3
Provide for points of connection between
various modes of transportation, including
pedestrian, bicycle, and public transportation
connections.

Section 3.5 of the Specific Plan includes
improvements to the circulation
network and streetscape that will
facilitate multi-modal transportation
throughout the Plan Area. The
Specific Plan also includes additional
connections between existing
circulation facilities to increase access
(e.g. Court Street crossing).

Chapter 4 — Economic Development
GOAL ED-1.2: PREVENT RETAIL LEAKAGE – ENCOURAGE STANTON RESIDENTS TO SHOP

WITHIN THE CITY BY PROVIDING A RETAIL AND SERVICE MARKET THAT CAN COMPETE WITH NEW COMMERCIAL DEVELOPMENTS IN SURROUNDING CITIES.

Strategy ED1.2.1
Improve the competitiveness of shopping
centers within Stanton through the provision
of a greater mix of available retailers and
more attractive retail centers.

The Specific Plan includes providing a
new set of development regulations
and design guidelines to existing retail
areas, as well as updating uses to
allow for a greater mix of businesses.

This will create opportunities for new
commercial development to better
respond to changing demands in the
retail space, as well as encourage
more attractive retail centers.

Additionally, this will provide for more
locally-serving retail and commercial
developments (Objective 4).

A-8 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL ED-1.3: IMPROVE THE QUALITY OF INDUSTRIAL USES LOCATED WITHIN THE CITY.

Strategy ED1.3.1
Direct industrial business attraction efforts at
light manufacturing and flex tech industrial
uses.

Chapter 4 of the Specific Plan includes
Design Guidelines and Development
Regulations for the existing industrial
area that prohibit incompatible
development with neighboring
residential neighborhoods. The
provisions within the Specific Plan
allows for light-industrial and techoriented industrial uses that are appropriate for anticipated mixed-use
developments within the Plan Area.

GOAL ED-2.2: PROMOTE ECONOMIC REVITALIZATION AT KEY LOCATIONS WITHIN

THE CITY, SPECIFICALLY THE MAJOR ARTERIALS BEACH BOULEVARD AND KATELLA AVENUE, WHICH CARRY COMMUTERS AND OTHER TRAVELERS THROUGH STANTON.

Strategy ED2.2.1
Encourage mixed-use development along
major corridors, specifically Beach Boulevard
and Katella Avenue, as well as at major city
intersections and activity nodes.

The Specific Plan includes mixed-use
zones for the portions of the Specific
Plan along Beach Boulevard, Katella
Avenue, and Main Street, as seen in
Exhibit 3.1.

Strategy ED2.2.2
Improve the look and character of commercial
developments located along Beach Boulevard
and Katella Avenue, or at other major
arterials, corridors and intersections.

Chapter 4 of the Specific Plan includes
Design Guidelines and Development
Regulations that require high-quality
architecture for future developments
and improvements to existing
businesses. Special treatments
are required at major gateway
intersections.

Town Center Specific Plan • Draft Specific Plan • A-9
Policy Consistency Analysis
GOAL ED-3.2: AVOID FURTHER OVER-SATURATION OF CONVENIENCE USES AND STRIP COMMERCIAL CENTERS.

Strategy ED3.2.1
Strengthen Stanton’s mix of retailers
to improve shopping and employment
opportunities for residents.

Chapter 5 of the Specific Plan includes
providing a new set of development
regulations and design guidelines
to existing retail areas, as well as
updating uses to allow for a greater
mix of businesses. This will create
opportunities for new commercial
development to better respond to
changing demands in the retail space,
as well as encourage more attractive
retail centers.

Chapter 5 — Infrastructure and Community Services
GOAL ICS-1.1: PROVIDE AN EFFICIENT, COHERENT, AND WELL-MAINTAINED

TRANSPORTATION NETWORK THAT ADEQUATELY SUPPORTS THE GENERAL PLAN LAND USE CONCEPT.

Strategy ICS1.1.2Improve efficiency of the city’s existing transportation network.

The Specific Plan includes the potential
for the creation of a parking district
within the Plan Area. Additionally,
Section 2.2.2 of the Specific Plan
includes new connections to increase
multi-modal accessibility, via active and
inactive rail corridors traversing the
Plan Area.

GOAL ICS-1.2: ENCOURAGE ALTERNATIVES TO THE PRIVATE AUTOMOBILE BY

INCREASING ACCESS AND OPPORTUNITIES TO PUBLIC TRANSIT, AS WELL AS TO OTHER ALTERNATIVE MODES OF TRANSPORTATION, SUCH AS BIKING AND WALKING.

Strategy ICS1.2.2
Proactively plan for the reuse of the Pacific
Electric and Union Pacific Corridors as
a light rail facilities, or other alternative
transportation use, such as a regional bikeway
and linear park.

As described in section 2.3.3 of the
Specific Plan, the Plan incorporations
the Pacific Electric and Union Pacific
rail corridors into a light rail network
or part of the open space networks.

The Specific Plan also allows for the
potential rail station at the vacant
parcel along Beach Boulevard.

A-10 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL CHS-3.3: ESTABLISH LAND USES WHICH ARE COMPATIBLE WITH NOISE LEVELS WITHIN THE COMMUNITY.

Strategy
CHS-3.3.1
Land use planning decisions directly relate
to potential noise impacts. Therefore, careful
consideration of noise impacts should be a
part of all land use decisions.

The Specific Plan includes new land
uses and development regulations
that takes noise and other potential
impacts into consideration by requiring
buffers and limiting the types of
industrial uses allowed to minimize
land use incompatibilities. Such as
allowing larger massings and wall
planes on buildings near the railroad
right-of-way (Section 4.7.3.5).

Chapter 7 Housing Element
GOAL H-1: PROVIDE FOR A HOUSING STOCK OF SUFFICIENT QUANTITY COMPOSED OF A

VARIETY AND RANGE OF TYPES AND COSTS
Strategy
H-1.1.1
Review and revise development standards,
as appropriate, to facilitate construction of a
range of housing types.

Chapter 5 of the Specific Plan includes
new development standards that allow
for a variety of medium- and higherdensity housing types, as well as mixed-use housing, that may appeal to
a range of demographics.

Strategy
H-1.1.2
Maximize the development potential of vacant
and underutilized land.

The Specific Plan increases the
development potential of vacant and
underutilized land within the Plan
area and allows for a variety of uses,
maximizing the development potential
(Section 2.3.1).

Chapter 6 — Community Health and Safety
Town Center Specific Plan • Draft Specific Plan • A-11
Policy Consistency Analysis
GOAL H-3.1: RETENTION OF EXISTING HOUSING STOCK AND HOUSING OPPORTUNITIES FOR STANTON RESIDENTS.

Strategy
H-3.1.1
Ensure long term affordability of housing
units.

Chapter 5 of the Specific Plan
encourages the development of
affordable housing. These affordable
units will include long-term
affordability covenants to ensure they
are preserved for an extended period
of time.

GOAL H-4.1: ACCESS TO DECENT AND SUITABLE HOUSING OPPORTUNITIES FOR ALL STANTON RESIDENTS.

Strategy
H-4.1.1 Promote homeownership opportunities.

Section 4.7.2.1 of the Specific Plan
increases the allowed housing intensity
within the Plan area and allows for
a variety of housing types, including
single-family homes, townhomes and
condominiums, thereby promoting
homeownership opportunities.

Strategy
H-4.1.3
Provide opportunities for the development of
housing for large families.

Section 5.5 of the Specific Plan
increases the allowed housing intensity
within the Plan area and allows for
a variety of housing types, including
single-family homes, townhomes and
condominiums to accommodate large
families.

Strategy
H-4.1.7
Provide opportunities for the development
of housing for extremely low-income
households.

Chapter 5 of the Specific Plan
encourages the development of
affordable housing, including those
for extremely low-income households.

These affordable units will include
long-term affordability covenants
to ensure they are preserved for an
extended period of time.

A-12 • Draft Specific Plan • Town Center Specific Plan
Policy Consistency Analysis
GOAL H-6.1: PROMOTE ENERGY CONSERVATION, AND GREEN BUILDING TECHNIQUES

FOR RESIDENTIAL CONSTRUCTION AND REHABILITATION PROJECTS Strategy
H-6.1.1
Encourage use of energy-efficient design and
appliances.

Chapter 4 Design Guidelines included
in the Specific Plan encourages energy
efficiency of new developments
through encouraging solar panels, lowflow water fixtures, energy efficient appliances sustainable methods of
construction, amongst others.

Subsequent Initial Study/Mitigated Negative
Declaration to the 2008 General Plan
Environmental Impact Report
Stanton Town Center Specific Plan Project
Prepared for City of Stanton
7800 Katella Avenue
Stanton, California 90680
Contact: Crystal Landavazo
Community & Economic Development Director
Prepared by Psomas
5 Hutton Centre Drive, Suite 300
Santa Ana, California 92707
November 14, 2023
Exhibit: B
Click here to return to the agenda.

Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT ii

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Table of Contents
Section Page

1.0 Introduction........................................................................................................................... 1‐1

1.1 Purpose of the Subsequent Initial Study ........................................................ 1-1

1.2 California Environmental Quality Act Compliance .................................... 1-1

1.3 Project Summary ...................................................................................................... 1-3

1.3.1 Location ............................................................................................................ 1‐3

1.3.2 Project Proponent......................................................................................... 1‐3

1.3.3 Existing General Plan and Zoning ......................................................... 1‐3

1.3.4 Existing Setting.............................................................................................. 1‐3

1.3.5 Proposed Development............................................................................... 1‐4

1.4 Summary of Findings .............................................................................................. 1-5

1.5 Project Approval ....................................................................................................... 1-5

1.6 Organization of the Initial Study ........................................................................ 1-6

2.0 Project Location and Environmental Setting ............................................................. 2‐1

2.1 Project Location ........................................................................................................ 2-1

2.2 Background ................................................................................................................. 2-1

2.3 Existing Site and Area Characteristics ............................................................. 2-1

2.3.1 Site Access........................................................................................................ 2‐1

2.3.2 Existing Development Conditions.......................................................... 2‐1

2.3.3 Surrounding Land Uses and Development......................................... 2‐2

2.4 Planning Context ....................................................................................................... 2-3

2.4.1 General Plan Designation.......................................................................... 2‐3

2.4.2 Zoning................................................................................................................ 2‐3

3.0 Project Description.............................................................................................................. 3‐1

3.1 Town Center Specific Plan .................................................................................... 3-1

3.1.1 Vision and Purpose....................................................................................... 3‐1

3.1.2 Project Objectives ......................................................................................... 3‐2

3.1.3 Project Elements/Land Uses.................................................................... 3‐2

3.1.4 Density/Intensity and Height.................................................................. 3‐5

3.2 Circulation and Mobility Plan .............................................................................. 3-5

3.2.1 Circulation Enhancements........................................................................ 3‐5

3.3 Buildout of Specific Plan ........................................................................................ 3-6

3.4 Project Processing / Role of the Specific Plan .............................................. 3-7 Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT iii

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.5 Discretionary Approvals ........................................................................................ 3-7

3.5.1 General Plan.................................................................................................... 3‐7

3.5.2 Zoning Code..................................................................................................... 3‐8

3.5.3 Specific Plan APproval................................................................................ 3‐8

3.5.4 Subsequent Mitigated Negative Declaration.................................... 3‐8

3.5.5 Future Discretionary Actions................................................................... 3‐8

4.0 Environmental Checklist:.................................................................................................. 4‐1

4.1 Aesthetics ..................................................................................................................... 4-3

4.2 Agriculture and Forestry Resources ............................................................. 4-11

4.3 Air Quality ................................................................................................................. 4-14

4.4 Biological Resources ............................................................................................ 4-32

4.5 Cultural Resources ................................................................................................ 4-37

4.6 Energy ......................................................................................................................... 4-42

4.7 Geology and Soils ................................................................................................... 4-46

4.8 Greenhouse Gas Emissions ................................................................................ 4-53

4.9 Hazards and Hazardous Materials ................................................................. 4-61

4.10 Hydrology and Water Quality .......................................................................... 4-68

4.11 Land Use and Planning ........................................................................................ 4-78

4.12 Mineral Resources ................................................................................................. 4-88

4.13 Noise ............................................................................................................................ 4-90

4.14 Population and Housing .................................................................................. 4-102

4.15 Public Services ..................................................................................................... 4-105

4.16 Recreation .............................................................................................................. 4-114

4.17 Transportation ..................................................................................................... 4-119

4.18 Tribal Cultural Resources ............................................................................... 4-135

4.19 Utilities and Service Systems ......................................................................... 4-139

4.20 Wildfire ................................................................................................................... 4-148

4.21 Mandatory Findings of Significance ........................................................... 4-151

5.0 References .............................................................................................................................. 5‐1

Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT iv

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLES
Table Page
4-1 South Coast Air Quality Management District Air Quality Significance Thresholds ............................................................................................................................................. 4-17 4-2 Air Quality Measurements at the Anaheim Monitoring Station ..................................... 4-18 4-3 Attainment Status of Criteria Pollutants in the South Coast Air Basin ........................ 4-19 4-4 California and Federal Ambient Air Quality Standards ...................................................... 4-20 4-5 Estimated Maximum Daily Construction Emissions ........................................................... 4-24 4-6 Peak Daily Operational Emissions ............................................................................................... 4-25 4-7 Localized Significance Threshold Construction Emissions .............................................. 4-27 4-8 Localized Significance Threshold Operational Emissions ................................................ 4-29 4-9 Cultural Resource Studies Within 0.5-Mile of the Project Site ........................................ 4-38 4-10 Energy Use During Construction .................................................................................................. 4-43 4-11 Energy Use During Operations ..................................................................................................... 4-44 4-12 Estimated GreenHouse Gas Emissions from Construction ............................................... 4-58 4-13 Estimated Annual GreenHouse Gas Emissions from Project Operation ..................... 4-58 4-14 Estimated Total Project Annual Greenhouse Gas Emissions ........................................... 4-59 4-15 Proposed Conditions Peak Flow Rates ...................................................................................... 4-73 4-16 100-Year Storm Event Comparison ............................................................................................ 4-73 4-17 Consistency With 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) Goals ................................................................................... 4-79 4-18 Proposed Project General Plan Consistency Analysis ......................................................... 4-82 4-19 Existing Traffic Noise Levels .......................................................................................................... 4-91 4-20 Land Use-Noise Compatibility Guidelines - California ........................................................ 4-93 4-21 Construction Noise Levels at Noise-Sensitive Uses ............................................................. 4-96 4-22 Project-Related Offsite Traffic Noise Increases ..................................................................... 4-97 4-23 Vibration Damage Threshold Criteria ........................................................................................ 4-98 4-24 Vibration Annoyance Criteria ........................................................................................................ 4-99 4-25 Vibration Levels for Construction Equipment ....................................................................... 4-99 4-26 Project Vibration Impacts ............................................................................................................ 4-100 4-27 Population Projections .................................................................................................................. 4-103 4-28 Orange County Fire Authority Fire Departments .............................................................. 4-106 4-29 Students Generated By the Proposed Project ..................................................................... 4-109 4-30 Enrollment and Capacity of Schools Serving the Project Area ..................................... 4-110 4-31 City of Stanton Parks and Facilities .......................................................................................... 4-115 4-32 Intersection Level of Service Definitions ............................................................................... 4-122 4-33 Existing Trip Generation ............................................................................................................... 4-125 4-34 Proposed Project Trip Generation............................................................................................ 4-126 4-35 Existing Plus Project Impact Analysis ..................................................................................... 4-130 4-36 2050 Cumulative Plus Project Impact Analysis .................................................................. 4-130 4-37 Orange County Waste & Recycling Landfills ........................................................................ 4-144 4-38 Estimated Solid Waste Generation ........................................................................................... 4-145

Table of Contents
STANTON TOWN CENTER SPECIFIC PLAN PROJECT v

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

EXHIBITS
Exhibit Follows Page
1-1 Regional Location and Local Vicinity ............................................................................................ 1-3 1-2 Aerial Photograph .................................................................................................................................. 1-4 2-1 Opportunities and Challenges .......................................................................................................... 2-2 2-2 Existing General Plan Land Use Designations ........................................................................... 2-3 2-3 Existing Zoning Designations ........................................................................................................... 2-3 2-4 Proposed Zoning Designation .......................................................................................................... 2-3 3-1 Planning Areas and Plan Elements ................................................................................................. 3-2 3-2 Maximum Building Heights ............................................................................................................... 3-5 4-1 Photo Locations ...................................................................................................................................... 4-4 4-2a Site Photographs .................................................................................................................................... 4-4 4-2b Site Photographs .................................................................................................................................... 4-4 4-2c Site Photographs .................................................................................................................................... 4-4 4-3 Study Area Intersections .............................................................................................................. 4-120 4-4 Lane Geometry at Study Intersections ................................................................................... 4-120 4-5 Existing Peak Hour Traffic Volumes ........................................................................................ 4-121 4-6 External Trip Distribution ........................................................................................................... 4-124 4-7 Estimated Existing Project Area Traffic Volume ................................................................ 4-124 4-8 Proposed Project Traffic Volume .............................................................................................. 4-124 4-9 Existing Plus Project Traffic Volumes ..................................................................................... 4-127 4-10 2050 Cumulative Traffic Volumes ............................................................................................ 4-127 4-11 2050 Cumulative Plus Project Traffic Volumes .................................................................. 4-127

APPENDICES
Appendix A – Air Quality and Greenhouse Gas Emissions Modeling Data Appendix B – EDR Radius Map™ Report with GeoCheck®
Appendix C – List of Databases
Appendix D – Preliminary Hydrology and Water Quality Technical Report Appendix E – Noise Calculations
Appendix F – Traffic Impact Study (TIS)
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-1

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

1.0 INTRODUCTION

1.1 PURPOSE OF THE SUBSEQUENT INITIAL STUDY
The purpose of this Subsequent Initial Study (IS) to the 2008 General Plan Environmental Impact Report (GP EIR) is to (1) describe the proposed Town Center Specific Plan Project (hereinafter referred to as the “Project”), which would be implemented in the City of Stanton and (2) provide an evaluation of potential environmental impacts associated with the Project’s construction and operation. The Project, consisting of approximately 156.9 acres, proposes an increase of 139 dwelling units (excluding Accessory Dwelling Units [ADUs] located on single-family properties).

This Subsequent IS has been prepared pursuant to the California Environmental Quality Act (CEQA), as amended (Section 21000 et. seq. of the Public Resources Code) and in accordance with the State CEQA Guidelines (Section 15000 et. seq. of the California Code of Regulations).

Pursuant to Section 15367 of the State CEQA Guidelines, the City of Stanton (hereinafter referred to as the “City”) is the lead agency for the Project. The lead agency is the public agency that has the principal responsibility for carrying out or approving a project that may have a significant effect on the environment. The City of Stanton, as the lead agency, has the authority for Project approval and certification of the accompanying environmental documentation.

1.2 CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
In accordance with CEQA and the State CEQA Guidelines, a Subsequent IS has been prepared for the proposed Project and its associated discretionary approvals. The Subsequent IS indicates that the potentially significant impacts of the Project can be reduced to less than significant levels with implementation of mitigation measures, and therefore, the Project requires preparation of a Subsequent Initial Study/Mitigated Negative Declaration (IS/MND).

CEQA Guidelines Section 15162, Subsequent EIRs and Negative Declarations, states the following with respect to a Subsequent Negative Declaration:
(a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new Introduction
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-2

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. (b) If changes to a project or its circumstances occur or new information becomes available after adoption of a negative declaration, the lead agency shall prepare a subsequent EIR if required under subdivision (a). Otherwise the lead agency shall determine whether to prepare a subsequent negative declaration, an addendum, or no further documentation.

The City has determined that a Subsequent IS/MND is the appropriate CEQA document for the proposed Project, because changes outside the scope of the original project (i.e., 2008 General Plan) are proposed that were not covered in the 2008 General Plan EIR (GP EIR), which accounted for 1,399 multi-family units and associated environmental impacts within the TCSP area. As this document is focusing only on the additional 139 units, the analysis herein is tiering off from the 2008 GP EIR. The Subsequent IS indicates that the potentially significant impacts of the Project can be reduced to less than significant levels with implementation of mitigation measures, and therefore, the Project requires preparation of a Subsequent MND. This Subsequent IS/MND serves as the environmental document that presents the analysis of Project impacts on each of the environmental issue areas in the CEQA Environmental Checklist provided in Section 4.0. This document will serve to inform City decision makers, representatives of affected trustee and responsible agencies, and other interested parties of the potential environmental effects that may occur with approval and implementation of the proposed Project.

Introduction
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-3

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

1.3 PROJECT SUMMARY

1.3.1 LOCATION
The approximate 156.9-acre Project site is in the northern portion of the City of Stanton, which is generally situated south of the cities of Anaheim and Buena Park, west of Garden Grove, and north of Westminster. The Specific Plan area is generally bounded by Cerritos Avenue to the north, Dale Avenue to the east, Katella Avenue to the south, and Rose Street to the west.

Regional access to the Specific Plan area is provided primarily by Beach Boulevard (State Route [SR] 39), which runs in a north-south direction through the Specific Plan area, and Katella Avenue, which runs in an east-west direction south of the Specific Plan area. Beach Boulevard provides direct access to SR 22 to the south and SR 91 to the north, and Katella Avenue provides direct access to Interstate 5 (I-5) to the east. See Exhibit 1-1, Regional Location and Local Vicinity.

1.3.2 PROJECT PROPONENT
City of Stanton
7800 Katella Avenue
Stanton, CA 90680
Contact: Irving Anaya
Senior Planner (714) 890-4291

1.3.3 EXISTING GENERAL PLAN AND ZONING
Land Use Designation: Town Center Mixed-Use, High-Density Residential, Medium-Density Residential, Industrial, and Public/Institutional
Zoning Classification: “Industrial General” (IG). Businesses fronting Beach Boulevard are generally zoned “Commercial Neighborhood” (CN) and “Commercial General” (CG)

1.3.4 EXISTING SETTING
Project Site
The Project area currently consists of a mix of land uses. Light and heavy industrial uses, such as vehicle storage yards and pipe manufacturing business, are generally located in the eastern portion of the Specific Plan area. Small commercial and automotive-related uses are located along Beach Boulevard. Single-family residential uses are generally west of the businesses that front Beach Boulevard and in the northern portion of the Specific Plan area between Court and Fern Avenues, though some multi-family and industrial uses are also within these neighborhoods.

Dale Ave
Fern Ave
Lola Ave
Rome Ave
Main St
Yana Dr
Monroe Ave
Dale St
Bowles Ave
Elmer Ln
Starr St
2nd St
Joel Ave
Oak St
Alley
Eileen St
1st St
Jay St
Katella Ave
Sherrill St
Pacific St
Cody Dr
Date St
Dewey Dr
Ben Ave
Devoy Dr
Glen Holly Dr
Mack St
Ruthann Ave
Hayward St
Rose St
Elmlawn Dr
Sylvan St
Gaymont St
Jane Ave
Flower Ave
Verona St
Palais Rd
Chester Ave
La Grand Ave
Courtright St
Tina Way
Davmor Ave
Court Ave Chestnut Ave
Christy St
Kenmore St
Wasco Rd
MacDuff St
Lynrose Dr
Birchleaf Dr
Santa Rosalia St
East Gates St
Adah St
Sycamore Ave
Pacific Ave
Rochelle St
College Dr
Stardust Ln
Plaza Way
Kennelly Ln
Syracuse Ave
Cedar St
Oneida AveMac Murray St
Ashdale St
Sandalwood Way
Stanton Ave
Standustrial St
Jane Way
Park Recess
Pine Tree Ln
Joyzelle Dr
Fernwood MHP
Regal Ave
Chanticleer Rd
Nira Ave
Electric Ave
Central Ave
Joyzelle Ave
Mac St
Teranimar Dr
June Ave
Winston Rd
Sharon Cir
Masterson Rd
Mac Duff St
Marsha Ave
Harriet Ln
Lullaby Ln
Sentry Dr
McNab St
Briar Oak s Dr
Sonnet St
Me wl ood St
Halliday St
Boatman Ave
Wy att Rd
Anahe mi Mobile Estates MHP
Unnamed Street
Beechwood Way
Tracy Ave
Mitchell Dr
Vantage St
Lee Way
Annapolis Ave
Plaza Pines Estate s MHP
Mercantile Ave
Maywood Ave
Nancy Ln
Marin Ct
Vicilia St
Santa Maria St
Oakcrest Pl
Shelli Dr
Elm Cir
Banff St
Ascot Pl
Ravenswood Dr
Calico Cir
Sherrill St
Kenmore St
Sylvan St
Yana Dr
Adah St
Rome Ave
Monroe Ave
Rome Ave
Halliday St
Vicilia St
Lynrose Dr
Adah St
Palais Rd
Lola Ave
Dale St
Winston Rd
Cedar St
Yana Dr
Lullaby Ln
Lynrose Dr
Court Ave
Vantage St
Ashdale St
Mac St
Rose St
Devoy Dr
Court Ave
Dale Ave
Alley
Sherrill St
Chanticleer R d
Katella Ave
Wasco Rd
Alley
Kenmore St
Pacific St
Flower Ave
Court Ave
MacDuff St
Teranimar Dr
Sylvan St
Stanton Park
Twila Reid Park
City Park
Rancho Alamitos High School
Dale Junior High School
Robert M Pyles Elementary SCH
Bryant Elementary School
Mabel Carver Elementary School
Baden-Powell Elementary School
D:\Projects\3KTG\010400\MXD\MND\ex_LV_RL_20211011.mxd
²
Seal Beach
Project Location
Los Angeles
Orange
Beach
Huntington
Long Beach
Carson
Costa Mesa
Irvine
Downey
Westminster
Santa Ana
Whittier
Anaheim
ST142
ST57
ST55
ST261
ST213
ST91
ST60
ST72
ST39
ST90
ST19
ST73
ST22
ST1
§¨605
§¨110 §¨710
§¨5
§¨105
§¨405
Regional Location and Local Vicinity
Town Center Specific Plan Project
Exhibit 1-1
(Rev: 10/27/2021 JVR) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_LV_RL.pdf 1,000 500 0 1,000
Feet
Project Boundary
Introduction
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-4

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR The Orange County Fire Authority (OCFA) operates Fire Station No. 46 near the Specific Plan’s westerly boundary. Additionally, the Project area includes a vacant triangular-shaped parcel at the southwest corner of Beach Boulevard and Pacific Street. There is no park space within the Specific Plan area.

The Specific Plan area is bisected by an active railroad spur (i.e., Stanton Industrial Lead) and a former Pacific Electric right-of-way (ROW). The spur runs through the Specific Plan area in an east-west direction, then turns south and continues to the City of Huntington Beach. The said spur connects to the Santa Ana Industrial Lead that parallels I-5. The former Pacific Electric ROW runs diagonally in a northwest-southeast direction through the Project area.

Surrounding Land Uses
Existing land uses surrounding the Specific Plan area include a mix of small commercial centers along Beach Boulevard; single-family and multi-family residential uses to the north; a Southern California Edison (SCE) substation and industrial uses to the east; industrial and commercial uses, including ORCO Block and Hardscape and a shopping center anchored by Food 4 Less, to the south; single- and multi-family residential uses to the west; and Stanton City Hall, Stanton Library, and an Orange County Sheriff Substation to the southwest. See Exhibit 1-2, Aerial Photograph.

1.3.5 PROPOSED DEVELOPMENT
The proposed Town Center Specific Plan, comprised of 156.9 acres, is intended to improve, enhance, and supplement the land uses within the Specific Plan area by creating a mixeduse, pedestrian-friendly environment. The Project proposes an increase of 139 multi-family dwelling units, excluding ADUs located on single-family properties.

With the Project, the Beach Boulevard corridor would be transformed into a mixed-use and pedestrian-friendly community while protecting the existing single-family uses. New gateways are required for corner properties, and opportunities would be created along Beach Boulevard at its intersections with Cerritos Avenue and Katella Avenue to identify the arrival into the Stanton Town Center. The Specific Plan will include policies, guidelines and standards designed to sustain the vision for the Town Center Specific Plan and ensure that future projects stay consistent with the goals and objectives and maintain the intended image for the area.

While the Specific Plan area would increase residential multifamily units, retail/commercial, and light industrial uses through new development and redevelopment, it should be noted that, this Subsequent IS/MND analyzes the potential impacts of the additional 139 multifamily dwelling units only. The existing General Plan for the City of Stanton allows for a total of 1,399 multi-family units within the Town Center Specific Plan area. Since 2008, 4 units have been built, resulting in a remaining capacity of 1,395 multi-family units. The Town Center Specific Plan would allow for an additional 139 units, increasing the remaining capacity to 1,534 multi-family units. The 2008 General Plan Environmental Impact Report (EIR) analyzed the potential impacts emanating from development of 1,399 units. As such, Stanton Storm Channel
Project Boundary
Railways
City Boundary
Aerial Photograph
Town Center Specific Plan Project
Exhibit 1-2
(Rev: 10/27/2021 INI) R:\Projects\KTG\3KTG010400\Graphics\MND\Ex1-2_20211013.pdf

CITY OF STANTON

CITY OF GARDEN GROVE

CITY OF STANTON

CITY OF STANTON
Western Avenue
Beach Boulevard
Central Park
Stanton Park
City Hall
Robert M. Pyles
Elementary School
Rancho Alamitos
High School
Southern California
Substation

CITY OF ANAHEIM

CITY OF GARDEN GROVE

CITY OF CYPRESS

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR only the additional 139 units are the topic of the environmental analysis in this Subsequent IS/MND.

The anticipated build-out of the Town Center Specific Plan is expected to occur over a long period of time and could be beyond the build-out horizon identified in the 2008 General Plan.

As such, a phased CEQA analysis is appropriate, allowing portions of the Specific Plan to be implemented, as they are ready to be constructed.

1.4 SUMMARY OF FINDINGS
Based on the environmental checklist form prepared for the Project and supporting environmental analysis (Section 4.0), the proposed Project would have no impact or less than significant impacts in the following environmental areas: Aesthetics, Agriculture and Forestry Resources, Air Quality, Energy, Greenhouse Gas (GHG) Emissions, Land Use and Planning, Mineral Resources, Public Services, Recreation, Transportation, and Wildfire. The Project has the potential to have significant impacts on the following topics unless the recommended mitigation measures described herein are incorporated into the Project:

Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing, Transportation, Tribal Cultural Resources, and Utilities and Service Systems.

According to the State CEQA Guidelines, and as determined by the City, it is appropriate to prepare a Subsequent IS/MND for the proposed Project because changes outside the scope of the original project are proposed that were not covered in the GP EIR. Additionally, preparation of a Subsequent IS/MND, not an EIR, is appropriate, as after incorporation of the recommended mitigation measures, potentially significant environmental impacts would be reduced to a level considered less than significant.

1.5 PROJECT APPROVAL
This Subsequent IS/MND has been submitted to potentially affected agencies and individuals. The Notice of Intent (NOI) to adopt the Subsequent IS/MND, as well as the environmental documentation are also available on the City of Stanton website (https://www.stantonca.gov/departments/community_development/planning_division/st anton_town_center_specific_plan.php) for review.

A 30-day public review period, in accordance with Section 15073 of the State CEQA Guidelines, has been established for the Subsequent IS/MND beginning on November 15, 2023 and ending on December 14, 2023. During review of the Subsequent IS/MND, affected public agencies and the interested public should focus on the document’s adequacy in identifying and analyzing the potential environmental impacts and the ways in which the potentially significant effects of the Project can be avoided or mitigated. Comments on the Introduction
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 1-6

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Subsequent IS/MND and the analysis contained herein must be received by 5:00 PM on December 14, 2023, and should be addressed to:

City of Stanton
Economic and Community Development Department
Attention: Irving Anaya
Senior Planner
7800 Katella Avenue
Stanton, CA 90680
[email protected]
Following receipt and evaluation of comments from agencies, organizations, and/or individuals, the City will determine whether any substantial new environmental issues have been raised. If so, further documentation such as an Environmental Impact Report (EIR) or an expanded Subsequent IS/MND may be required. If not, the Project and the environmental documentation are tentatively scheduled to be submitted to the Stanton Planning Commission and City Council for consideration.

1.6 ORGANIZATION OF THE INITIAL STUDY
The Subsequent IS/MND is organized into sections, as described below.  Section 1.0: Introduction. This section provides an introduction, Project summary, and overview of the conclusions in the Subsequent IS/MND.  Section 2.0: Project Location and Environmental Setting. This section provides a brief description of the Project location, and a description of the existing conditions of the Project site and vicinity.
 Section 3.0: Project Description. This section provides a description of the Project components, a statement of purpose and need, and necessary discretionary approvals.
 Section 4.0: Environmental Analysis. The completed Environmental Checklist Form from the State CEQA Guidelines provides an overview of the potential impacts that may or may not result from Project implementation. The Environmental Checklist Form also includes “mandatory findings of significance”, as required by CEQA.
 Section 5.0: References. This section identifies the references used to prepare the Subsequent IS/MND.

STANTON TOWN CENTER SPECIFIC PLAN PROJECT 2-1

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

2.0 PROJECT LOCATION AND ENVIRONMENTAL SETTING

2.1 PROJECT LOCATION
The approximate 156.9-acre Project site is in the northern portion of the City of Stanton, which is generally situated south of the cities of Anaheim and Buena Park, west of Garden Grove, and north of Westminster. The Specific Plan area is generally bounded by Cerritos Avenue to the north, Dale Avenue to the east, Katella Avenue to the south, and Rose Street to the west. See Exhibit 1-1, Regional Location and Local Vicinity, in Section 1.0 of this Subsequent IS/MND.

2.2 BACKGROUND
The existing General Plan for the City of Stanton allows for a total of 1,399 multi-family units within the Town Center Specific Plan area. Since 2008, 4 units have been built, resulting in a remaining capacity of 1,395 multi-family units. The Town Center Specific Plan would allow for an additional 139 units, increasing the remaining capacity to 1,534 multi-family units.

The 2008 General Plan Environmental Impact Report (GP EIR) analyzed the potential impacts emanating from development of 1,399 units. While the Specific Plan area would increase residential multifamily units, retail/commercial, and light industrial uses through new development and redevelopment, this Subsequent IS/MND analyzes the potential impacts of the additional 139 multi-family dwelling units only.

This Subsequent IS/MND has been prepared in accordance with the requirements of CEQA and its guidelines for implementation. The 2008 GP EIR is hereby incorporated by reference and supports this Subsequent IS/MND.

Where appropriate, mitigation measures and regulatory requirements are provided to reduce Project impacts to a less than significant level.

2.3 EXISTING SITE AND AREA CHARACTERISTICS

2.3.1 SITE ACCESS
Regional access to the Specific Plan area is provided primarily by Beach Boulevard or SR 39, which runs in a north-south direction through the Specific Plan area, and Katella Avenue, which runs in an east-west direction south of the Specific Plan area. Beach Boulevard provides direct access to SR 22 to the south and SR 91 to the north, and Katella Avenue provides direct access to Interstate 5 (I-5) to the east.

2.3.2 EXISTING DEVELOPMENT CONDITIONS
The Project area currently consists of a mix of land uses. Industrial uses, such as lumber supply yards, mini storage facilities, chemical supply factories, autoshops, and steel fabrication, are generally located in the eastern and southeastern portion of the Specific Plan area. These industrial buildings are concrete tilt-up structures with long, unbroken facades Project Location and Environmental Setting
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 2-2

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR and flat roofs. Commercial uses are also along Main Street. Small commercial and automotive-related uses are located along Beach Boulevard in addition to retail uses.

Existing residential uses include single-family or two-story multi-family development and are generally located west of the businesses that front Beach Boulevard and in the northeastern and northwester portions of the Specific Plan area, along Rose Street, Flower Avenue, Chestnut Avenue, Court Avenue, Sycamore Avenue, and Fern Avenue.

The Orange County Fire Authority (OCFA) operates Fire Station No. 46 near the Specific Plan’s westerly boundary. Additionally, the Project area includes a vacant triangular-shaped parcel at the southwest corner of Beach Boulevard and Pacific Street.

The Orange County Transportation Authority (OCTA) owns multiple parcels and parcel corridors within the Project area; some are used for storage facilities and a vacant parcel was recently occupied by a recreational vehicle (RV) rental and sales facility, called Share My Coach. The Specific Plan area is bisected by an active railroad spur (i.e., Stanton Industrial Lead) and a former Pacific Electric ROW. The spur runs through the Specific Plan area in an east-west direction, then turns south and continues to the City of Huntington Beach. The said spur connects to the Santa Ana Industrial Lead that parallels I-5. The former Pacific Electric ROW runs diagonally in a northwest-southeast direction through the Project area.

Exhibit 1-2, in Section 1.0, depicts an aerial view of the site.

There is little to no landscaping within street rights-of-way in residential areas. Currently, there is no trails within the Specific Plan area; however, several potential future trails are identified by City documents following storm drain canals and existing rail ROWs.

Additionally, the Specific Plan area does not include any park facilities park space to meet the existing demand of the residential uses.

Exhibit 2-1, Opportunities and Challenges, identifies the existing and potential opportunities and challenges to development withing the Specific Plan area.

2.3.3 SURROUNDING LAND USES AND DEVELOPMENT
Existing land uses surrounding the Specific Plan area include a mix of small commercial centers along Beach Boulevard; single-family and multi-family residential uses to the north; an Southern California Edison (SCE) substation, SCE easement, and industrial uses to the east; industrial and commercial uses, including ORCO Block and Hardscape and a shopping center anchored by Food 4 Less, to the south; single- and multi-family residential uses to the west; and Stanton City Hall, Stanton Library, and an Orange County Sheriff Substation to the southwest. See Exhibit 1-2, Aerial Photograph, in Section 1.0, of this Subsequent IS/MND.

Exhibit 2-1
Town Center Specific Plan Project
Opportunities and Challenges
(03/03/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_Opportunities_Challenges.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_Opportunities_Challenges_20220303.ai

CITY OF STANTON

CITY OF GARDEN GROVE
Stanton Storm Channel
Cerritos Avenue
Pacific Street
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Eileen Street
Dale Avenue
Beach Boulevard
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue
Union Pacific Stanton Industrial Railway
3ODQ$UHD
&LW\%RXQGDU\
%XV5RXWH
%XV6WRSV
%57%XV6WRSV
%UDYR

8QLRQ3DFLȴF6WDQWRQ
ΖQGXVWULDO5DLOZD\
([LVWLQJ%LNH5RXWH
3RWHQWLDO%LNH5RXWH
3RWHQWLDO0XOWL
0RGDO5RXWH
3RWHQWLDO%LNH/DQH
ΖQGXVWULDO
&RPPHUFLDO
5HVLGHQWLDO
6WDQWRQ6WRUP&KDQQHO
PL5DGLXVIURP7UDQVLW
*DWHZD\2SSRUWXQLW\
([LVWLQJ3DUNV
3XEOLFΖQVWLWXWLRQDO
Source: KTGY, Google Earth, 2022
Project Location and Environmental Setting
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 2-3

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

2.4 PLANNING CONTEXT

2.4.1 GENERAL PLAN DESIGNATION
The proposed Project area is currently designated in the Stanton General Plan Land Use Diagram as Town Center Mixed-Use District, High-Density Residential, Medium-Density Residential, Industrial, Public/Institutional and Open Space. These designations are shown on Exhibit 2-2, Existing General Plan Land Use Designations.

2.4.2 ZONING
The Specific Plan area currently consists of different zones. Most of the Specific Plan area is zoned “Industrial General” (IG). Businesses fronting Beach Boulevard are generally zoned “Commercial Neighborhood” (CN) and “Commercial General” (CG). Existing residential neighborhoods are zoned “Medium Density Residential” (RM). Small portions of the Specific Plan area are zoned “Open Space/Buffer” (OS), “Parks and Recreation” (PR), and Public Institutional” (PI). The existing zoning is shown on Exhibit 2-3, Existing Zoning Designations.

Proposed Zoning Designation is depicted on Exhibit 2-4.

Exhibit 2-2
Town Center Specific Plan Project
Existing General Plan Land Use Designations
(03/03/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_ExistingGPLU.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_ExistingGPLU_20220303.ai %HDFK %OYG
)LUVW 6W
.DWHOOD $YH
W 5G
+LFNRFN
5RVH 6W
)ORZHU 6W
&HGDU 6W
0RQURH $YH
&HQWUDO $YH
&KHVWHU $YH
2DN 6W
&HGDU 6W
5RVH 6W
)ORZHU $YH
6DQWD
0DULD
0DUL
$OH
5XWKDQQ $YH
-RHO $YH
3LFNHQV /Q
&KHVWQXW $YH
&RXUW $YH &RXUW $YH
(OHFWULF $YH
%RDWPDQ $YH
0RQURH $YH
3DFLILF 6W
0DLQ 6W &KHVWQXW $YH
&RXUW $YH
6\FDPRUH $YH
)HUQ $YH
6DQGXVWULDO 6W
$VKGDOH 6W
&KDQWLFOHHU 5G
9DQWDJH
$VKGDOH
%DQII
6RQQH
+
&HUULWRV %OYG
'DOH $YH
"Ý
/RZ'HQVLW\5HVLGHQWLDO 6RXWK*DWHZD\0L[HG8VH'LVWULFW 0HGLXP'HQVLW\5HVLGHQWLDO
+LJK'HQVLW\5HVLGHQWLDO
*HQHUDO0L[HG8VH
7RZQ&HQWHU0L[HG8VH'LVWULFW
*HQHUDO&RPPHUFLDO
ΖQGXVWULDO
3XEOLFΖQVWLWXWLRQDO
2SHQ6SDFH
6WDQWRQ&LW\/LPLW
6SHFLȴF3ODQ$UHD
1RUWK*DWHZD\0L[HG8VH'LVWULFW
Source: City of Stanton, 2022
Exhibit 2-3
Town Center Specific Plan Project
Existing Zoning Designations
(03/03/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_Existing_Zoning.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_Existing_Zoning _20220303.ai 3 4
5 6
7 ,
,, 9,,,
,,, ,; 9
9,,
;,9
;,,,
9,
;
;,
;,,
,9
-RHO$YH
%HDFK%OYG
&KDQWLFOHHU5G
&HQWUDO$YH
3YW

:%ULDU2DNV'U
6HUHQD:D\ D
E
F
G
H J
K I
L
M
N
O
(%ULDU2DNV'U
6HUHQD :D\
6WDQGXVWULDO6W
VW6W
5XWKDQQ$YH
(OHFWULF$YH
&KHVWQXW$YH
&RXUW$YH
6\FDPRUH$YH
)HUQ$YH
)ORZHU$YH
+D
/X
:\D
%RDWPDQ$YH
6RQQHW6
)ORZHU$YH
5RVH6W
*UDQG$YH
2DN6W
&HQWUDO$YH
3DFLILF6WUHHW
0RQURH$YH
&KHVWHU$YH
&HUULWRV$YH
0DLQ6W 6DQGDOZRRG:D\ 6DQWD0DULD6W &HGDU6W
(OHFWULF$YH
&KHVWQXW$YH
0DULR/Q
$OH/Q
&HGDU6W
5RVH$YH
.DWHOOD$YH
$VKGDOH6W
&RXUW$YH
0RQURH$YH
'DOH6W
"Ý
'&
0)
0)
D6DYDQQD&W
E2UFKLG&W
F5HGZRRG&W
G*UHHQEULHU&W
H7DQJHU&W
I6DQGSLSHU&W
J5DIILD&W
K0DGHLUD&W
L 6 O &W
6HUHQD5HVLGHQWLDO'HYHORSPHQW
676363

5(
5HVLGHQWLDO(VWDWH

5/
6LQJOH)DPLO\(VWDWH

50 +LJK'HQVLW\5HVLGHQWLDO

5+
*HQHUDO0L[HG8VH

&*
&RPPHUFLDO*HQHUDO=RQH

%3
%XVLQHVV3DUN=RQH

Ζ*
ΖQGXVWULDO*HQHUDO=RQH

26 2SHQ6SDFH%X΍HU=RQH

35 3DUNVDQG5HFUHDWLRQ=RQH 6WDQWRQ&LW\/LPLW
6SHFLȴF3ODQ$UHD
*HQHUDO0L[HG8VH2YHUOD\
1RUWK*DWHZD\0L[HG8VH2YHUOD\
6RXWK*DWHZD\0L[HG8VH2YHUOD\

3'
3ODQQHG'HYHORSPHQW

&1
&RPPHUFLDO1HLJKERUKRRG=RQH
3Ζ
3XEOLFΖQVWLWXWLRQDO=RQH
Source: City of Stanton, 2022
Exhibit 2-4
Town Center Specific Plan Project
Proposed Zoning Designation
(03/03/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_Proposed_Zoning.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_Proposed_Zoning _20220303.ai P Q
R
S
T
I

II VIII

III IX V VII
XIV
XIII
VI
X
XI
XII
IV
-RHO $YH
%HDFK %OYG
&KDQWLFOHHU 5G
&HQWUDO $YH
3YW

U'VND2UDLU%:
6HUHQD :D\ D
E
F
G
H J
K I
L
M
N
O
U 'VND2UDLU%(
\D:DQHUH6
6WDQGXVWULDO 6W
VW6W
5XWKDQQ $YH
(OHFWULF $YH
&KHVWQXW $YH
&RXUW $YH
6\FDPRUH $YH
)HUQ $YH
)ORZHU $YH
+D
/X
:\D
%RDWPDQ $YH
6RQQHW 6
)ORZHU $YH
5RVH 6W
2DN 6W
&HQWUDO $YH
3DFLILF 6WUHHW
0RQURH $YH
&KHVWHU $YH
&HUULWRV $YH
0DLQ 6W
6DQGDOZRRG:D\ 6DQWD 0DULD 6W
&HGDU 6W
(OHFWULF $YH
&KHVWQXW $YH
0DULR /Q
$OH /Q
&HGDU 6W
5RVH $YH
.DWHOOD $YH
$VKGDOH 6W
&RXUW $YH
0RQURH $YH
'DOH 6W

DC

MF
D 6DYDQQD &W
E 2UFKLG &W
F 5HGZRRG &W
G *UHHQEULHU &W
H 7DQJHU &W
I 6DQGSLSHU &W
J 5DIILD &W
K 0DGHLUD &W
L 6 O &W
Serena Residential Development
UV
6363
6WDQGXVWULDO 6W
(OHFWULF $YH
)HUQ $YH
6\FDPRUH $YH
&RXUW $YH
&KHVWQXW $YH
)ORZHU $YH
3DFLILF 6WUHHW
&HUULWRV $YH
0DLQ 6W
(OHFWULF $YH
&KHVWQXW $YH
RVH
.DWHOOD $YH
&RXUW $YH
0R

HUULWRV YH
RQ
(
5R H $YH

5(
5HVLGHQWLDO(VWDWH

5/
6LQJOH)DPLO\(VWDWH

50 +LJK'HQVLW\5HVLGHQWLDO

5+
*HQHUDO0L[HG8VH

&*
&RPPHUFLDO*HQHUDO=RQH

%3
%XVLQHVV3DUN=RQH

Ζ*
ΖQGXVWULDO*HQHUDO=RQH

26 2SHQ6SDFH%X΍HU=RQH

35 3DUNVDQG5HFUHDWLRQ=RQH

3Ζ
3XEOLFΖQVWLWXWLRQDO=RQH
6WDQWRQ7RZQ&HQWHU6SHFLȴF3ODQ
*HQHUDO0L[HG8VH2YHUOD\
1RUWK*DWHZD\0L[HG8VH2YHUOD\
6RXWK*DWHZD\0L[HG8VH2YHUOD\

3'
3ODQQHG'HYHORSPHQW 6WDQWRQ&LW\/LPLW

&1
&RPPHUFLDO1HLJKERUKRRG=RQH
Source: City of Stanton, KTGY, 2022
Project Location and Environmental Setting
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 2-4

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR This page intentionally left blank

STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-1

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.0 PROJECT DESCRIPTION

3.1 TOWN CENTER SPECIFIC PLAN

3.1.1 VISION AND PURPOSE
The Town Center Specific Plan, comprised of 156.9 acres, is intended to improve, enhance, and supplement the land uses within the Specific Plan area by creating a mixed-use, pedestrian-friendly environment.

The Specific Plan includes a detailed description of the proposed land uses, infrastructure, and implementation requirements for future development within the Town Center Specific Plan area. The Design Guidelines of the Specific Plan assist in creating a consistent urban form and landscape character for private and public development, and the Development Standards establish permitted uses, building setbacks, and general development criteria and requirements for new development.

The Town Center Specific Plan is consistent with the applicable goals and policies of the City of Stanton General Plan. However, the provisions and regulations contained in the Specific Plan would supersede the provisions and regulations of the Stanton Municipal Code (SMC) in instances of conflict. Where the Specific Plan is silent on an issue, the goals, objectives and implementing actions contained in the SMC would apply.

The Specific Plan is designed with flexibility, considering changes in the economy may alter demand for various residential, commercial, and industrial development scenarios over time. As an implementation too, the Town Center Specific Plan:
 Implements a cohesive, long-range plan for logical growth that is compatible with existing adjacent neighborhoods.
 Establishes development standards for permitted residential, mixed-use commercial, and industrial land uses.
 Ensures adequate circulation and infrastructure networks exist within the Specific Plan area and emphasizing transit and pedestrian mobility.  Assures appropriate financing for community facilities, including circulation and streetscape improvements, domestic water, urban runoff and drainage facilities, and sewage disposal.
 Develops a plan and identifies open space opportunities within the Specific Plan area.  Examines economic and market conditions in the Specific Plan area and implements a plan that is economically feasible and that responds to anticipated future economic conditions.

More specifically, the Town Center Specific Plan proposes to create a district within the City of Stanton that promotes redevelopment incentivizes new mixed-uses while preserving the existing residential neighborhoods and single-family uses and enhancing the district’s Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-2

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR industrial character. Further, the Specific Plan would include policies, guidelines and standards designed to sustain the vision for the Town Center Specific Plan and ensure that future projects are consistent with the goals and objectives and maintain the intended image for the area.

3.1.2 PROJECT OBJECTIVES
The Project is envisioned as a revitalization of the Town Center area of Stanton. The Town Center Specific Plan encourages a unique approach to planning by implementing a series of realistic and achievable objectives, that would result in a high-quality town center.

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

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

3. Improve the streetscape and landscape.

4. Provide for more locally serving retail and commercial development.

5. Abandon alleys throughout the plan area, when feasible and larger development is proposed.

6. Create a true “Main Street”.

7. Link the Specific Plan to other districts.

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

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

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

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

3.1.3 PROJECT ELEMENTS/LAND USES
Exhibit 3-1, Planning Areas and Plan Elements, depicts the proposed types of land uses and Specific Plan elements such as potential gateway opportunities, potential future transit center, and a conceptual open space area.

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

Exhibit 3-1
Town Center Specific Plan Project
Planning Areas and Plan Elements
(03/03/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_PlanningAreas_PlanElements.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_PlanningAreas_PlanElements_20220303.ai Stanton Storm Channel
Cerritos Avenue
Main Street
Monroe Avenue
Ben Avenue
Chanticleer Road
Palais Road
Central Avenue
Chester Avenue
Katella Avenue
Ruthann Avenue
Dale Avenue
Rose Street
Flower Avenue
Chestnut Avenue
Court Avenue
Sycamore Avenue
Fern Avenue
Pacific Street
Beach Boulevard
Town Center Mixed-Use
Town Center Industrial Mixed-Use
Retail Oriented Mixed-Use
Existing Residential
Conceptual Parks/Open Space
Conceptual Parking Garage
Plan Area Boundary
7RZQ&HQWHU0L[HG8VH
7RZQ&HQWHUΖQGXVWULDO0L[HG8VH
5HWDLO2ULHQWHG0L[HG8VH
7RZQ&HQWHU5HVLGHQWLDO
&RQFHSWXDO3DUN2SHQ6SDFH
&RQFHSWXDO3DUNLQJ*DUDJH
3ODQ$UHD%RXQGDU\
/LJKW5DLO&RPSDWLELOLW\$UHD
0DLQ6WUHHW5HWDLO&RUULGRU
&RXUW6WUHHW3HGHVWULDQ&RUULGRU
3RWHQWLDO)XWXUH7UDQVLW&HQWHU
*DWHZD\2SSRUWXQLWLHV
&RQFHSWXDO6RXWKHUQ3DUN2SHQ6SDFH
Source: City of Stanton, KTGY, Google Earth, 2022
Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-3

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR The Town Center Specific Plan area includes four land use districts, Town Center Mixed-Use, Town Center Industrial, Town Center Residential, and Retail-Oriented Mixed-Use. The vision of the Specific Plan is achieved through identifying specific development standards for each district.

Town Center Mixed‐Use
The 60.7-acre Town Center Mixed-Use (TCMU) proposes to increase housing stock and land use diversity within the Specific Plan area. It encourages residential development within walking distance of retail core areas and maximizes access to multi-modal transit opportunities within the Specific Plan area. The TCMU district allows for a blend of standalone residential, commercial, and mixed-use development to occur.

The Specific Plan envisions future medium- and higher-density residential development within this district that, while not required, is encouraged to include a retail component in its design.

Town Center Industrial
The intent of the 25.5-acre Town Center Industrial (TCI) is to allow existing industrial businesses to continue, while facilitating new research and development and light-industrial uses compatible with neighboring residential uses. Residential uses are not permitted within this district. Other compatible commercial uses retaining an industrial or artistic character, such as artisanal manufacturing and sales, distilleries, breweries, commercial cannabis uses, and tasting rooms, can occur.

Retail‐Oriented Mixed‐Use
The 13.4-acre Retail-Oriented Mixed-Use (ROMU) land use district encourages retail and mixed-use development in areas with a high degree of exposure to vehicular and anticipated pedestrian traffic. The ROMU district would occur primarily along Beach Boulevard and Main Street within the Specific Plan area.

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

Town Center Residential
Neighborhoods within the 13.9-acre Town Center Residential land use district are designated to preserve the residential character of this district. Land uses within this area would be restricted to those uses currently allowed in the City’s residential zoning designation and development standards would preserve the residential character of the neighborhood.

Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-4

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Open Space Framework
As indicated above, the Specific Plan area currently does not include a dedicated public open space. The Project proposes to locate open space throughout the Specific Plan area to maximize access to outdoor recreation opportunities. The precise size and location of open spaces envisioned by the open space framework is conceptual and subject to change as redevelopment occurs over time.

Three potential open space locations are envisioned as the primary public open spaces within the Town Center Specific Plan and are depicted on Exhibit 3-1, Planning Areas and Plan Elements.

An enhanced pedestrian connection is envisioned along Court Street, which would help connect the open spaces at the northern and southern ends of the Specific Plan area. The three primary open space features are described below:
 Beach Boulevard Plaza. It is envisioned as a gathering place for public and private events, public gatherings, musical performances, and passive recreation. The plaza (occupying the entire lot) may include elements such as landscape features, outdoor seating and dining areas, fountains, outdoor amphitheaters, and/or small retail uses such as a coffee stand or cafe. The location of the plaza along Beach Boulevard offers a high degree of visibility and generates visual interest for the future retail-oriented mixed-use corridor along Main Street and provides an opportunity for aesthetic enhancement along Beach Boulevard. The plaza with a minimum of 7,500 square feet is intended to be located adjacent to retail uses that activate the open space by increasing pedestrian activity and incorporating activities such as outdoor dining.

Alternative development requirements for individual lot development will be identified.
 Eastern Neighborhood Park. Located within the Town Center Mixed-Use area, east of Court Avenue and north of Pacific Street, this park is envisioned as a large landscaped open space area that provides access to outdoor amenities and active recreation opportunities within a walkable distance to residents within the Specific Plan. The eastern neighborhood park is located at the physical and visual terminus of Main Street. The park is anticipated to be approximately one acre in size and may include amenities such as public art, a playground/tot lot, open spaces for active recreation and exercise, outdoor pedestrian furniture and dining areas, small sport courts, and outdoor gathering spaces such as small plazas or amphitheaters.  SouthernOpen Space. It is envisioned to provide amenities such as a playground/tot lot, open spaces for exercise and/or passive activities, and pedestrian furniture. This park is conceptually proposed near the intersection of Chester Avenue and Chestnut Avenue.

Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-5

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.1.4 DENSITY/INTENSITY AND HEIGHT
Land uses within the Specific Plan area are limited by maximum intensity. Residential uses are limited by overall base dwelling units per acre. Non-residential uses, such as industrial or commercial uses, are limited by floor area ratio (FAR).

Residential development may occur at a density of as low as 6 units per acre and up to 70 units per acre, depending on the development tier used. Standalone non-residential uses are allowed to occur at a floor area ratio (FAR) of up to 1.0.

Within a mixed-use development containing both residential and non-residential uses, the residential portion of development may occur at a density of up to 70 units per acre.

Residential square footage in a mixed-use development does not count towards FAR maximums. Within a mixed-use development, non-residential uses may occur at a FAR of up to 1.0.

In addition to maximum allowable intensities for each land use, a building-height overlay also restricts overall building height within the Specific Plan area. Three height districts are proposed with height limitations of two and five stories. Exhibit 3-2, Building Height Overlay, depicts the permitted heights within the Specific Plan area.

3.2 CIRCULATION AND MOBILITY PLAN
The Town Center Specific Plan is planned as a mixed-use neighborhood that blends existing uses with new mixed-use development, maximizes access to existing transit opportunities, and enhances the pedestrian and bicycle transportation network. The plan also incorporates conceptual future transit opportunities into its design, while ensuring that the success of the multi-modal network does not depend on the completion or final details of potential future transit opportunities. As identified in the Project Objectives, the Project envisions reducing vehicular trips and trip duration; reducing greenhouse gas emissions and pollution through zoning changes that would reduce reliance on vehicles and support alternatives modes of travel; and ensuring adequate and efficient infrastructure to support existing and future development.

Considering the said objectives, the Specific Plan incorporates a “complete streets” approach that prioritizes creation of a true multi-modal transportation system and new connections throughout the Specific Plan area.

3.2.1 CIRCULATION ENHANCEMENTS
Circulation enhancements are proposed to facilitate multimodal connectivity and increase pedestrian safety. Exhibit 3-2, Circulation Plan, identifies the proposed enhancements. New roads are included in the northeastern portion of the Specific Plan area. These roads are conceptually located but are intended to serve implementing developments and the future park within this portion of the area. Intersection improvements are identified at four intersections: Beach Boulevard and Main Street; Beach Boulevard and Pacific Street; Cerritos Avenue and a future street; and Dale Street and a future street.

Town Center Specific Plan • Draft Specific Plan • 5-25
| N.T.S.. | Source: KTGY, Google Earth Exhibit 5.1 — Maximum Building Heights 50’

CITY OF STANTON

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Intersection improvements and enhancements include design features such as pavement enhancements; pedestrian built-out crossings to increase pedestrian visibility; and new crossings for pedestrian and bicyclists.

Further, a potential future trail is depicted along the existing east-west rail corridor traversing the Specific Plan area. This potential future trail is proposed to connect to another potential trail along the Stanton Storm Channel, which would also provide connectivity to the northeastern portion of the project site as shown on Exhibit 3-2, Circulation Plan.

Court Avenue is envisioned to include additional pedestrian enhancements, including a future connection across the east-west rail corridor. The pedestrian-focused enhancements along Court Avenue run from Katella Avenue north to Main Street, increasing connectivity between the southern and northern portions of the Specific Plan area.

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

Additional components include:
 Alley Vacations. Vacation and reuse of alleys are allowed to facilitate the redevelopment of the commercial and industrial areas within the Specific Plan area.

Once vacated, alleys may be built upon or repurposed for another use such as outdoor dining.
 Streetscaping Enhancements. The intent of the streetscaping enhancements is to improve the aesthetic character of the area and multi-modal transportation in addition to fostering a cohesive sense of place through the Specific Plan. Some of the streetscaping elements include improvements to Beach Boulevard and Main Street.

For example, street tree will be added, and signage and light standards will be increased.
 Parking Structure. A parking structure within the Town Center, adjacent and to the east of Fern Avenue may be located on APN 126-444-11. The parking structure may be funded through the parking district or other sources.

3.3 BUILDOUT OF SPECIFIC PLAN
The Specific Plan development concept and associated infrastructure improvements are envisioned to occur over an approximate 30-year long-term period; however, the revitalization of the Town Center area, would be dependent on and responsive to prevailing market conditions. Specific timing on projects within the Specific Plan area cannot be determined at this time.

Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-7

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.4 PROJECT PROCESSING / ROLE OF THE SPECIFIC PLAN
The Stanton City Council is the local decision-making body for the Project, and as such they will consider whether to approve or deny the Project. Upon adoption pursuant to Government Code Sections 65450 and 65457, the Specific Plan establishes the land use and development standards for the Town Center Specific Plan area.

The Specific Plan includes customized zoning standards for the site, comprised of sitespecific permitted uses and development standards. Where such customization is not identified, the standard provisions of the City of Stanton Zoning would apply. Upon a conflict between the Specific Plan and City of Stanton Municipal Code, the provisions of the Specific Plan will take precedence.

Future minor (technical or informational) adjustments to the Specific Plan will be processed administratively and approved by the Community & Economic Development Director (Section 6.7.1, Minor Adjustments to the Specific Plan), as long as the deviations are in substantial conformance with the Specific Plan. The modifications considered minor adjustments include modifications to the maximum allowable development analyzed per CEQA, if the required CEQA review determines that the area may accommodate additional development; minor changes to the circulation plan; minor changes to the design of the roadways cross-sections; minor modifications to the architectural or landscape design guidelines; minor modifications to the water, sewer, and/or drainage plan; and addition of new information (i.e., maps and/or text) that does not change the effect or intent of any regulation.

For consistency purposes, the Specific Plan identifies the maximum density and intensity at the Specific Plan build-out that is evaluated as part of this Subsequent IS/MND. Specific Plan implementation will allow for an increase of 139 dwelling units. Any intensity or density beyond what is identified and analyzed in this Subsequent IS/MND may be subject to additional environmental analysis.

3.5 DISCRETIONARY APPROVALS
This Subsequent IS/MND is intended to serve as the primary CEQA environmental document for the new units associated with the Specific Plan. The following discretionary approvals are required for Project approval.

3.5.1 GENERAL PLAN
The Specific Plan area is currently designated in the Stanton General Plan Land Use Diagram as Town Center Mixed-Use District, High-Density Residential, Medium-Density Residential, and Industrial. For consistency with the General Plan, all parcels within the Specific Plan area not currently designated “Town Center Mixed Used District” are redesignated from their current designation to “Town Center Mixed Use District”.

Project Description
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 3-8

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

3.5.2 ZONING CODE
The Project area currently consists of different zones. Existing zoning designations for parcels within the Specific Plan area includes, “CN” Commercial neighborhood Zone, “CG” Commercial General Zone, “PR” Parks and Recreation Zone, “OS” Open Space/Buffer Zone, “IG” Industrial General Zone, “RL” Single-Family Residential, “RM” Medium Density Residential, and “PI” Public Institutional Zone. A Zone Change is required to adopt the Specific Plan. As such, the zoning of the site would change from the above designations to “TCSP” Town Center Specific Plan”.

3.5.3 SPECIFIC PLAN APPROVAL
The Town Center Specific Plan has been prepared to realize the objectives of the proposed Town Center District, as defined within the Specific Plan document. The Specific Plan will be adopted by resolution by the Stanton City Council.

3.5.4 SUBSEQUENT MITIGATED NEGATIVE DECLARATION
In compliance with CEQA and the State CEQA Guidelines, the City of Stanton has prepared a Subsequent MND to analyze the potential environmental impacts of the proposed Project.

The Subsequent MND serves as a finding that the Project would not have a significant effect on the environment, with the incorporation of mitigation measures, as appropriate.

3.5.5 FUTURE DISCRETIONARY ACTIONS
Future individual projects within the Specific Plan area may require discretionary design reviews, contingent upon the scope of the individual project and the procedures set forth in the Town Center Specific Plan and/or Stanton Municipal Code.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-2

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question.

A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis).
2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. 4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from “Earlier Analysis,” as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)(3)(D).

In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis.
c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-3

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.1 AESTHETICS
Except as provided in Public Resources Code Section
21099, would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
c) In non-urbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (Public views are those
that are experienced from publicly accessible
vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and
other regulations governing scenic quality?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime views
in the area?
2008 General Plan Update EIR
The analysis of visual quality in the GP EIR indicated that new projects under the General Plan Update could result in developments that would be out of scale or character and thus incompatible with the surrounding urban environment; could result in light and glare impacts to sensitive receptors such as residential uses; and could result in shade and shadow effects onto adjacent buildings within the City. Cumulative impacts related to visual quality, shade and shadow, and light and glare were considered less than significant.

Supplemental Analysis
a) Have a substantial adverse effect on a scenic vista? No Impact. The Community Design Element of the City of Stanton General Plan establishes goals and policies to enhance the visual image and livability of the City. The City’s identity includes the many visual images that people associate with the community, including the City’s physical form, activity nodes, landmarks, street corridors, buildings, signs, and other similar physical features. However, the General Plan does not identify any designated “scenic vistas” in the City. Therefore, implementation of the proposed Project would not impact a scenic vista, and no mitigation is required.
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact. The City’s General Plan does not identify any scenic vistas or State scenic highways in the City. The nearest Officially Designated State Scenic Highway is a segment of State Route 91 (SR 90), approximately 10 miles to the east of the Specific Plan area. There are no scenic resources, including trees, rock outcroppings, and historic buildings in the Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-4

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR vicinity of the Specific Plan area. Therefore, implementation of the Project would not damage scenic resources within a State scenic highway. No impact would occur, and no mitigation is required.
c) In non‐urbanized area, substantially degrade the existing visual character or quality of public views of the site and its surroundings? If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Less Than Significant Impact. The Specific Plan area is located within an urbanized area of the City that is developed with commercial, industrial, and residential land uses; the Project would not conflict with zoning and other regulations governing scenic quality. In light of this and as it is not within a non-urbanized area, the Project would not substantially degrade the visual character of public views of the site and surrounding area. Therefore, impacts would be less than significant, and no mitigation is required.

Existing Views and Visual Character
The existing physical setting of the Specific Plan area varies based on the uses in that portion of the area. Areas with an industrial character tend to feature lower-rise buildings and predominantly hardscape areas mostly devoted to surface parking lots, loading zones, and driveways. Residential areas feature one- to two-story development, sidewalks, and parallel, on-street parking. There is little to no landscaping within street rights-of-way in residential neighborhoods within the Specific Plan area. Commercial development tends to cluster around Beach Boulevard. Beach Boulevard is maintained by the California Department of Transportation (CalTrans) and travel is dominated by the automobile. No trails or park facilities currently exist within the Specific Plan area.

Although some recent commercial redevelopment has occurred along Beach Boulevard, the majority of existing buildings within the Specific Plan area have a low-intensity industrial character retained from initial development in the 1950’s and 1960’s. Residential neighborhoods within the Specific Plan area typically feature single-family or two-story multi-family residential development constructed in the 1950’s and 1960’s.

Exhibit 4-1, Photo Locations, provide the locations of the site photographs shown in Exhibits 4-2a through 4-2c, Site Photographs. These photographs depict examples of the existing visual character of the Specific Plan area.
 View 1 – Light Industrial, looking west from Ashdale Street, shows a view of an existing industrial use with a paved parking area and gated entry. A dumpster is visible inside the property in the middle ground view. A wrought iron fence surrounds the property. Ornamental trees in the background and the trunks of the ornamental trees are visible in the right middle ground view. A utility line pole is visible in the left middle ground view. Ashdale Street is in the foreground view.  View 2 – Light Industrial, looking north from Standustrial Street shows two existing light industrial uses, associated parking space, and the alley between the two <
! Photo Locations
Project Boundary
Stanton Storm Channel
Railways
City Boundary
Photo Locations
Town Center Specific Plan Project
Exhibit 4-1
(Rev: 11/04/2021 JVR) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_Photo_Locations.pdf <
!
!
<
<
!
<
!
!
<
<
!

CITY OF STANTON

CITY OF

GARDEN GROVE

CITY OF STANTON

CITY OF STANTON
Western Avenue
Beach Boulevard
Central Park
Stanton Park
City Hall
Robert M. Pyles
Elementary School
Rancho Alamitos
High School
Southern California
Substation

CITY OF ANAHEIM

CITY OF GARDEN GROVE

CITY OF CYPRESS

CITY OF STANTON
Union Pacific Stanton Industrial Railway
Pacific Electric Railway
Katella Ave
Cerritos Avenue
Dale Avenue
Monroe Ave
Ben Avenue
Rose Street
Pacific St
Palais Road
Winston Road
Sycamore Ave
Flower Avenue
Chestnut AveCourt Ave
Chanticleer Road
Eileen St
Ruthann Ave
Central Avenue
Main St
Chester Avenue
Fern Ave
4 5 1
2 3
6 Stanton Storm Channel
D:\Projects\3KTG\010400\MXD\MND\ex_Photo_Locations_20211103.mxd 500 250 0 500 ² Feet
Aerial Source: ESRI, MAXAR 2020
Site Photographs Exhibit 4-2a
Town Center Specific Plan Project
View 2 - Industrial
(03/04/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_SP.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_SP1_20211103.ai View 1 - Light Industrial
Site Photographs Exhibit 4-2b
Town Center Specific Plan Project
View 4 - Commercial
(03/04/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_SP.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_SP2_20211103.ai View 3 - Residential
Site Photographs Exhibit 4-2c
Town Center Specific Plan Project
View 6 - Disturbed
(03/04/2022 MMD) R:\Projects\KTG\3KTG010400\Graphics\MND\ex_SP.pdf D:\Projects\3KTG\010400\GRAPHICS\MND\ex_SP3_20211103.ai View 5 - Commercial
Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-5

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR buildings. A utility line pole is visible in the middle ground view. Minimal ornamental landscaping is shown adjacent to the left building.
 View 3 ‐ Residential, looking southeast from Court Avenue shows both single story and two-story single-family homes on a residential street. A wrought iron fence and a stucco/wood fence are shown on two of the properties. The third home has a driveway with parked vehicles. Ornamental landscaping and turf is visible through the wrought iron fences, and mature trees are to the right. An overhead utility line is visible in the background.
 View 4 – Commercial, looking northeast from Beach Boulevard shows typical single story commercial and retail on the east side of Beach Boulevard. Several overhead utility lines along Cerritos Avenue and in the alley behind the businesses are visible.

Ornamental trees are along Cerritos Avenue in the middle ground view. Beach Boulevard and its concrete median dominate the foreground view.  View 5 – Commercial, looking southeast along Beach Boulevard, shows various commercial uses. The building to the right is free standing whereas the two to the left are attached. Overhead utility lines are visible on the sidewalk along Beach Boulevard and in the alley behind the business. Beach Boulevard dominate the foreground view.

Ornamental landscaping including a palm tree is shown in the Beach Boulevard median.
 View 6 – Disturbed, looking northeast from Monroe Avenue, shows a disturbed and graded dirt lot. A series of metal bollards are shown in the foreground view. Overhead utility lines are visible in the middle ground and background views (along Beach Boulevard). A railroad spur is visible in the middle ground view. Ornamental landscaping and trees dominate the background view and surround the buildings.

Visual Changes
Short-Term
During demolition and construction activities within the Specific Plan area, there would be views of construction fencing and construction equipment; demolition and construction activities; additional construction signage and warning markers on roadways; short-term stockpiles of building materials and debris; and haul trucks to deliver building materials and to remove debris. While not all of these activities may occur simultaneously, it is possible they would occur in various stages. Depending upon the location of the site, construction activities would be visible from residential and non-residential uses within and adjacent to the Specific Plan area. However, the visual change during construction would be less than significant because of its temporary nature and because the views would be typical of construction sites in an urban environment. Additionally, views from the existing residential and commercial development are considered private and not public views, and as such they are not protected views.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-6

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Long-Term
The City is mostly built out and urbanized with various types of land uses. The Specific Plan area is developed with varying intensities of light industrial, retail/commercial, and residential land uses. New development within the Specific Plan area would occur through development of the few existing vacant lots remaining, redevelopment of existing lots, and consolidation of two or more lots. The Specific Plan also outlines specific standards for each of the above building types, which include site design, vehicle access and parking, mass and height, facades and window fenestration, projections, forms, and use specifications. In light of the overall Project objectives and specific improvement proposed, the long-term visual character and quality of the area would not be degraded but rather enhanced. It should also be noted that as the Specific Plan area is highly developed, with the exception of certain vacant parcels, there are no existing expanses of open space that would be visually degraded or impacted by development.

The Specific Plan includes four land use districts, which identifies the distribution of land uses throughout the approximately 156.9-acre Specific Plan area. The four districts proposed are: Town Center Mixed-Use, Town Center Industrial, Retail-Oriented Mixed-Use, and Town Center Residential. The Specific Plan includes design guidelines (Section 4 of Specific Plan), which provide the framework for landscape, streetscape, building architecture and overall character envisioned for the Town Center Specific Plan. The Specific Plan specifically identifies aesthetic enhancements to foster a cohesive identity within the area. The enhancements proposed include, but are not limited to, the gateway features, tree grates, landscape plantings, street trees, vehicular and pedestrian lighting, enhanced paving materials, and art features.

The four land use districts and potential visual changes are discussed below.

Town Center Mixed‐Use
Within the TCMU land use areas, the proposed Specific Plan would alter existing views which currently consist of primarily one- and two-story uses, as well as the disturbed/vacant railroad parcels. These vacant and underutilized sites would be developed with a variety of building types. Mixed-use development within the Specific Plan area may include a range of residential, commercial, and mixed-use development. As part of the vision for this district, future medium and high-density residential uses may include a retail component. In light of specific design guidelines and development standards proposed for this district, existing views of this area would be visually improved.

Town Center Industrial
The intent of the Town Center Industrial (TCI) land use district is to allow existing industrial businesses to continue, while facilitating new research and development and light-industrial uses that are compatible with neighboring residential uses. In addition to industrial uses, other compatible commercial uses that may retain an industrial or artistic character, may occur. By considering compatibility with the adjacent uses, such as residential, the redevelopment and future enhancements in this district would not result in visual impacts.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-7

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Retail‐Oriented Mixed‐Use
The intent of the Retail-Oriented Mixed-Use (ROMU) land use district is to encourage retail and mixed-use development in areas with a high degree of exposure to vehicular and anticipated pedestrian traffic. The ROMU district occurs primarily along Beach Boulevard and Main Street within the Specific Plan area. The intent of this district to create a true town center with mixed-uses that would cater to visitors. Thus, with implementation of design guidelines and development standards specifically envisioned for this district, no aesthetic impacts would be anticipated.

Town Center Residential
Neighborhoods within the existing residential land use district are designated to preserve the residential character of these places. Land uses within this area will be restricted to those uses currently allowed in the City’s residential zoning designation and development standards will preserve the residential character of the neighborhood.

Implementation of the Specific Plan would alter existing view in the residential areas to include residential buildings that would be designed to fit into the context of neighboring development as best possible. A mix of housing types appealing to a wide variety of residents and family sizes is encouraged. Townhouses may be located to transition between highdensity development and existing neighborhoods adjacent to the Specific Plan area. In light of this concept and with restrictions/limits in place, the visual quality of this area will be improved and not impacted with implementation of the proposed Project. Thus, no adverse aesthetics impacts are anticipated.

Impact Conclusion
The proposed Specific Plan would establish a vision for future development and revitalization within the area that would appear to transition from existing surrounding land uses to a variety of mixed uses within the Transit Plaza and along Main Street and Beach Boulevard. Although implementation of the proposed Specific Plan would alter the visual character of the area by redeveloping existing buildings with new construction and enhancing streetscapes, it would not degrade the existing visual character and quality of the area and its surroundings. The Specific Plan is a cohesive long-range plan for logical growth that would be compatible with existing adjacent neighborhoods. Overall, the proposed Specific Plan would establish a consistent and compatible framework for development that would improve the visual character of individual sites and the area as a whole. The addition of three future public open spaces throughout the Specific Plan area would introduce open space/recreational elements into an area that is devoid of open space. This future open space would include both passive and active landscaped open space areas for the public.

The Specific Plan contains the development specifications, regulations, and design guidelines for future development projects within the Specific Plan area. The design guidelines included in the Specific Plan assist in creating a consistent urban form and landscape character for private and public development within the Specific Plan area. The development standards establish permitted uses, building setbacks, and general development criteria and Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-8

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR requirements for the new residential development and redevelopment of existing uses.

Additional design regulations and guidelines are identified to further define the desired character and image of development in the Specific Plan, which include landscaping, streetscapes, plazas, pedestrian walkways and courtyards, and parking.

Additionally, it should be noted that any development within the Specific Plan area would be subject to review through the development application process and would be analyzed by the City to ensure that the development is consistent with the development regulations and requirements of the Specific Plan. Therefore, in light of the requirements in place, visual changes would be considered less than significant.

Further, in the absence of scenic resources in the vicinity of the site, the Project would not conflict with applicable zoning and other regulations governing scenic quality and resources.

Impacts would be less than significant, and no mitigation is required. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Less Than SignificantImpact. There are two primary sources of light: light emanating from building interiors that pass-through windows and light from exterior sources (e.g., street lighting, parking lot lighting, building illumination, security lighting, and landscape lighting).

Depending upon the location of the light source and its proximity to adjacent light sensitive uses, light introduction can be a nuisance, affecting adjacent areas and diminishing the view of the clear night sky. Spill light, or trespass light, is light that trespasses or “spills” off the intended area and illuminates adjacent property, and it is generally considered as unwanted.

An example would be light from a streetlight that enters an adjacent residential property.

The Specific Plan area is primarily developed and is already subject to various sources of lighting through streetlights; lighting from passing vehicles along these roadways; interior and exterior lighting from commercial and residential buildings, signage illumination, and security lighting. Implementation of the proposed Specific Plan would introduce new sources of light as identified in the Specific Plan document, including streetscape lighting (i.e., roadways lighting, pedestrian lighting, accent lighting, and decorative lighting), and streetscape lighting within public ROW would include, but not be limited to, street light fixtures, pedestrian-scaled light fixtures, lower-height pedestrian light fixtures such as bollards, accent lighting, and decorative lighting. Lighting within the streetscape and in public area would contribute to nighttime aesthetics, increase safety and visibility for drivers and pedestrians, and minimize light pollution and impacts on night sky. Future projects within the Specific Plan area would comply with the guidelines for streetscape lighting (RR AES-1) (Stanton 2021a).

Additionally, the Specific Plan guidelines pertaining to exterior lighting indicate that exterior lighting should be located to avoid light spillage onto adjacent property, especially when adjacent to residential or mixed-use development. Further, Section 4.7.2, Exterior Lighting, of the Specific Plan promotes consideration of sustainable lighting guidelines (i.e., use of high-efficiency solid-state LED lighting for outdoor uses and appropriate color spectral distribution to reduce glare and enhance safety and navigation) by future developers.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-9

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Implementation of the Specific Plan would occur in accordance with Section 20.300.080, Outdoor Light and Glare, of the City of Stanton Municipal Code (RR AES-1) (Stanton 2021a).

Section 20.300.080 establishes outdoor lighting standards in order to reduce the impacts of glare, light trespass, over lighting, sky glow, and poorly shielded or inappropriately directed lighting fixtures, and promote safety and encourage energy conservation. Proposed lighting would be designed in accordance with Section 20.300.080 which includes outdoor lighting fixtures to be designed, shielded, aimed, located, and maintained to shield adjacent properties and to not produce glare onto adjacent properties or roadways. Proposed lighting associated with the Specific Plan would not adversely affect any existing land uses within or adjacent to the Specific Plan area with compliance with regulatory requirement (RR AES-2) (Stanton 2021a. Potential impacts would be less than significant, and no mitigation is required.

During construction activities, security lighting in the evening and nighttime hours may be used. As applicable, construction lighting would be used in compliance with RR AES-2.

Because of its short-term nature, construction related lighting is considered temporary and therefore, impacts would be less than significant.

Glare is a common daytime phenomenon and is due mainly to the occurrence of a high number of days per year with direct sunlight and the presence of large reflective surfaces.

Excessive glare not only restricts visibility but also increases the ambient heat reflectivity in a given area. Glare is caused by light reflections from pavement, vehicles, and building materials such as reflective glass and polished surfaces. Glare can create hazards to motorists and nuisances for pedestrians and other viewers. The Specific Plan discourages the use of large expanses of reflective materials on building facades to minimize glare. Additionally, roofing material is encouraged to not be highly reflective. Specific building materials would be identified during the application process for new development It is anticipated that the use of glass would be confined to windows and thus would not generate substantial glare affecting surrounding uses. Therefore, with compliance with the Specific Plan guidelines potential glare impacts would be less than significant, and no mitigation is required.

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

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.

Mitigation Measures
Project implementation would not result in significant impacts related to Aesthetics; therefore, no mitigation measures are required.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-10

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Conclusion
The additional 139 units have no new significant impacts beyond the impacts analyzed in the GP EIR.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-11

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.2 AGRICULTURE AND FORESTRY RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency,
to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220[g]), timberland (as defined by Public Resources
Code section 4526), or timberland zoned Timberland
Production (as defined by Government Code Section
51104[g])?
d) Result in the loss of forest land or conversion of forest land to non-forest use?
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of
forest land to non-forest use?
2008 General Plan Update EIR
The analysis in the Initial Study for the GP EIR concluded that the General Plan Update would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use; would not conflict with existing zoning for agricultural use or a Williamson act contract; and would not involve other changes in the existing environment that could result in conversion of Farmland top non-agricultural use. Thus, this topic was focused out from further analysis in the GP EIR.

Supplemental Analysis
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non‐agricultural use?
No Impact. Based on latest farmland mapping published by the California Department of Conservation (2016), the Project site is designated in the Farmland Mapping and Monitoring Program (FMMP) as Urban and Built-Up Land (FMMP 2021). The Town Center Specific Plan area is developed with residential, industrial, and commercial land uses and located in an urbanized area. No portion of the Specific Plan area is located on land designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The Specific Plan does not include agricultural uses, and Project implementation would not result in conversion of Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-12

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR existing farmland to non-agricultural uses. Therefore, the Project does not affect an agricultural resource area and does not impact designated Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. No impact would occur, and no mitigation is required.
b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. The Project site consists of different zoning designations, including “CN” Commercial neighborhood Zone, “CG” Commercial General Zone, “PR” Parks and Recreation Zone, “OS” Open Space/Buffer Zone, “IG” Industrial General Zone, “RL” Single-Family Residential, “RM” Medium Density Residential, and “PI” Public Institutional Zone. The site is not being used, nor anticipated to be used or zoned for agricultural purposes. The Project site is not subject to a Williamson Act and does not contain Prime Farmland, Unique Farmland or Farmland of Statewide Importance, as discussed under Checklist Response

4.2(a), above. Therefore, implementation of the proposed Specific Plan would not result in any conflicts with existing zoning for agricultural use or a Williamson Act Contract. No impact would occur, and no mitigation is required.
c) Conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production?
No Impact. There is no forest land on the Project area and in the surrounding area, and the Specific Plan area is not zoned for forest land or timberland. The proposed Project would not conflict with existing zoning or cause rezoning of forest land, as defined pursuant to Public Resources Code Section 12220(g), timberland, as defined pursuant to Public Resources Code Section 4526, or timberland zoned Timberland Production, as defined pursuant to Government Code Section 51104(g). No impact would occur, and no mitigation is required. d) Result in the loss of forest land or conversion of forest land to non‐forest use? No Impact. As noted in Checklist Response 5.2(c), forest land does not occur on-site or in the surrounding area. Thus, implementation of the proposed Project would not result in conversion of forest land to non-forest land. No impact would occur, and no mitigation is required.
e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non‐agricultural use? No Impact. As has been previously noted in this section, the Project site is developed and located in an urbanized area of the City. The proposed Project does not involve converting farmland to non-agricultural use. Therefore, no impact would occur, and no mitigation is required.

Regulatory Requirements
No regulatory requirements have been identified.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-13

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Mitigation Measures
Project implementation would not result in significant impacts related to Agriculture and Forestry Resources; therefore, no mitigation measures are required.

Conclusion
The additional 139 units have no significant impacts beyond the impacts analyzed in the Initial Study for the General Plan Update.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-14

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.3 AIR QUALITY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation of the applicable air quality plan?
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard?
c) Expose sensitive receptors to substantial pollutant
concentrations?
d) Result in other emissions (such as those leading to odors adversely affecting a substantial number of people?
2008 General Plan Update EIR
The analysis in the GP EIR indicated that Citywide short-term construction activities under the General Plan Update could result in a cumulatively considerable increase of criteria pollutants violating air quality standards (significant unavoidable impact); a long-term mobile and stationary emissions within the City exceeding South Coast Air Quality Management District (SCAQMD) Air Quality Standards (significant unavoidable impact); an overall increase in carbon monoxide hotspot emissions within the City exceeding SCAQMD Air Quality Standards; and potentially conflict with implementation of the SCAG’s Regional Comprehensive Plan Guidelines and the SCAQMD’s Air Quality Management Plan. The cumulative impact pertaining to regional air quality levels was considered significant and unavoidable.

Introduction
The South Coast Air Quality Management District (SCAQMD) has established quantitative thresholds for short-term (construction) emissions and long-term (operational) emissions for the following criteria pollutants: ozone, carbon monoxide, nitrogen oxides, sulfur dioxide, and particulate matter 10 and 2.5 microns. The characteristics and health effects of these criteria pollutants are described below:
 Ozone (O3) is a nearly colorless gas that is formed by photochemical reaction (when nitrogen dioxide is broken down by sunlight). Ground-level O3 exposure can cause a variety of health problems, including lung irritation, wheezing, coughing, pain when taking a deep breath, and breathing difficulties during exercise or outdoor activities; permanent lung damage; aggravated asthma; and increased susceptibility to respiratory illnesses.
 Carbon monoxide (CO) is a colorless and odorless toxic gas which, in the urban environment, is associated primarily with the incomplete combustion of fossil fuels in motor vehicles. CO combines with hemoglobin in the bloodstream and reduces the Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-15

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR amount of oxygen that can be circulated through the body. High CO concentrations can lead to headaches, aggravation of cardiovascular disease, and impairment of central nervous system functions.
 Nitrogen oxides (NOx) are yellowish-brown gases, which at high levels can cause breathing difficulties. NOx are formed when nitric oxide (a pollutant from internal combustion processes) combines with oxygen.
 Sulfur dioxide (SO2) is a colorless, pungent gas formed primarily by the combustion of sulfur-containing fossil fuels. Health effects include acute respiratory symptoms and difficulty in breathing for children.
 Particulate Matter 10 (PM10) and Particulate Matter 2.5 (PM2.5) refer to particulate matter less than ten microns and two and one-half microns in diameter, respectively.

Particulates of this size cause a greater health risk than larger-sized particles since fine particles can more easily cause irritation. Particulate matter includes both aerosols and solid particles. An example of particulate matter is fugitive dust.

Short-term exposure to high PM2.5levels is associated with premature mortality and increased hospital admissions and emergency room visits. Long-term exposure to high PM2.5levels is associated with premature mortality and development of chronic respiratory disease. Short-term exposure to high PM10 levels is associated with hospital admissions for cardiopulmonary diseases, increased respiratory symptoms, and possible premature mortality.

The SCAQMD regulates air quality in the Orange County and is the agency principally responsible for comprehensive air pollution control in the South Coast Air Basin (SoCAB).

The SCAQMD develops rules and regulations, establishes permitting requirements for stationary sources, inspects emissions sources, and enforces such measures through educational programs or fines, when necessary. The SCAQMD is directly responsible for reducing emissions from stationary (area and point), mobile, and indirect sources. It has responded to this requirement by preparing a sequence of Air Quality Management Plans (AQMPs).

The 2022 AQMP was adopted on December 2, 2022, by the SCAQMD Governing Board. The 2022 AQMP is a regional and multi-agency effort among the SCAQMD, CARB, SCAG, and USEPA. The 2022 AQMP includes an analysis of emissions, meteorology, atmospheric chemistry, regional growth projections, and the impact of existing control measures. The purpose of the 2022 AQMP is to set forth a comprehensive program that would promote reductions in criteria pollutants, greenhouse gases, and toxic risk and efficiencies in energy use, transportation, and goods movement. The 2022 AQMP incorporates the latest scientific and technical information and planning assumptions, including SCAG’s 2020-2045 RTP/SCS; updated emission inventory methods for various source categories; and SCAG’s latest growth forecasts. The 2022 AQMP includes strategies and measures necessary to meet the NAAQS. The AQMP is based on projections of energy usage and vehicle trips from land uses within the SoCAB.

The 2022 AQMP evaluates integrated strategies and measures to meet the following NAAQS (SCAQMD 2022):

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-16

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR  8-hour O3 target of 80 parts per billion (ppb) by 2024, 75 ppb by 2032, 70 ppb by 2038;
 Annual PM2.5 (12 micrograms per cubic meter [µg/m3]) by 2025;  1-hour O3 (120 ppb) by 2023; and
 24-hour PM2.5 (35 µg/m3) by 2023.

The two principal criteria for conformance to an AQMP are:

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

2. Whether a project will exceed the assumptions in the AQMP based on the year of Project buildout.

To estimate if a project may adversely affect the air quality in the region, the SCAQMD has prepared the Air Quality Analysis Guidance Handbook (SCAQMD CEQA Handbook) to provide guidance to those who analyze the air quality impacts of projects. The SCAQMD CEQA Handbook provides significance thresholds for both construction and operation of projects within the SCAQMD’s jurisdictional boundaries. The SCAQMD recommends that projects be evaluated in terms of the quantitative thresholds established to assess both the regional and localized impacts of project-related air pollutant emissions. The SCAQMD CEQA Handbook states that any project in the SoCAB with daily emissions that exceed any of the identified significance thresholds may have an individually and cumulatively significant air quality impact. The City of Stanton uses the current SCAQMD thresholds to determine whether a project would have a significant impact. These SCAQMD thresholds are identified in Table 4-1, South Coast Air Quality Management District Air Quality Significance Thresholds (SCAQMD 2019).

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-17

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐1

SOUTH COAST AIR QUALITY MANAGEMENT

DISTRICT AIR QUALITY SIGNIFICANCE

THRESHOLDS
Mass Daily Thresholds (lbs./day)
Pollutant Construction Operation
VOC 75 55
NOx 100 55
CO 550 550
PM10 150 150
PM2.5 55 55
SOx 150 150
Lead 3 3
lbs./day: pounds per day; VOC: volatile organic compound; NOx: nitrogen oxides; CO:
carbon monoxide; PM10: respirable particulate matter 10 microns or less in diameter; PM2.5: fine particulate matter 2.5 microns or less in diameter; SOx: sulfur oxides.

Source: SCAQMD 2019.

Existing Air Quality Conditions
The monitoring data presented in Table 4-2, Air Quality Measurements at the Anaheim Monitoring Station, were obtained from CARB. Federal and State air quality standards are presented with the number of times those standards were exceeded. The Project site is in the area represented by measurements made at the Anaheim-Pampas Lane (Anaheim) Monitoring Station, located on 1630 West Pampas Lane, Anaheim. Table 4-2 shows the pollutant levels for CO, O3, NO2, PM2.5, and PM10.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-18

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐2

AIR QUALITY MEASUREMENTS AT THE ANAHEIM MONITORING

STATION
Pollutant
California
Standard
National
Standard Year Max. Level a
State
Standard
Days Exceeded
National
Standard
Days Exceeded
CO
(1 hour) 20 ppm 35 ppm
2018 2.3 0 0
2019 1.3 0 0
2020 1.7 0 0
CO
(8 hour) 9 ppm 9 ppm
2018 1.9 0 0
2019 2.4 0 0
2020 2.3 0 0
O3
(1 hour) 0.09 ppm None
2018 0.112 1 1
2019 0.096 1 1
2020 0.142 6 15
O3
(8 hour) 0.070 ppm 0.070 ppm
2018 0.071 N/A 1
2019 0.082 N/A 1
2020 0.097 N/A 15
NO2
(1 Hour) 0.18 ppm 0.100 ppm
2018 0.0660 0 0
2019 0.0594 0 0
2020 0.0709 0 0
PM10
(24 hour) 50 µg/m3 150 µg/m3
2018 129 13 0
2019 127 13 0
2020 120 13 0
PM2.5
(24 Hour) None 35 µg/m3
2018 68.0 N/A 7
2019 37.1 N/A 4
2020 41.4 N/A 1
O3: ozone; ppm: parts per million; PM10: respirable particulate matter with a diameter of 10 microns or less; µg/m3:
micrograms per cubic meter; AAM: annual arithmetic mean; NO2: nitrogen dioxide; CO: carbon monoxide; PM2.5: fine particulate matter with a diameter of 2.5 microns or less N/A indicates that there is no applicable standard.
a California maximum levels were used.

Regulatory Background
The U.S. Environmental Protection Agency (USEPA) defines seven “criteria” air pollutants, as described above. These pollutants are called criteria pollutants because the USEPA has established National Ambient Air Quality Standards (NAAQS) for the concentrations of these pollutants (USEPA 2014). The California Air Resources Board (CARB) has also established standards for the criteria pollutants, known as California Ambient Air Quality Standards (CAAQS), and the State standards are generally more restrictive than the NAAQS. When a region has air quality that fails to meet the standards, the USEPA and the CARB designate the region as “nonattainment” and the regional air quality agency must develop plans to attain the standards.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-19

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Based on monitored air pollutant concentrations, the USEPA and the CARB designate an area’s status in attaining the NAAQS and the CAAQS, respectively, for selected criteria pollutants. These attainment designations are shown in Table 4-3. As identified in Table 4-3, Orange County is a nonattainment area for O3, PM10, and PM2.5 for the State standards and a nonattainment area for O3, and PM2.5 for the federal standards.

TABLE 4‐3

ATTAINMENT STATUS OF CRITERIA POLLUTANTS

IN THE SOUTH COAST AIR BASIN
Pollutant State Federal
O3 (1 hour) Nonattainment No standards
O3 (8 hour) Nonattainment Nonattainment
PM10 Nonattainment Attainment/Maintenance
PM2.5 Nonattainment Nonattainment
CO Attainment Unclassified/Attainment
NO2 Attainment Unclassified/Attainment
SO2 Attainment Attainment
Lead Attainment Attainment/Nonattainment*
All others Attainment/Unclassified No standards
O3: ozone; PM2.5: respirable particulate matter 10 microns or less in diameter; PM2.5: fine particulate matter 2.5 microns or less in diameter; CO: carbon monoxide; NO2: nitrogen dioxide; SO2: sulfur dioxide; SoCAB: South Coast Air Basin.
* Los Angeles County is classified nonattainment for lead; the remainder of the SoCAB is in attainment of the State and federal standards.

Source: CARB 2018
CARB, a part of the California Environmental Protection Agency (CalEPA), is responsible for coordinating and administering both the federal and State air pollution control programs in California. In this capacity, CARB conducts research, sets the CAAQS (as shown in Table 4-4), compiles emission inventories, develops suggested control measures, oversees local programs, and prepares the State Implementation Plan (SIP). For regions that do not attain the CAAQS, CARB requires the air districts to prepare plans for attaining the standards. These plans are then integrated into the SIP. CARB establishes emissions standards for (1) motor vehicles sold in California, (2) consumer products (e.g., hair spray, aerosol paints, barbecue lighter fluid), and (3) various types of commercial equipment. It also sets fuel specifications to further reduce vehicular emissions.

Ozone (O3) is a secondary pollutant and is created when nitrogen oxides (NOx) and volatile organic compounds (VOCs) react in the presence of sunlight. The predominant source of air emissions generated by Project development would be from vehicle emissions. Motor vehicles primarily emit CO, NOx, and VOCs. The NAAQS and CAAQS are designed to protect the health and welfare of the populace within a reasonable margin of safety. The NAAQS and CAAQS for O3, CO, NO2, SO2, PM10, PM2.5, and lead are shown in Table 4-4.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-20

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐4

CALIFORNIA AND FEDERAL AMBIENT AIR QUALITY STANDARDS
Pollutant Averaging Time
California
Standards
Federal Standards
Primary a Secondary b
O3
1 Hour 0.09 ppm (180 µg/m3) – –
8 Hour 0.070 ppm (137
µg/m3) 0.070 ppm (137 µg/m3) Same as Primary
PM10 24 Hour 50 µg/m3 150 µg/m3 Same as Primary
AAM 20 µg/m3 – Same as Primary
PM2.5 24 Hour – 35 µg/m3 Same as Primary
AAM 12 µg/m3 12.0 µg/m3 15.0 µg/m3
CO
1 Hour 20 ppm (23 mg/m3) 35 ppm (40 mg/m3) –
8 Hour 9.0 ppm (10 mg/m3) 9 ppm (10 mg/m3) –
8 Hour
(Lake Tahoe) 6 ppm (7 mg/m3) – –
NO2
AAM 0.030 ppm (57 µg/m3) 0.053 ppm (100 µg/m3) Same as Primary 1 Hour 0.18 ppm (339 µg/m3) 0.100 ppm (188 µg/m3) –
SO2
24 Hour 0.04 ppm (105 µg/m3) – –
3 Hour – – 0.5 ppm
(1,300 µg/m3)
1 Hour 0.25 ppm (655 µg/m3) 0.075 ppm (196 µg/m3) –
Lead
30-day Avg. 1.5 µg/m3 – –
Calendar Quarter – 1.5 µg/m3
Same as Primary Rolling 3-month Avg. – 0.15 µg/m3
Visibility
Reducing
Particles
8 Hour
Extinction coefficient
of 0.23 per km –
visibility ≥ 10 miles
(0.07 per km – ≥30
miles for Lake Tahoe) No
Federal
Standards Sulfates 24 Hour 25 µg/m3
Hydrogen
Sulfide 1 Hour 0.03 ppm (42 µg/m3)
Vinyl
Chloride 24 Hour 0.01 ppm (26 µg/m3)
O3: ozone; ppm: parts per million; µg/m3: micrograms per cubic meter; PM10: respirable particulate matter 10 microns or less in diameter; AAM: Annual Arithmetic Mean; –: No Standard; PM2.5: fine particulate matter 2.5 microns or less in diameter; CO: carbon monoxide; mg/m3: milligrams per cubic meter; NO2: nitrogen dioxide; SO2: sulfur dioxide; km:
kilometer.
a National Primary Standards: The levels of air quality necessary, within an adequate margin of safety, to protect the public health.
b National Secondary Standards: The levels of air quality necessary to protect the public welfare from any known or anticipated adverse effects of a pollutant.

Note: More detailed information in the data presented in this table can be found at the CARB website (www.arb.ca.gov).

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-21

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Supplemental Analysis
a) Conflict with or obstruct implementation of the applicable air quality plan? Less Than Significant Impact. CEQA requires a discussion of any inconsistencies between a project and applicable General Plans (GPs) and regional plans (CEQA Guidelines Section 15125). The regional plan that applies to the proposed Project includes the SCAQMD’s AQMP, as discussed above.

The SCAQMD CEQA Handbook states that “New or amended GP Elements (including land use zoning and density amendments), Specific Plans, and significant projects must be analyzed for consistency with the AQMP”. Strict consistency with all aspects of the plan is usually not required. A project should be considered to be consistent with the AQMP if it furthers one or more policies and does not obstruct other policies. The SCAQMD CEQA Handbook identifies two key indicators of consistency, as discussed above:

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

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

Both criteria are evaluated for the Project, as shown below.

With respect to the first criterion, based on the air quality modeling analysis conducted for the proposed Project [thresholds 4.3(b) and 4.3(c), below)], construction and operation of the Project would not exceed the SCAQMD’s CEQA thresholds of significance and consequently would not result in an increase in the frequency or severity of existing air quality violations nor cause or contribute to new violations, or delay timely attainment of air quality standards or the interim emissions reductions in the AQMP. Therefore, the Project is consistent with the first criterion.

With respect to the second criterion, the proposed Project was assessed as to whether it would exceed the assumptions in the AQMP. The SCAQMD’s current air quality planning document is the 2022 Air Quality Management Plan (2022 AQMP). The AQMP is a regional and multi-agency effort among the SCAQMD, CARB, SCAG, and USEPA. The 2022 AQMP includes an analysis of emissions, meteorology, atmospheric chemistry, regional growth projections, and the impact of existing control measures. The purpose of the 2022 AQMP is to set forth a comprehensive program that would promote reductions in criteria pollutants, greenhouse gases, and toxic risk and efficiencies in energy use, transportation, and goods movement. The 2022 AQMP incorporates the latest scientific and technical information and planning assumptions, including SCAG’s 2020-2045 RTP/SCS RTP/SCS; updated emission inventory methods for various source categories; and SCAG’s latest growth forecasts. The 2022 AQMP includes strategies and measures necessary to meet the NAAQS. The AQMP is based on projections of energy usage and vehicle trips from land uses within the SoCAB.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-22

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR As discussed previously, the Specific Plan area currently consists of different zones. Most of the Specific Plan area is zoned “Industrial General” (IG). Businesses fronting Beach Boulevard are generally zoned “Commercial Neighborhood” (CN) and “Commercial General” (CG). Existing residential neighborhoods are zoned “Medium Density Residential” (RM).

Small portions of the Specific Plan area are zoned “Open Space/Buffer” (OS), “Parks and Recreation” (PR), and Public Institutional” (PI). The entire area will be rezoned as “Town Center Specific Plan” (TCSP). The Town Center Specific Plan will become the implementing document for the Specific Plan area. Neighborhoods within the 13.9-acre Existing Residential land use district are designated to preserve the residential character of these places. Land uses within this area would be restricted to those uses currently allowed in the City’s residential zoning designation and development standards would preserve the residential character of the neighborhood. The 139 additional residential units within the Specific Plan over the course of 30 years is not substantial and would assist with the housing deficiency.

The Orange County Business Council’s 2019-20 Workforce Housing Scorecard states that there is an existing housing shortfall of 58,000 units and anticipates that this shortfall will grow to 114,031 units by 2045. This housing shortfall will be met with housing outside of Orange County which will result in longer vehicle trips by employees living outside of Orange County and commuting there for employment. These longer vehicle trips will result in more air pollutant emissions. Development of residential units proposed by the Project will assist Orange County in meeting its housing demand and will reduce vehicular emissions. Section

4.14 Population and Housing of this Subsequent IS/MND also analyzes planned population growth within the City and found that the Project would not result in substantial unplanned indirect population growth.

In addition, the Specific Plan has numerous sustainability guidelines which promote energy efficiency such as installation of high R-value wall and ceiling thermal insulation, incorporation of Low-E windows or use Energy Star window, high-efficiency lighting, and inclusion of electric vehicle charging infrastructure. Other sustainability guidelines address exterior lighting, minimization of heat islands, and water conservation. As such, the proposed Project is not anticipated to exceed the AQMP assumptions for the Project site and is found to be consistent with the AQMP for the second criterion. Therefore, the Project would not result in an inconsistency with the SCAQMD’s 2022 AQMP. Less than significant impacts would occur, and no mitigation is required.
b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non‐attainment under an applicable federal or state ambient air quality standard?
Less Than Significant Impact. Orange County is a nonattainment area for O3, PM10, and PM2.5, as shown in Table 4-3. The Project would generate PM10, PM2.5, NO2, and O3 precursors (NOx and VOC) during short-term construction and long-term operations. It should be noted that for purposes of analysis in this section, “Project” is inclusive of all future projects within the Specific Plan area.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-23

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Construction Impacts
Construction-Related Regional Impacts
A project may have a significant impact where project-related emissions would exceed federal, State, or regional standards or thresholds, or where project-related emissions would substantially contribute to an existing or projected air quality violation.

A project with daily emission rates below the SCAQMD’s established air quality significance thresholds (shown in Table 4-1) would have a less than significant impact on regional air quality. Project emissions were estimated using the California Emissions Estimator Model (CalEEMod) version 2022.1.1.20 computer program. CalEEMod is designed to model construction and operational emissions for land development projects and allows for the input of project specific information. The CalEEMod inputs for construction emissions were based on the Project’s construction assumptions and default assumptions derived from CalEEMod. All construction activities shall be conducted in compliance with South Coast Air Quality Management District’s (SCAQMD’s) Rule 403, Fugitive Dust, for controlling fugitive dust and avoiding nuisance (RR AQ-1) (SCAQMD 2022)
Table 4-5, Estimated Maximum Daily Construction Emissions, presents the estimated maximum daily emissions during construction of the proposed Project (all future projects) and compares the estimated emissions with the SCAQMD’s daily regional emission thresholds. These estimated maximum daily emissions are based on the construction schedule of two years based on CalEEMod’s default data. However, the Specific Plan is anticipated to occur over an approximate 30-year time frame and consequently emissions may be spread over a longer time frame than two years, which would reduce the intensity of construction activities and its associated emissions. To provide a conservative analysis, construction activities were assumed to occur in 2024 and 2025 because air pollution from vehicles become progressively lower in the future due to the phase-out of older more polluting engines and the phase-in of cleaner vehicles. As such, use of a two-year construction period and near-term construction vehicles within CalEEMod represents a conservative analysis of potential air quality impacts. As shown in Table 4-5, all Projectrelated construction emissions would be below the regional significance thresholds. As such, construction impacts would be less than significant, and no mitigation is required.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-24

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐5

ESTIMATED MAXIMUM DAILY CONSTRUCTION EMISSIONS
Year
Emissions (lbs./day)
VOC NOx CO SOx PM10 PM2.5
2024 4 36 34 <1 7 4
2025 49 11 19 <1 2 1
Maximum Emissions 49 36 34 <1 7 4
SCAQMD Thresholds (Table 8‐1) 75 100 550 150 150 55
Exceeds SCAQMD Thresholds? No No No No No No
lbs./day: pounds per day; VOC: volatile organic compound; NOx: nitrogen oxides; CO: carbon monoxide; SOx:
sulfur oxides; PM10: respirable particulate matter 10 microns or less in diameter; PM2.5: fine particulate matter 2.5 microns or less in diameter; SCAQMD: South Coast Air Quality Management District.

See Appendix A, Air Quality and Greenhouse Gas Emissions Modeling Data, for CalEEMod model outputs.

Cumulative Construction Impacts
Construction activities associated with the proposed Project would result in less than significant construction-related regional and localized air quality impacts, as quantified above in Table 4-5, Estimated Maximum Daily Construction Emissions, and Table 4-7, Localized Significance Threshold Construction Emissions (discussed under Threshold 4.3c), respectively. Short-term cumulative impacts related to air quality could occur if construction of the future project within the Specific Plan area and other projects in the surrounding area were to occur simultaneously. In particular, with respect to local impacts, the consideration of cumulative construction particulate (PM10 and PM2.5) impacts is limited to cases when projects constructed simultaneously are within a few hundred yards of each other because of: (1) the combination of the short range (distance) of particulate dispersion (especially when compared to gaseous pollutants), and (2) the SCAQMD’s required dust-control measures (RR AQ-1), which further limit particulate dispersion from the Project site.

SCAQMD’s policy with respect to cumulative impacts associated with the above-referenced pollutants and their precursors is that impacts that would be directly less than significant on a project level would also be cumulatively less than significant. Because the Project’s construction emissions are below the SCAQMD’s regional and local significance thresholds, local construction emissions would not be cumulatively considerable, and the impact would be less than significant. No mitigation is required.

Operational Impacts
The following section provides an analysis of potential long-term air quality impacts to regional air quality with the long-term operation of the proposed Project (future projects within the Specific Plan area). The potential operations-related air emissions have been analyzed below for the regional and local criteria pollutant emissions and cumulative impacts.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-25

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Operations-Related Regional Impacts
Operational emissions associated with the Project are comprised of area, energy, and mobile source emissions. The principal source of VOC emissions associated with the Project would result from consumer products associated with residential uses. Area and energy source emissions are based on CalEEMod assumptions for the specific land uses and size. Mobile source emissions are based on estimated Project-related trip generation forecasts, as contained in the Stanton Town Center Specific Plan Traffic Impact Study. The Project would generate 937 daily trips on the weekday, 1,042 Saturday trips, and 894 Sunday trips. The peak day operational emissions for VOC, NOx, CO, SOx, PM10, and PM2.5 daily emissions that would be created from the Project’s long-term operation have been calculated and are summarized below in Table 4-6, Peak Daily Operational Emissions.

TABLE 4‐6

PEAK DAILY OPERATIONAL EMISSIONS
Source
Emissions (lbs./day)*
VOC NOx CO SOx PM10 PM2.5
Area sources 4 <1 8 <1 <1 <1
Energy sources <1 1 <1 <1 <1 <1
Mobile sources 4 2 28 <1 5 1
Total Operational Emissions* 8 3 36 <1 5 1
SCAQMD Significance Thresholds
(Table 4‐1) 55 55 550 150 150 55
Significant Impact? No No No No No No
lbs./day: pounds per day; VOC: volatile organic compound; NOx: nitrogen oxides; CO: carbon monoxide; SOx: sulfur oxides; PM10: respirable particulate matter 10 microns or less in diameter; PM2.5: fine particulate matter 2.5 microns or less in diameter; SCAQMD: South Coast Air Quality Management District. * Some totals do not add due to rounding.

See Appendix A, Air Quality and Greenhouse Gas Emissions Modeling Data, for CalEEMod model outputs.

The emissions generated by the Project shown in Table 4-6 shows that none of the analyzed criteria pollutants would exceed the regional emissions operational thresholds. Therefore, a less than significant regional air quality impact would occur from operation of the Project, and no mitigation is required.

Cumulative Operational Impacts
As shown in Table 4-6, Peak Daily Operational Emissions, and Table 4-8, Localized Significance Thresholds Operational Emissions (under Threshold 4.3c, below) operational emissions of VOC, NOx, CO, SOx, PM10, and PM2.5 would be below the SCAQMD CEQA significance thresholds. Consistent with the approach described above (under Cumulative Construction Impacts), SCAQMD’s policy with respect to cumulative impacts associated with the above-referenced pollutants and their precursors is that impacts that would be directly less than significant on a project level would also be cumulatively less than significant.

Therefore, because the Project’s operational emissions are less than the respective SCAQMD daily operational thresholds, the Project’s operations phase activities would not contribute Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-26

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR to a cumulatively considerable increase of a pollutant for which the SoCAB is in nonattainment. Emissions of nonattainment pollutants or their precursors would not be cumulatively considerable and would be less than significant. No mitigation is required.

Cumulative Health Impacts
The SoCAB is designated as nonattainment for O3, PM10, and PM2.5, which means that the background levels of those pollutants are, at times, higher than the ambient air quality standards. The air quality standards were set to protect public health, including the health of sensitive individuals (the elderly, children, and the sick). Therefore, when the concentrations of those pollutants exceed the standard, it is likely that some sensitive individuals in the population would experience health effects. These health effects are not identified for specific individual receptors nor does the analysis identify the magnitude of health effects. The regional analysis detailed above found that the Project would not exceed the SCAQMD regional significance thresholds for VOC and NOx (ozone precursors), PM10, and PM2.5. As such, the Project would result in a less than significant cumulative health impact, and no mitigation is required.
c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact. A significant impact may occur when a project would generate pollutant concentrations to a degree that would significantly affect sensitive receptors (i.e., populations that are more susceptible to the effects of air pollution than the population at large). Exposure of sensitive receptors is addressed for emissions from construction and operation of the proposed Project. To address construction activities, the analysis below includes the following analyses: localized air quality impacts from construction and toxic air contaminants (TACs), specifically diesel particulate matter (DPM) from on-site construction. To address operational emissions exposure to sensitive receptors, the analysis below discusses local air quality impacts from on-site operations and CO hotspots. Operational, long-term TACs may be generated by some industrial land uses; commercial land uses (e.g., gas stations and dry cleaners); and diesel trucks on freeways.

Residential uses do not generate substantial quantities of TACs and are therefore not addressed further in this analysis.

Construction
Localized Criteria Pollutants from On-Site Construction In addition to the mass daily emissions thresholds established by the SCAQMD, short-term local impacts to nearby sensitive receptors from on-site emissions of NOx, CO, PM10, and PM2.5 are examined based on SCAQMD localized significance threshold (LST) methodology.

To assess local air quality impacts for development projects without complex dispersion modeling, the SCAQMD developed screening (lookup) tables to assist lead agencies in evaluating impacts.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-27

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR The LST method is recommended to be limited to projects that are five acres or less. For the purposes of an LST analysis, the SCAQMD considers receptors where it is possible that an individual could remain for 1 hour for NO2 and CO exposure and 24 hours for PM10 and PM2.5 exposure. The emissions limits in the lookup tables are based on the SCAQMD’s Ambient Air Quality Standards. It is currently unknown where the closest receptors would be located to the Project site. As such, the emissions thresholds for receptors are set within 25 meters (82 feet) of the Project site, which is the closest available threshold. The thresholds for receptors located farther away would be higher, and the Project emissions would be a smaller fraction of the thresholds.

Table 4-7, Localized Significance Threshold Construction Emissions, shows the maximum daily on-site emissions for construction activities compared with the SCAQMD LSTs with receptors within 25 meters. The Project’s maximum daily on-site emissions would occur during the grading phase in 2024. As shown in Table 4-7, the localized emissions from the Project would be below the thresholds, and no significant impacts would result to sensitive receptors. No mitigation is required.

TABLE 4‐7

LOCALIZED SIGNIFICANCE THRESHOLD CONSTRUCTION EMISSIONS Emissions and Thresholds
Emissions (lbs./day)
NOx CO PM10 PM2.5
Project maximum daily on-site emissions 36 33 7 4
SCAQMD Localized Significance Threshold a 171 1,160 12 6 Exceed threshold? No No No No
lbs./day: pounds per day; NOx: nitrogen oxides; CO: carbon monoxide; PM10: respirable particulate matter 10 microns or less in diameter; PM2.5: fine particulate matter 2.5 microns or less in diameter. a Data is for SCAQMD Source Receptor Area 17, Central Orange County, 25-meter distance, 4.5 acres of daily soil disturbance.

See Appendix A, Air Quality and Greenhouse Gas Emissions Modeling Data, for CalEEMod outputs.

Toxic Air Contaminant Emissions from On-Site Construction Construction activities would result in short-term, project-generated emissions of DPM from the exhaust of off-road, heavy-duty diesel equipment used for site preparation (e.g., demolition, excavation, and grading); paving; building construction; and other miscellaneous activities. CARB identified DPM as a TAC in 1998. The dose to which receptors are exposed is the primary factor used to determine health risk. Dose is a function of the concentration of a substance or substances in the environment and the duration of exposure to the substance. Thus, the risks estimated for a maximally exposed individual (MEI) are higher if a fixed exposure occurs over a longer time period. According to the Office of Environmental Health Hazard Assessment (OEHHA), health risk assessments—which determine the exposure of sensitive receptors to TAC emissions—should be based on a 40- year exposure period; however, such assessments should be limited to the period/duration of activities associated with the project.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-28

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR There would be relatively few pieces of off-road, heavy-duty diesel equipment in operation, and the total construction period would be relatively short to construct 139 dwelling units when compared to a 40-year exposure period. In addition, the 139 dwelling units may be constructed in different locations, which would further dilute the intensity of emissions by a reduced construction period and less equipment exhaust exposure because the activities are distributed in different geographic locations. Combined with the highly dispersive properties of DPM over a large project area and additional reductions in particulate emissions from newer construction equipment, as required by USEPA and CARB regulations, construction emissions of TACs would not expose sensitive receptors to substantial emissions of TACs. The impact would be less than significant, and no mitigation is required.

Operation
Localized Criteria Pollutants from On-site Operations
Project-related air emissions may have the potential to exceed the State and federal air quality standards in the vicinity of the Project even though these pollutant emissions may not be significant enough to create a regional impact to the SoCAB. Project-related air emissions from on-site sources such as architectural coatings, landscaping equipment, and on-site usage of natural gas appliances may have the potential to generate emissions that exceed the State and federal air quality standards in the vicinity of the Project even though these pollutant emissions may not be significant enough to create a regional impact to the SoCAB.

The local air quality emissions from on-site operations were analyzed using the SCAQMD’s Mass Rate LST Look-up Tables and the LST Methodology. Table 4-8, Localized Significance Threshold Operational Emissions, shows the on-site operational emissions from area sources, energy usage, vehicles operating on-site, and the calculated emissions thresholds.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-29

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐8

LOCALIZED SIGNIFICANCE THRESHOLD OPERATIONAL

EMISSIONS
On‐Site Emission Source
Pollutant Emissions (pounds/day)
NOx CO PM10 PM2.5
Area Sources <1 8 <1 <1
Energy Sources <1 <1 <1 <1
Mobile Sources a <1 2 <1 <1
Project’s total maximum daily on-site
emissions 1 10 <1 <1
SCAQMD Localized Significance Threshold b 98 60 1 1
Exceeds Threshold? No No No No
lbs./day: pounds per day; NOx: nitrogen oxides; CO: carbon monoxide; PM10: respirable particulate matter 10 microns or less in diameter; PM2.5: fine particulate matter 2.5 microns or less in diameter. a Onsite vehicle emissions based on 5% of the gross vehicular emissions, which is the estimated portion of vehicle emissions occurring within a quarter mile of the Project site. b Data is for SCAQMD Source Receptor Area 17, Central Orange County, with a source receptor distance of 25-meters, 4.5 acres.

See Appendix A, Air Quality and Greenhouse Gas Emissions Modeling Data, for CalEEMod outputs.

The data provided in Table 4-8 shows that the operations of the Project would not exceed the local NOx, CO, PM10, and PM2.5 thresholds of significance. Therefore, operation of the Project would create a less than significant impact to sensitive receptors, and no mitigation is required.

Carbon Monoxide Hotspot
In an urban setting, vehicle exhaust is the primary source of CO. Consequently, the highest CO concentrations generally are found close to congested intersections. Under typical meteorological conditions, CO concentrations tend to decrease as the distance from the emissions source (e.g., congested intersection) increases. Therefore, for purposes of providing a conservative worst-case impact analysis, CO concentrations typically are analyzed at congested intersection locations. If impacts are less than significant close to congested intersections, impacts would also be less than significant at more distant sensitive-receptor and other locations. Per the Traffic Study prepared for the proposed Project, implementation of the Project would result in 56 trips in the AM peak hour and 71 trips in the PM peak hour with a total of 937 trips per day. The 2003 AQMP and the 1992 Federal Attainment Plan for Carbon Monoxide evaluated numerous intersections for the potential to result in CO hotspots and found that the 1-hour CO standard (20.0 ppm) would likely not be exceeded until the daily traffic at the intersection exceeded more than 400,000 vehicles per day. Because the roadways proximate to the Project site have substantially less traffic than 400,000 trips per day, CO concentrations at nearby roadway intersections are anticipated to be substantially less than the CO ambient air quality standards. Moreover, vehicle standards have become increasingly more stringent since 1992 and background CO concentrations are less than in 1992. As such, existing CO concentrations would be less than the ambient air quality concentration standards, and the small contribution of Project- Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-30

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR related traffic would likewise not result in CO concentrations that would exceed either the State or federal ambient air quality standards. The Project would result in less than significant impacts related to CO hotspots, and no mitigation is required. d) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Less Than SignificantImpact. Project construction would use equipment and activities that could result in other emissions (such as those leading to odors). However, these odors would be typical during construction and not significantly objectionable. Potential construction odors include on-site construction equipment’s diesel exhaust emissions as well as roofing, painting, and paving operations. There may be situations where construction activity odors could be noticed; however, these odors would be temporary and would dissipate rapidly from the source with an increase in distance. These odors would not be of such magnitude to cause a public nuisance. Therefore, the impacts would be short-term; would not affect a substantial number of people; and would be less than significant, and no mitigation is required.

According to the SCAQMD CEQA Handbook, land uses associated with odor complaints typically include agricultural uses, sewer treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding. The Project does not include any uses identified by the SCAQMD as being associated with odors, and therefore, would not produce objectionable odors. In addition, the Project uses are regulated from nuisance odors or other objectionable emissions by SCAQMD Rule 402, Nuisance (RR AQ-2).

Rule 402 prohibits discharge from any source of air contaminants or other material, which would cause injury, detriment, nuisance, or annoyance to people or the public. Overall, there would be a less than significant impact, and no mitigation is required (SCAQMD 2022).

Regulatory Requirements
RR AQ‐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).

RR AQ‐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).

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-31

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Mitigation Measures
Project implementation would not result in significant impacts related to Air Quality; therefore, no mitigation measures are required.

Conclusion
The additional 139 units have no new significant impacts beyond the impacts analyzed in the GP EIR.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-32

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.4 BIOLOGICAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat conservation plan?
2008 General Plan Update EIR
The analysis in the Initial Study for the GP EIR concluded that the General Plan Update would not have an impact, directly or through habitat modifications, on any candidate, sensitive, or special status species; would not have an effect on any riparian habitat or other sensitive natural community; would not affect federally protected wetlands; would not interfere with the movement of any native resident or migratory fish or wildlife species; would not conflict with any local policies or ordinances protecting biological resources such as a tree preservation policy; and would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved, regional, or state habitat conservation plan. Thus, this topic was focused out from further analysis in the GP EIR.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-33

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Supplemental Analysis
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S, Fish and Wildlife Service?
No Impact. The Specific Plan area is located within an urbanized area and currently consists of a mix of land uses including industrial uses, commercial, single- and multi- family residential, and railroad right of way. As a result of urbanization, the entire Project area and immediate surrounding areas are fully developed and no longer support naturally vegetated areas or stands of native vegetation. The vegetation in the Project area consists of ornamental landscaping including mature trees, shrubs, and open turf, which provide minimal foraging habitat for common animal species that are typically found in urban areas.

Thus, the site does not contain any habitat suitable for special status plant and animal species, and as such none occurs in the Project area. Further, review of the U.S. Fish and Wildlife Service’s (USFWS’) Critical Habitat for Threatened and Endangered Species shows that there are no designated critical habitat areas in or near the City or the Specific Plan area.

The nearest critical habitats are located approximately 6.5 miles to the northeast in West Coyote Hills (east of Route 39/Beach Boulevard, South of Route 9/Imperial Boulevard, north of Rosecrans Avenue, and west of Euclid Street) and approximately 7.5 miles to the south in Huntington Beach State Park in the City of Huntington Beach adjacent to the Santa Ana River (USFWS 2021).

The proposed Project would not impact any candidate, sensitive, or special status species, as identified in the local or regional plans, policies, or regulations by the California Department of Fish and Wildlife (CDFW) or USFWS, and no mitigation is required. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service? No Impact. The Project area is developed with the exception of a few vacant disturbed parcels and does not contain any riparian habitat or other sensitive natural community. No natural sensitive communities have been identified in local or regional plans or by the CDFW or by the USFWS occur within the Specific Plan area. The existing Project area is generally comprised of impervious surfaces from infill development with scattered ornamental landscaping including mature trees, shrubs, and open turf. There would be no impact to riparian habitats or sensitive natural vegetation communities, and no mitigation is required. c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
No Impact. As previously described in Checklist Response 4.4(a), the Project site is developed and within an urbanized area. The Project area is devoid of any wetlands, including marsh, vernal pool and is not in proximity to the coast. As such, it would not impact Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-34

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR any wetlands through direct removal, filling, and other means. Thus, no impacts would occur, and no mitigation is required.
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors or impede the use of native wildlife nursery sites?
Less Than Significant Impact with Mitigation Incorporated. The Project area is within and surrounded by urban infill development as discussed in Checklist Response 4.4(a). The City currently has eight public parks, four of which are near the Project area (Martha Wesihaupt Linear Park, Stanton Central Park, Veterans Memorial Park, and Zuniga Park); however, no parks and/or open space exists in the Specific Plan area. Additionally, the Specific Plan area lacks connectivity to natural open space areas and is not within any regionally or locally recognized wildlife movement corridors. The Project site is isolated from regional wildlife corridors and linkages, and there are no riparian corridors, creeks, or useful patches of steppingstone habitat (natural areas) within or connecting the Project site to any identified wildlife corridors or linkages. Additionally, there are no native wildlife nursery sites on or adjacent to the site. Therefore, implementation of the proposed Project would not disrupt or have any adverse effect on any migratory corridors or linkages in the surrounding area. The Project would not affect the movement of any native resident or migratory fish or wildlife species or the established native resident or migratory wildlife corridors.

Due to the presence of trees and vegetation within the Project area, there is potential for birds protected by the Federal Migratory Bird Treaty Act (MBTA) and Sections 3503, 3503.5, and 3513 of the California Fish and Game Code to nest at the site. The MBTA protects common and special status migratory birds and their nests and eggs. Bird species protected under the provisions of the MBTA are identified by the List of Migratory Birds (50 Code of Federal Regulations [CFR] Section 10.13, as amended). Since the 1970s, the MBTA has been interpreted to prohibit the accidental or “incidental” take of migratory birds.

Multiple sections of California Fish and Game Code provide protection for nesting birds and raptors. Section 3503 makes it unlawful to take, possess, or needlessly destroy the nest or eggs of any bird. Section 3503.5 specifically addresses raptors (i.e., birds of prey) and makes it unlawful to take, possess, or destroy these birds or their nest or eggs. Section 3513 prohibits the take or possession of migratory non-game birds or any part of such bird, as designated by the MBTA.

If demolition and site clearing activities occur during the nesting season, active bird nests on the site may be disturbed or destroyed, resulting in a significant impact. Therefore, MM BIO1 is recommended to avoid potential impacts to nesting birds and their fledglings. Therefore, while impacts to migratory birds may occur during the construction phase, they would be mitigated to less than significant level with implementation of MM BIO-1.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-35

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Less Than Significant Impact. The proposed Project would potentially involve the removal of ornamental trees and replacing the existing landscaping with a variety of drought tolerant trees and vegetation. The City’s Municipal Code Ordinance 271 (Chapter 12.20, Street Tree Plan) is the City’s Master Plan of Street Trees. According to Chapter 12.20, no person, firm or corporation shall plant, remove, replace or cause to be planted, removed or replaced any tree within a dedicated ROW without having first obtained a permit in writing from the City Engineer to do so. Additionally, any trees planted shall be of the kind specified in the Master Plan of Street Trees and all work in planting, removing, or replacing a street tree shall be done to the satisfaction of the Director of Community Development. All future development with the Specific Plan area would be required to comply with RR BIO-1, which includes compliance with Chapter 12.20. Proposed projects would comply with the most current adopted City Municipal Codes regarding landscaping standards and requirements.

Additionally, future projects would comply with the Town Center Specific Plan Landscape Design Guidelines (RR BIO-2) Therefore, with compliance with RR BIO-1 and RR BIO-2, impacts would be less than significant, and no mitigation is required. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
No Impact. The proposed Project site is not located in any adopted Habitat Conservation Plan (HCP), Natural Community Conservation Plan (NCCP), or other approved local, regional, or State habitat conservation plan. No impact would occur, and no mitigation is required.

Regulatory Requirement
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.

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.

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 sitepreparation activities start during the nesting season, a qualified Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-36

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR 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.

Conclusion
The additional 139 units have no significant impacts beyond the impacts analyzed in the Initial Study for the General Plan Update.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-37

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.5 CULTURAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?
c) Disturb any human remains, including those interred
outside of formal cemeteries?
2008 General Plan Update EIR
The analysis in the Initial Study for the GP EIR concluded that the General Plan Update would not cause an adverse change in the significance of historic and archaeological resources; would not destroy, directly or indirectly, a unique paleontological resource or site or unique geologic features; and would not disturb any human remains. Thus, this topic was focused out from further analysis in the GP EIR.

Introduction
This analysis used the results of a historic and archaeological record search conducted on March 22, 2021, at the South-Central Coastal Information Center (SCCIC), located on the campus of California State University, Fullerton. The SCCIC houses records of the California Historical Resources Information System (CHRIS) for Los Angeles, Orange, and Ventura counties. The records search included a 1.0-mile) radius around the Project site.

Existing Setting
The approximate 156.9-acre Project site is located within 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.

On March 22, 2021, the SCCIC completed a record search for the Project site, which included a one-mile radius around the site. The purpose of the literature search was to identify prehistoric or historic archaeological sites or historic buildings and structures, previously recorded within and around the Project site. The SCCIC record search identified 22 prior cultural resources studies within the one-mile search, one of which was identified within the Project site (Table 4-9).

The one study located within the project area, OR-03337, included an Archaeological and Paleontological Assessment of the Proposed Peaker Project Location at Bare Substation.

The records search did not identify any previously recorded cultural resource within the one-mile search radius of the Project site.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-38

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐9
CULTURAL RESOURCE STUDIES WITHIN 0.5‐MILE OF THE PROJECT SITE Report
No. Year Author(s) Affiliation Type of Study Title of Study Within the
Project Site
OR-01803 1998 Bonner, Wayne H. Chambers Group, Inc. Literature search Cultural Resources Records Search and Literature Review Report for a Pacific Bell Mobile Services Telecommunications Facility: Cm 179-06 in the City of Stanton, California
OR-01949 1995
Padon, Beth, McLean, Deborah, and Strudwick, Ivan
LSA Associates, Inc. Literature search Cultural Resource Assessment for the City of Garden Grove OR-02547 1977 Huey, Gene and Lois M. Webb Caltrans District 7 Other research Widening of Katella Avenue Between Beach Boulevard and Dale Street in Stanton, Orange County, California OR-02548 1976 Cameron, Constance Public Antiquities Salvage Team, CSUF Other research Historic Property Survey of Valley View//Katella City Project No. 7505-10 OR-02745 2002 Duke, Curt LSA Associates, Inc. Archaeological, Field study Cultural Resource Assessment at & T Wireless Services Facility No. 13116a Orange County, California OR-02822 2004 Thal, Sean EarthTouch Inc. Literature search Magnolia Katella/CA-8257a Telecommunications 10701 Magnolia Avenue, Stanton, Ca OR-02851 2004 Thal, Sean Tetra Tech, Inc. Literature search Kennedy/ca8241b Telecommunications Near Western and Chapman Avenues, Stanton, Ca Orange County OR-02907 2002 Bonner, Wayne H. W. H. Bonner Associates Literature search Records Search Results for Cingular Wireless Site Sm-190-01 (the Magnolia Baptist Church Site), Located at 720 S. Magnolia Ave., Anaheim, Orange County, California OR-02915 2002 Bonner, Wayne H. W. H. Bonner Associates Literature search Records Search Results for Cingular Wireless Site Sm-190-02 (chia Supermarket Shopping Center), 1222 S. Magnolia Ave., Orange County, California OR-03021 2006 Wlodarski, Robert J. Cellular, Archaeological Resource, Evaluations Archaeological, Field study Records Search for Royal Street Communications, LLC Wireless Telecommunications Site La0676a (SCE Orangewood Avenue), Located at 7600 Orangewood Avenue, Stanton, Orange County, California OR-03304 2006 Taniguchi, Christeen Galvin Preservation Associates, Inc. Archaeological, Field study Historic Architectural Report for the Proposed Development of Hobby City in the Cities of Anaheim and Stanton, Orange County OR-03337 2006 Pollock, Katherine H. Southern California Edison Archaeological, Field study Archaeological and Paleontological Assessment of the Proposed Peaker Project Location at Bare Substation X OR-03486 2007 Baker, Cindy and Mary L. Maniery PAR Environmental Services, Inc. Archaeological, Evaluation, Field study Cultural Resource Inventory and Evaluation of United States Army Reserve 63d Regional Readiness Command Facilities Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-39

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐9
CULTURAL RESOURCE STUDIES WITHIN 0.5‐MILE OF THE PROJECT SITE Report
No. Year Author(s) Affiliation Type of Study Title of Study Within the
Project Site
OR-03491 2007 Sorrell, Tanya and Shannon Carmack LSA Associates, Inc. Archaeological, Field study Draft Cultural Resource Assessment Report the Hobby City Development Project, Cities of Stanton and Anaheim, Orange County, California OR-03524 2009 Bonner, Wayne H. Michael Brandman Associates Archaeological, Field study Cultural Resource Records Search and Site Visit Results for T- Mobile USA Candidate LA03190I (Magnolia & Ball), 1226 South Magnolia Ave, Anaheim, Orange County, California OR-03859 2010 Wlodarski, Robert C.A.R.E Archaeological, Field study, Other research AT&T Wireless Telecommunications Site LA3078, Located at 2719 West Ball Road, Anaheim, Orange County, California OR-03901 2009 Fulton, Phil LSA Associates, Inc. Literature search Cultural Resource Assessment - Verizon Wireless Services, Webster Facility, City of Anaheim, Orange County, California OR-03972 2007 Kim, Steve FAA Archaeological, Field study Proposed Federal Aviation Administration (FAA) Airport Surface Detection Equipment, Model X (ASDE-X) System to Serve John Wayne--Orange County Airport (SNA), Santa Ana, California OR-04001 1998 Anthofer, Joseph and Regier, Jeanna Union Railroad Company Archaeological, Field study Union Pacific Railroad Company, Abandonment and Discontinuance Exemption, in Orange County, CA (Los Alamitos Branch) Combined Environmental and Historic Report OR-04010 2008 Fulton, Phil and Terri Fulton LSA Associates, Inc. Archaeological, Field study Cultural Resource Assessment, Verizon Wireless Services, West Ball Facility, City of Stanton, Orange County, California OR-04300 2013 Bonner, Wayne MBA Archaeological, Field study Cultural Resources Records Search and Site Visit Results for Verizon Wireless Candidate (Anaconda) 7581 Chapman Avenue, Garden Grove, Orange County, California OR-04528 2014 Bonner, Diane F., Carrie D. Wills, and Kathleen A. Crawford Environmental Assessment Specialists, Inc.

Archaeological, Architectural/Historical, Field study
Cultural Resources Records Search and Site Visit Results for T Mobile West, LLC Candidate IE95007A (Ball Road-SCE), 2722 West Stonybrook Drive (N/O Ball Road, E/O Dale Street), Anaheim, Orange County
OR-04528 2014
Wills, Carrie D. and Kathleen A. Crawford
Environmental Assessment Specialists, Inc.

Architectural/Historical, Evaluation
Direct APE Historic Architectural Assessment for T Mobile West, LLC Candidate IE95007A (Ball Road-SCE), 2722 West Stonybrook Drive (N/O Ball Road, E/O Dale Street), Anaheim, Orange County OR-04578 2016 Roland, Jennifer NWB Environmental Services, LLC Archaeological, Field study Phase I Investigation for the Verizon Wireless Katella/Brookhurst Antenna Installation Project, Garden Grove, Orange County, California Source: SCCIC 2021.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-40

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Supplemental Analysis
a) Cause a substantial adverse change in the significance of a historical resource pursuant to 15064.5?
Less Than Significant Impact. As stated previously, the SCCIC record search identified 22 prior cultural resources studies within the one-mile search, one of which was identified within the Project area. Additionally, the SCCIC did not identify any previously recorded cultural resource within the one-mile search radius of the Project site. Also, no historical resources were identified on the Project site. Therefore, the Project’s impacts on historical resources are considered less than significant, and no mitigation is required. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5?
Less Than Significant With Mitigation Incorporated. Based on the searches conducted, one study within the Project area, OR-03337, included an Archaeological and Paleontological Assessment of the Proposed Peaker Project Location at Bare Substation. No archaeological resources were discovered on the Project site. However, there is a possibility that buried historical and/or archaeological materials would be uncovered during necessary subsurface excavations for the construction of the Project. To make sure no significant impacts would result, MM CUL-1 is proposed and calls for a qualified archaeologist to monitor earth-moving activities during construction and sets procedures to follow in the event of the discovery of archaeological resources. Implementation of MM CUL-1 would reduce the potential for the destruction of any significant archaeological resources. Therefore, potential impacts pertaining to adverse change in the significant of an archaeological resource would be less than significant with implementation of mitigation.
c) Disturb any human remains, including those interred outside of formal cemeteries? Less Than Significant Impact. There is no indication that human remains are present within the Project site, and the SCCIC records search does not indicate evidence of human remains within the one-mile search radius of the site. However, construction activities may unearth previously undiscovered human remains.

In compliance with State and federal regulations, if human remains are encountered during excavation activities, all work shall halt at the site and or any nearby areas reasonably suspected to overlie adjacent remains, and the County Coroner shall be notified (RR CUL-1).

The Coroner shall determine whether the remains are of forensic interest within two working days of receiving notification. If the Coroner, with the aid of the qualified archaeologist, determines that the remains are prehistoric, the Coroner shall contact the NAHC within 24 hours of the determination. The NAHC shall be responsible for designating the Most Likely Descendant (MLD), who will be responsible for the ultimate disposition of the remains, as required by Section 5097.98 of the California Public Resources Code.

Compliance with RR CUL-1 would ensure that impacts on human remains would be less than significant. No mitigation is required.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-41

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Regulatory Requirements
RR CUL‐1 If human remains are encountered during any Project-related grounddisturbing 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.

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 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.

Conclusion
The additional 139 units have no significant impacts beyond the impacts analyzed in the Initial Study for the General Plan Update.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-42

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.6 ENERGY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or
operation?
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
2008 General Plan Update EIR
Energy was not included as a topical issue in Appendix G of Environmental Checklist Form at the time the GP EIR was prepared, and thus was not included as a section in the EIR.

However, the discussion in Section 10.0, Significant Irreversible Environmental Changes which would be Involved if the Proposed Project were Implemented, of the GP EIR, identified that implementation of the project would commit energy resources in the form of petroleum products (diesel fuel and gasoline), natural gas, and electricity and considered this an irreversible environmental change.

Supplemental Analysis
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
Construction
Less Than Significant Impact. Project construction would require the use of construction equipment for excavation, building, and paving activities. Construction also includes the vehicles of construction workers and vendors traveling to and from the Project site. Off-road construction equipment use was calculated from the equipment data (i.e., mix, hours per day, horsepower, load factor, days per phase) provided in the CalEEMod version 2022.1.1.20 construction output files included in Appendix A of this Subsequent IS/MND. The total horsepower hours for the Project was then multiplied by fuel usage estimates per hours of construction activities included in the OFFROAD Model. Fuel consumption from construction worker, vendor, and delivery/haul trucks was calculated using the trip rates and distances provided in the CalEEMod construction output files. Total vehicle miles traveled (VMT) was calculated for each type of construction-related trip and divided by the corresponding miles per gallon factor using CARB’s EMissions FACtor 2021 (EMFAC 2021) model. EMFAC 2021 provides the total annual VMT and fuel consumed for each vehicle type. Construction vendor trucks were assumed to be heavy-duty diesel trucks. Total fuel consumption for Project related construction activities are shown in Table 4-10.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-43

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐10

ENERGY USE DURING CONSTRUCTION
Source
Gasoline Fuel
(gallons)
Diesel Fuel
(gallons)
Off-road Construction Equipment 12,380 13,842
Worker commute trips 24,856 59
Vendor trips 2,355 24
Haul Trucks 6 5,157
Total 39,598 19,082
Total may not add due to rounding.

See Appendix A for Energy data. Data based on CalEEMod 2022.1.1.20 (Appendix A), OFFROAD, and EMFAC2021 programs.

Fuel energy consumed during construction would be temporary in nature and would not occur after completion of construction activities. Furthermore, there are no unusual Project characteristics that would necessitate the use of construction equipment that would be less energy-efficient than at comparable construction sites in other parts of the State. Therefore, the proposed construction activities would not result in inefficient, wasteful, or unnecessary fuel consumption.

Operation
Project operations would result in energy consumption related to electricity, natural gas, water, solid waste, and transportation. In addition, potential energy impacts of the Project are evaluated with emphasis on avoiding or reducing inefficient, wasteful, and unnecessary consumption of energy. The regulations, plans, and policies adopted for the purpose of maximizing energy efficiency that are directly applicable to the Project include (1) California’s Title 24 Building Energy Efficiency Standards for Residential Buildings, (2) the CALGreen Code, and (3) the City of Stanton Energy Resources section of the General Plan. Development of the Project site would comply with the applicable energy efficiency standards at the time of application. The City of Stanton Energy Resources section of the General Plan establishes goals of conserving energy in homes and businesses as well as expanding renewable energy generation sources. These codes are enforced by the City, and adherence to standard requirements for construction and operations would ensure that the Project would comply with these regulations.

Transportation energy use would be associated with daily trips associated with the Project.

Based on data obtained from CalEEMod (refer to Appendix A), the Project would generate

3.2 million annual VMT. The gasoline and diesel consumption rates were calculated using estimated miles per gallon factors based on data from EMFAC 2021 that provides average vehicle emissions rates for the SoCAB in California. It is estimated that Project-generated operational traffic would consume 73,776 gallons of gasoline fuel and 1,065 gallons of diesel fuel per year (Table 4-11, Energy Use During Operations). Transportation fuels consumption would steadily decline with increases to the Corporate Average Fuel Efficiency Standards and phase-out of older, more fuel-consumptive vehicles with energy-efficient electric vehicles and vehicles with greater fuel efficiency. As discussed in Section 4.3, Air Quality, the Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-44

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Project would assist Orange County in addressing the housing deficiency, which would lead to shorter vehicle trip lengths from employees living in the Town Center Specific area.

Because the Project would incorporate the latest energy efficiency standards for residential buildings, assist in meeting housing demands locally, and have no unusual characteristics that would cause greater energy consumption than a comparable project elsewhere in the State, impacts would thus be less than significant, and no mitigation is required.

TABLE 4‐11

ENERGY USE DURING OPERATIONS
Gasoline
(Gallons/yr)
Diesel
(Gallons/yr)
Natural Gas
(kBtu/yr)
Electricity
(kWh/yr)
73,776 1,065 2,294,260 671,692
yr: year; kBtu: kilo-British thermal unit; kWh: kilowatt hour. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
No Impact. The State’s Energy Efficiency Standards for Residential and Nonresidential Buildings (Title 24, Part 6 of the CCR) were established in 1978 in response to a legislative mandate to reduce California’s energy consumption. The current 2022 Title 24 Standards, effective January 1, 2022 (RR GHG-1). The 2022 California Green Building Standards Code (24 CCR, Part 11), also known as the CALGreen code, contains mandatory requirements and voluntary measures for new residential and nonresidential buildings (including buildings for retail, office, public schools and hospitals) throughout California (RR GHG-2). The development of the CALGreen Code is intended to improve public health, safety, and general welfare by enhancing the design and construction of buildings through the following construction practices: (1) planning and design; (2) energy efficiency; (3) water efficiency and conservation; (4) material conservation and resource efficiency; and (5) environmental quality. In short, the code is established to reduce construction waste; make buildings more efficient in the use of materials and energy; and reduce environmental impact during and after construction.

The CALGreen Code contains requirements for construction site selection, storm water control during construction, construction waste reduction, indoor water use reduction, material selection, natural resource conservation, site irrigation conservation, and more. The code provides for design options allowing the designer to determine how best to achieve compliance for a given site or building condition. The code also requires building commissioning, which is a process for verification that all building systems (e.g., heating and cooling equipment and lighting systems) are functioning at their maximum efficiency.

The CALGreen Code provides standards for light and glare reduction, grading and paving, energy efficient appliances, renewable energy, graywater systems, water efficient plumbing fixtures, recycling and recycled materials, pollutant controls (including moisture control and indoor air quality), acoustical controls, storm water management, building design, Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-45

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR insulation, flooring, and framing, among others. The Project would comply with the 2022 Building Energy Efficiency Standards and the 2022 CALGreen Code.

The Project would achieve the City’s goals of energy conservation and expansion of renewable energy generation as required under 2022 Title 24 Building Energy Efficiency Standards and 2022 CALGreen. The Building Energy Efficiency Standards and CALGreen are updated on three-year cycles. Each triennial edition of the Building Energy Efficiency Standards improves on the energy efficiency of the previous edition. The CALGreen likewise improves in energy efficiency between each successive edition. Project development would comply with the latest State of California energy efficiency standards related to building energy use and the provision of electric vehicle charging stations. Compliance with City and State requirements would result in consistency with State and local plans related to energy conservation and energy efficiency. The 2022 Title 24 Building Energy Efficiency Standards and CALGreen requirements adopted by the Project would also be consistent with the City’s goal of energy conservation and renewable energy generation. The Project would be built over an extended time frame. During this time, updated Title 24 and CALGreen requirements can be expected that would lead to greater energy efficiency for the future projects as they develop. As discussed previously in Section 4.3 Air Quality, the Specific Plan has numerous sustainability guidelines, which seek to promote energy efficiency, minimize heat islands, and conserve water resulting in reduced GHG emissions. Because the Project is required to comply with the State of California’s Title 24 and CALGreen requirements, as well as follow the Specific Plan’s Sustainability Guidelines, there would be no impact associated with conflicting or obstructing local or State energy plans. No impacts would occur, and no mitigation is required.

Regulatory Requirements
RR GHG-1 and RR GHG-2, presented in Section 5.8, Greenhouse Gas Emissions, would be applicable.

Mitigation Measures
Project implementation would not result in significant impacts related to Energy; therefore, no mitigation measures are required.

Conclusion
The additional 139 units have no significant impacts beyond the discussion in Section 10.0, Significant Irreversible Environmental Changes which would be Involved if the Proposed Project were Implemented, of the GP EIR.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-46

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.7 GEOLOGY AND SOILS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death
involving:

i) Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area
or based on other substantial evidence of a known
fault?
ii) Strong seismic groundshaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial
direct or indirect risks to life or property?
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of
wastewater?
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
2008 General Plan Update EIR
The analysis in the GP EIR indicated that the City would experience high levels of ground shaking during a seismic event, which would result in substantial damage to some buildings; soils could become unstable during intense ground shaking resulting in potential liquefaction; future development could result in impacts related to soil erosion or loss of topsoil and expansive soils. Cumulative impacts related to geologic, soils, and seismic condition were considered potentially significant.

Introduction
Analysis for this section was prepared using Chapter 6, Community Health and Safety of the City of Stanton General Plan (Stanton 2008) and information derived from the State of California Geological Survey.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-47

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Supplemental Analysis
a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist‐ Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault?
Less Than Significant Impact. Ground rupture occurs when movement on a fault break through the surface. The State of California has established Earthquake Fault Zones for the purpose of mitigating the hazard of fault rupture by prohibiting the location of most human occupancy structures across the traces of active faults. According to the Stanton General Plan, Chapter 6 Community Health and Safety, and the California Geological Survey (CGS), there are several potentially active faults within proximity to the City, such as the NewportInglewood Fault Zone; the Elsinore Fault Zone-Whittier Section; the Norwalk Fault, the Elysian Park Fault, and the San Andreas Fault; however, there are no Alquist Priolo Earthquake Fault Zones or known faults located within the City (Stanton 2008a; CGS 2015b).

Therefore, implementation of the proposed Project would not expose people or structures to potential substantial adverse effects involving ground rupture. Impacts would be less that significant, and no mitigation is required.
ii) Strong seismic ground shaking?
Less than Significant Impact. The City of Stanton and the rest of California are located within a seismically active region. Moderate to strong earthquakes can occur on numerous local faults. Some of the major active nearby faults to the City include the NewportInglewood Fault Zone; the Elsinore Fault Zone-Whittier Section; the Norwalk Fault, the Elysian Park Fault, and the San Andreas Fault (CGS 2015b). The proximity of active faults indicates potential ground shaking during the life of the Project. These impacts depend on which fault the earthquake occurred, fault location, distance from the development area, and magnitude of the earthquake.

As discussed above in Checklist Response 4.7(a)(i), there are no known active or potentially active faults within the City and the Project area. However, in order to reduce the effects of ground shaking, geotechnical design considerations for construction in the City of Stanton, including the Project area, are governed by the Stanton Building Code, as set forth in Title 16, Division 1, Chapter 16.04 (Building Code) of the City’s Municipal Code, which incorporates by reference the California Building Code (CBC) (RR GEO-1). All buildings and other structures constructed as part of the proposed Project would be designed in accordance with applicable requirements of the CBC in effect at the time of grading plan submittal, the Stanton Municipal Code, and any applicable building and seismic codes in effect at the time the grading plans are submitted. Therefore, compliance with RR GEO-1 would ensure a less than significant impact from strong seismic ground shaking. No mitigation is required.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-48

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR iii) Seismic‐related ground failure, including liquefaction? Less Than Significant with Mitigation Incorporated. Liquefaction is a seismic phenomenon in which loose, saturated, granular soils behave similarly to a fluid when subject to high-intensity ground shaking. Liquefaction occurs when three general conditions coexist: (1) shallow groundwater; (2) low density non-cohesive (granular) soils; and (3) high-intensity ground motion. Studies indicate that saturated, loose near surface cohesionless soils exhibit the highest liquefaction potential, while dry, dense, cohesionless soils and cohesive soils exhibit low to negligible liquefaction potential. In general, cohesive soils are not considered susceptible to liquefaction, depending on their plasticity and moisture content. Effects of liquefaction on level ground include settlement, sand boils, and bearing capacity failures below structures. Dynamic settlement of dry loose sands can occur as the sand particles tend to settle and densify as a result of a seismic event.

According to the General Plan and based on review of the State of California Seismic Hazard Zone for liquefaction potential, the proposed Specific Plan area is located entirely within a liquefaction hazard zone (Stanton 2008a; CGS 2021). Therefore, the potential for seismicrelated ground failure, including liquefaction, represents a significant impact. The Seismic Hazards Mapping Act (SHMA) requires site-specific geotechnical investigations be conducted identifying the hazard and formulating mitigation measures prior to permitting most developments designed for human occupancy within the Zones of Required Investigation. Before a development permit can be issued or a subdivision approved, cities and counties must require a site-specific investigation to determine whether a significant hazard exists at the site and, if so, recommend measures to reduce the risk to an acceptable level. The investigation must be performed by State-licensed engineering geologists and/or civil engineers (DOC 2021).

Implementation of RR GEO-1 requires that Seismic Design Considerations, are fully incorporated in the design and construction of all development, and MM GEO-1 requires sitespecific geotechnical investigations on all proposed Project sites within the Specific Plan area. Therefore, with compliance with RR GEO-1 and implementation of MM GEO-1, impacts related to seismic-related ground failure, including liquefaction, would be less than significant.
iv) Landslides?
No Impact. According to the General Plan, the City does not have the potential for landslides (Stanton 2008a). Further, the City and surrounding area are located in a generally flat, urbanized portion of Southern California. Therefore, landslides are not anticipated in the Project area. The Project would not result in a substantial adverse effect, including the risk of loss, injury, or death, due to landslides. No impact would occur, and no mitigation is required.
b) Result in substantial soil erosion or loss of topsoil? Less Than Significant Impact. The proposed Specific Plan area has a relatively flat topography and is primarily developed with residential, industrial, and commercial land Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-49

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR uses. The proposed Specific Plan includes development and redevelopment opportunities mostly located at infill sites primarily covered by disturbed vegetation or impermeable surfaces. Therefore, implementation of the proposed Specific Plan is anticipated to result in minimal soil erosion or loss of topsoil. However, the City is characterized as gently sloping to the west and southwest. Alluvial sediments, deposited by an ancestral Santa Ana River, underlie the City. Alluvium sediments are typically comprised of a variety of materials including fine particles of silt and clay and larger particles of sand and gravel (Stanton 2008a).

During demolition and construction activities, temporary soil erosion may occur due to soil disturbance and the removal of buildings and paved surfaces. In addition, soil erosion due to rainfall and wind may occur if unprotected soils are exposed during construction. When applicable, future development in the Specific Plan area would be required to obtain a National Pollutant Discharge Elimination System (NPDES) permit for construction activities or coverage under the NPDES Construction General Permit. The Construction General Permit requires preparation of a Stormwater Pollution Prevention Plan (SWPPP) and implementation of erosion control, sediment control, tracking, waste management, and construction site maintenance best management practices (BMPs) to reduce the potential for soil and wind erosion during construction activities (see RR HWQ-1, in Section 4.10).

Further, all Specific Plan development must comply with the City’s grading ordinance, which requires preparation of an erosion control plan for City approval prior to issuance of a grading permit (see RR HWQ-4 in Section 4.10). With compliance with these regulations, potential impact pertaining to construction-related soil erosion would be less than significant, and no mitigation is required.

Additionally, Specific Plan development would implement site improvements and landscaping to prevent long-term erosion (RR HWQ-2). Therefore, operation-related soil erosion would also be less than significant, and no mitigation is required. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on or off‐site landslide, lateral spreading, subsidence, liquefaction or collapse?
Less Than Significant With Mitigation Incorporated. As discussed in Checklist Response

4.7(a)(iv), above, the Project site is not located in a potential landslide area. Potential landslide impacts would be less than significant, and no mitigation is required.

As indicated in Checklist Response 4.7(a)(iii), the City, including the Project area, is in a liquefaction zone. As discussed previously, RR GEO-1 and MM GEO-1 which require Seismic Design Considerations, would be incorporated into the design and construction of all development and a site-specific geotechnical investigation by a State-licensed geologist and/or civil engineer would be conducted on all proposed Project sites within the Specific Plan area. Therefore, compliance with RR GEO-1 and implementation of MM GEO-1 would ensure impacts related to liquefaction would be less than significant.

Lateral spreading is the downslope movement of surface sediment due to liquefaction in a subsurface layer during an earthquake. As discussed above, liquefaction is a potential risk in Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-50

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR the City; however, there are no Alquist Priolo Earthquake Fault Zones located in the City.

Due to the generally low potential for a major earthquake damage and the City’s flat topography and lack of significant slopes, the City is not subject to lateral spreading conditions. Therefore, impacts related to lateral spreading would be less than significant, and no mitigation is required.

The City is comprised of extensive alluvial deposits resulting from erosion of sediments from the Santa Ana River. Alluvium sediments are typically comprised of a variety of materials including fine particles of silt and clay and larger particles of sand and gravel (Stanton 2008).

Subsidence involves a sudden sinking or gradual settling and compaction of soil and other surface material with little or no horizontal motion. Alluvial regions, such as the City, are particularly susceptible to subsidence. Expansive soils have a significant amount of clay particles that can give up water (shrink) or take on water (swell). The major cause of ground subsidence is the excessive withdrawal of groundwater, gas, oil, or hydrocompaction, and underground mining, among others. The change in volume exerts stress on buildings and other loads placed on these soils. There are no known ongoing or planned large-scale extractions of groundwater, gas, oil, or geothermal energy that would cause subsidence within the Specific Plan area.

The proposed Specific Plan Project would adhere to all applicable standards, regulations, and codes. Impacts would be less than significant for onsite or offsite landslides and lateral spreading, and not mitigation is required. Compliance with RR GEO-1 and implementation of MM GEO-1 would ensure impacts related to subsidence and liquefaction, and therefore potential collapse, would be less than significant.
d) Be located on expansive soil, as defined in Table 18‐1‐B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less Than Significant With Mitigation Incorporated. Expansive soils are characterized by their ability to undergo significant volume changes (shrink or swell) due to variations in moisture content. Changes in soil moisture content can result from rainfall, landscape irrigation, utility leakage, roof drainage, perched groundwater, drought, or other factors, and may cause settlement or heave of structures, concrete slabs supported on-grade, or pavements supported over these materials. Depending on the extent and location below finished subgrade, these soils could have a detrimental effect on construction.

All Project construction within the Specific Plan area would be required to comply with the current CBC (RR GEO-1). Additionally, MM GEO-1 requires a site-specific geotechnical investigation by a State-licensed geologist and/or civil engineer for all proposed developments within the Specific Plan area. With adherence to RR GEO-1 and implementation of MM GEO-1, Project impacts related to expansive soils would be less than significant.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-51

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of wastewater?
No Impact. The City of Stanton is currently served by a municipal sewer system. Future development within the Specific Plan area would be served by the existing municipal sewer system. The proposed Project would not involve the use of septic tanks or alternative wastewater disposal systems. No impacts would occur, and no mitigation is required. f) Directly or indirectly destroy a unique paleontological resource or site or unique geological feature?
Less Than Significant With Mitigation Incorporated. The Project site is generally located within the Peninsular Ranges Geomorphic Province of California and roughly 8 miles northeast of Los Alamitos Bay and about 11 miles from the coast of the Pacific Ocean. Several nearby river systems consisting of Anaheim Creek, Coyote Creek, 19th and 20th century alignments of the San Gabriel and Los Angeles River, and the Santa Ana River have resulted in the accumulation of sediments for this region of Orange County. More specifically, the City of Stanton is comprised of extensive alluvial deposits resulting from erosion of sediments from the Santa Ana River. Alluvium sediments are typically comprised of a variety of materials including fine particles of silt and clay and larger particles of sand and gravel (Stanton 2008a).

Based on a review of available geologic maps and from the results of the literature review and records check conducted on October 31, 2021, through the Natural History Museum (NHM) of Los Angeles County, the primary geologic unit underlying the site is Quaternary young alluvial to Pleistocene deposits that occur at depth below the artificial fill. These materials are defined as Holocene to late Pleistocene deposits consisting of silt, sand, and gravels in general.

The record search also included a thorough search of the NHM paleontology collection records for the locality and specimen data for the Project site and surrounding area. The record search did not identify any fossil localities within the site. However, five localities were located nearby from the same sedimentary deposits that occur in the Project site, either at the surface or at depth. The Project site is underlain by Alluvium to late Pleistocene deposits, which could contain unknown fossils. Therefore, if grading and/or ground disturbing activities encounter unknown paleontological resources, implementation of MM GEO-2 would reduce this potential impact to a less than significant level. Therefore, this impact would be less than significant with mitigation.

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.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-52

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Mitigation Measures
MM GEO‐1 Site specific geotechnical investigations by a State-licensed geologist and/or civil engineer shall be required for all future projects within the Town Center Specific Plan.

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 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.

Conclusion
The additional 139 units would result in new significant impacts beyond the impacts analyzed in the GP EIR. Implementation of mitigation measures would reduce the impacts to less than significant level.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-53

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.8 GREENHOUSE GAS EMISSIONS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
2008 General Plan Update EIR
Greenhouse Gas (GHG) Emissions was not included as a topical issue in Appendix G of Environmental Checklist Form at the time the GP EIR was prepared, and thus was not included as a section in the EIR.

Introduction
Climate change refers to any significant change in measures of climate (e.g., average temperature, precipitation, or wind patterns) over a period of time. Climate change may result from natural factors, natural processes, and human activities that change the composition of the atmosphere and alter the surface and features of the land. Significant changes in global climate patterns have recently been associated with global warming, which is an average increase in the temperature of the atmosphere near the Earth’s surface; this is attributed to an accumulation of greenhouse gas (GHG) emissions in the atmosphere. GHGs trap heat in the atmosphere which, in turn, increases the Earth’s surface temperature. Some GHGs occur naturally and are emitted to the atmosphere through natural processes, while others are created and emitted solely through human activities. The emission of GHGs through fossil fuel combustion in conjunction with other human activities are associated with global warming.

GHGs, as defined under California’s Assembly Bill (AB) 32, include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFCs), perfluorocarbons (PFCs), and sulfur hexafluoride (SF6). General discussions on climate change often include water vapor, atmospheric ozone, and aerosols in the GHG category. Water vapor and atmospheric ozone are not gases that are formed directly in the construction or operation of development projects, nor can they be controlled in these projects. Aerosols are not gases. While these elements have a role in climate change, they are not considered by either regulatory bodies, such as CARB, or climate change groups, such as the California Climate Action Registry, as gases to be reported or analyzed for control. Therefore, no further discussion of water vapor, atmospheric ozone, or aerosols is provided.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-54

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Regulatory Background
On June 1, 2005, Governor Arnold Schwarzenegger signed Executive Order (EO) S-3-05, which calls for a reduction in GHG emissions to the year 2000 level by 2010, to year 1990 levels by 2020, and to 80 percent below 1990 levels by 2050.

The principal overall State plan and policy adopted for the purpose of reducing GHG emissions is Assembly Bill (AB) 32 (California Global Warming Solutions Act of 2006). AB 32 establishes regulatory, reporting, and market mechanisms to achieve quantifiable reductions in GHG emissions and establishes a cap on statewide GHG emissions. AB 32 recognizes that California is the source of substantial amounts of GHG emissions. The statute states the following:

Global warming poses a serious threat to the economic well-being, public health, natural resources, and the environment of California. The potential adverse impacts of global warming include the exacerbation of air quality problems, a reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea levels resulting in the displacement of thousands of coastal businesses and residences, damage to marine ecosystems and the natural environment, and an increase in the incidences of infectious diseases, asthma, and other human health-related problems. In order to avert these consequences, AB 32 establishes a State goal of reducing GHG emissions to 1990 levels by the year 2020, codifying the goal of EO S-3-05.

CARB approved a Climate Change Scoping Plan as required by AB 32 in 2008; this plan is required to be updated every five years. The Climate Change Scoping Plan proposes a “comprehensive set of actions designed to reduce overall carbon GHG emissions in California, improve our environment, reduce our dependence on oil, diversify our energy sources, save energy, create new jobs, and enhance public health”. The Climate Change Scoping Plan has a range of GHG-reduction actions which include direct regulations, alternative compliance mechanisms, monetary and non-monetary incentives, voluntary actions, market-based mechanisms such as a cap-and-trade system, and an AB 32 implementation regulation to fund the program. The 2022 Scoping Plan is the latest update and implements the reduction target adopted under SB 32 and seeks to reduce GHG emissions through a number of measures. The measures applicable to the proposed Project from the 2022 Scoping Plan include energy efficiency measures, water conservation and efficiency measures, and transportation and motor vehicle measures, as discussed below.

Energy efficiency measures are intended to maximize energy efficiency building and appliance standards, pursue additional efficiency efforts including new technologies and new policy and implementation mechanisms, and pursue comparable investment in energy efficiency from all retail providers of electricity in California. In addition, these measures are designed to expand the use of green building practices to reduce the carbon footprint of California’s new and existing inventory of buildings.

The Sustainable Communities and Climate Protection Act of 2008, Senate Bill (SB) 375, established a process to coordinate land use planning, regional transportation plans, and funding priorities in order to help California meet the GHG reduction goals established in AB

32. SB 375 required SCAG to incorporate a “sustainable communities strategy” (SCS) into its regional transportation plans (RTPs) that will achieve GHG emission reduction targets Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-55

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR though several measures, including land use decisions. SCAG’s SCS is included in the SCAG 2020–2045 RTP/SCS. The goals and policies of the RTP/SCS that reduce vehicle miles traveled (VMT) focus on transportation and land use planning that include building infill projects; locating residents closer to where they work and play; and designing communities so there is access to high quality transit service.

On April 29, 2015, Governor Brown signed EO B-30-15, which ordered an interim statewide GHG emission reduction target to reduce GHG emissions to 40 percent below 1990 levels by 2030 to ensure California meets its target of reducing GHG emissions to 80 percent below 1990 levels by 2050. Five key goals for reducing GHG emissions through 2030 include (1) increasing renewable electricity to 50 percent; (2) doubling the energy efficiency savings achieved in existing buildings and making heating fuels cleaner; (3) reducing petroleum use in cars and trucks by up to 50 percent; (4) reducing emissions of short-lived climate pollutants; and (5) managing farms, rangelands, forests and wetlands to increasingly store carbon. EO B-30-15 also directs CARB to update the Climate Change Scoping Plan to express the 2030 target in terms of million metric tons of carbon dioxide equivalent.

On September 8, 2016, the Governor signed Senate Bill 32 (SB 32) to codify the GHG reduction goals of EO B-30-15, requiring the State to reduce GHG emissions by 40 percent below 1990 levels by 2030 (Health and Safety Code Section 38566). As stated above, this goal is expected to keep the State on track to meeting the goal set by EO S-3-05 of reducing GHG emissions by 80 percent below 1990 levels by 2050.

AB 197 was signed at the same time to ensure that the SB 32 goals are met by requiring CARB to provide annual reports of GHGs, criteria pollutants, and TACs by facility, City and subcounty level, and sector for stationary sources and at the County level for mobile sources. It also requires the CARB to prioritize specified emission reduction rules and regulations and to identify specified information for emission reduction measures (e.g., alternative compliance mechanism, market-based compliance mechanism, and potential monetary and nonmonetary incentive) when updating the Scoping Plan.

SB 350, signed on October 7, 2015, is the Clean Energy and Pollution Reduction Act of 2015.

SB 350 is the implementation of some of the goals of EO B-30-15. The objectives of SB 350 are as follows:

1. To increase from 33 percent to 50 percent, the procurement of our electricity from renewable sources

2. To double the energy efficiency savings in electricity and natural gas final end uses of retail customers through energy efficiency and conservation The text of SB 350 sets a December 31, 2030, target for 50 percent of electricity to be generated from renewable sources. SB 350 also requires the State to double statewide energy efficiency savings in electricity and natural gas end uses by 2030. Additionally, SB 350 sets requirements for large utilities to develop and submit integrated resources plans (IRPs), which detail how utilities would meet their customers’ resource needs, reduce GHG emissions, and integrate clean energy resources.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-56

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR On September 10, 2018, Governor Brown signed SB 100, the 100 Percent Clean Energy Act of 2018. SB 100 requires renewable energy and zero-carbon resources to supply 100 percent of electric retail sales to end-use customers and 100 percent of electricity procured to serve state agencies by December 31, 2045. This policy requires the transition to zero-carbon electric systems that do not cause contributions to increase of GHG emissions elsewhere in the western electricity grid. SB 100 also creates new standards for the Renewable Portfolio Standard (RPS) goals established by SB 350 in 2015. Specifically, the bill increases required energy from renewable sources for both investor-owned utilities and publicly owned utilities from 50 percent to 60 percent by 2030.

Further, on September 10, 2018, Governor Brown also signed California EO B-55-18, which sets a new statewide goal of carbon neutrality as soon as possible, and no later than 2045 and achieve net negative emissions thereafter. EO B-55-18 was added to the existing Statewide targets of reducing GHG emissions, including the targets previously established by Governor Brown of reducing emissions to 40 percent below 1990 levels by 2030 (EO B-30- 15 and SB 32), and by Governor Schwarzenegger of reducing emissions to 80 percent below 1990 levels by 2040 (EO S-3-05).

The City of Stanton addresses GHGs through the Regional Coordination Element of the City’s General Plan. This Element provides a discussion of how coordination with the City’s planning, the County, regional and state bodies is essential for fostering a positive economic and political environment. The three components of this Element is comprised of housing, growth management, and air quality. The housing component recognizes that Stanton is a built-out City and “As such, the reuse and redevelopment of underutilized properties provide the greatest opportunity for housing within the city.” (Stanton 2008a). The Growth Management component of the Element addresses the redevelopment of existing parcels as well as transportation networks within the City to reduce traffic congestion. “The majority of recent development in the city has therefore involved the recycling of older uses into new more efficient uses. For Stanton, growth management involves the efficient and productive reuse of these parcels in an orderly manner, benefiting current and future residents.” (ibid).

The last component of the Element involves City coordination with State and federal regulations and governmental agencies to reduce air pollutants and greenhouse gas emissions.

SCAQMD Significance Criteria
On December 5, 2008, the SCAQMD Governing Board presented the staff proposal for a tiered threshold approach wherein Tier 1 determines if a project qualifies for an applicable CEQA exemption, Tier 2 determines consistency with GHG reduction plans, and Tier 3 proposes a numerical screening value as a threshold. At their September 28, 2010, meeting, the Working Group suggested a Tier 3 threshold of 3,000 metric tons of carbon dioxide equivalent (MTCO2e) per year for all land use types. Tier 4 determines if the project meets performance standards. Tier 4 has three options: Option 1—percent emission reduction target; Option 2—early implementation of applicable measures, and Option 3—sector-based standard. Tier 5 determines mitigation for CEQA offsets.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-57

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR In the absence of adopted thresholds, the Tier 3 standard is used for this analysis. The development of project-level thresholds in accordance with CEQA is an ongoing effort at the State, Regional, and County levels, and significance thresholds may differ for future projects based on new or additional data and information that may be available at that time for consideration. Neither the SCAQMD, the City of Stanton, nor Orange County has adopted a significance threshold for GHG emissions from non-industrial development projects.

Consequently, pursuant to the discretion afforded by Sections 15064.4(a) and 15064.4(b) of the State CEQA Guidelines, the impact of the Project’s GHG emissions are assessed based on the methodologies proposed by SCAQMD’s GHG CEQA Significance Threshold Working Group, as described above. The City defers to assessment methods and significance thresholds developed by the SCAQMD. This impact analysis evaluates consistency with regulatory programs designed to reduce GHG emissions and that contribute to the achievement of AB 32’s and SB 32’s goals as the primary significance criterion. In addition, this impact analysis also evaluates the Project’s estimated emissions compared to the Tier 3 threshold (as discussed above) for impacts related to GHG emissions proposed by staff of the SCAQMD, but not adopted by the SCAQMD Board.

Supplemental Analysis
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Less Than Significant Impact. In developing methods for GHG impact analyses, there have been suggestions from local air pollution control districts of quantitative thresholds, often referred to as screening levels, which define an emissions level below which it may be presumed that climate change impacts would be less than significant.

Based on the proposed construction activities, the principal source of construction-related GHG emissions would be from internal combustion engines of construction equipment, onroad construction vehicles, and workers’ commuting vehicles. GHG emissions from construction activities were obtained from the CalEEMod model, described above. The estimated construction GHG emissions for the proposed Project would be 805 MTCO2e, over a period of 2 years, as shown in Table 8-12, Estimated Greenhouse Gas Emissions from Construction.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-58

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐12

ESTIMATED GREENHOUSE GAS EMISSIONS

FROM CONSTRUCTION
Year
Emissions
(MTCO2e)
2024 591
2025 214
Total 805
MTCO2e: metric tons of carbon dioxide equivalent
Notes:
 Totals may not add due to rounding variances.
 Detailed calculations in Appendix A, Air Quality and Greenhouse Gas Emissions Modeling Data.

Operational GHG emissions would come primarily from vehicle trips; other sources include electricity and water consumption; natural gas for space and water heating; and gasoline-powered landscaping and maintenance equipment. Table 4-13, Estimated Annual Greenhouse Gas Emissions from Project Operation, shows the annual GHG emissions from proposed Project’s operations.

TABLE 4‐13

ESTIMATED ANNUAL GREENHOUSE GAS

EMISSIONS FROM PROJECT OPERATION
Source
Emissions
(MTCO2e/yr)
Area 2
Energy 308
Mobile 814
Waste 32
Water 13
Total Operational Emissions 1,169
MTCO2e/yr: metric tons of carbon dioxide equivalent per year Notes:
 Totals may not add due to rounding variances.
 Detailed calculations in Appendix A, Air Quality and Greenhouse Gas Emissions Modeling Data.

Because impacts from construction activities occur over a relatively short period of time, they contribute a relatively small portion of the overall lifetime project GHG emissions. In addition, GHG emission reduction measures for construction equipment are relatively limited. The SCAQMD recommends that construction emissions be amortized over a 30-year project lifetime so that GHG reduction measures address construction GHG emissions as part of the operational GHG reduction strategies. Therefore, construction and operational emissions are combined by amortizing the construction and operations over an assumed 30-year project lifetime. This combination is shown in Table 4-14, Estimated Total Project Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-59

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Annual Greenhouse Gas Emissions, using the proposed Project’s amortized construction and operational emissions.

TABLE 4‐14

ESTIMATED TOTAL PROJECT ANNUAL

GREENHOUSE GAS EMISSIONS
Source
Emissions
(MTCO2e/yr a)
Construction (Amortized) 27a
Operations (Table 8-13) 1,169
Total b 1,196
SCAQMD‐Recommended Threshold (Tier 3) 3,000
Exceeds Threshold? No
MTCO2e/yr: metric tons of carbon dioxide equivalent per year a Total derived by dividing construction emissions (see Table 4-14) by 30. b Total annual emissions are the sum of amortized construction emissions and operational emissions.

It is noted that there are no established applicable quantitative federal, State, regional, or local CEQA significance criteria for GHG emissions for non-industrial projects in the SoCAB.

The SCAQMD has proposed, but not adopted, a threshold of 3,000 MTCO2e per year for nonindustrial land use projects. As shown, the estimated GHG emissions from the Project would be less than this suggested threshold. The impact would be less than significant, and no mitigation is required.
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Less Than Significant Impact. State policy and standards adopted for the purpose of reducing GHG emissions that are applicable to the proposed Project are EO S-3-05, AB 32, the California Global Warming Solutions Act of 2006, and SB 32. The quantitative goal of these regulations is to reduce GHG emissions to 1990 levels by 2020 to 80 percent below 1990 levels by 2050, and for SB 32, to 40 percent below 1990 levels by 2030. Statewide plans and regulations (such as GHG emissions standards for vehicles, the Low Carbon Fuel Standard, Cap-and-Trade, and renewable energy) are being implemented at the Statewide level, and compliance at a project level is not addressed.

The regulations, plans, and polices adopted for the purpose of reducing GHG emissions that are directly applicable to the Project include the latest Title 24 Energy Efficiency Standards for Residential and Nonresidential Buildings (RR GHG-1) and the Title 24 California Green Building Standards Code (CALGreen) (RR GHG-2). The Project would be required to comply with the latest Title 24 Standards at the time of building permit issuance. The 2022 Title 24 Building Energy Efficiency Standards for residential buildings is currently in effect and includes requirements for updated thermal envelope standards (preventing heat transfer from the interior to exterior and vice versa); ventilation requirements; and lighting requirements. CALGreen requirements include reductions in indoor and outdoor water use, Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-60

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR diversion of construction and demolition waste, inclusion of electric vehicle charging spaces or designated spaces capable of supporting future charging stations. These codes are enforced by the City, and adherence to standard requirements for construction and operations would ensure that the Project would comply with both regulations. As discussed previously in Section 4.3 Air Quality, the Specific Plan has Sustainability Guidelines, which seek to promote energy efficiency, minimize heat islands, and conserve water, which will reduce GHG emissions. Lastly, the Project is an infill development project. The Project would provide housing consistent with its surrounding uses; help address the severe housing shortage; and reduce GHG emissions associated with longer vehicle trips related to lack of local housing options. As such, the proposed Project would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing GHG emissions. The impact would be less than significant, and no mitigation is required.

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.

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.

Mitigation Measures
Project implementation would not result in significant impacts related to GHG Emissions; therefore, no mitigation measures are required.

Conclusion
The additional 139 units have no significant impacts.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-61

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.9 HAZARDS AND HAZARDOUS MATERIALS
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within onequarter mile of an existing or proposed school? d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
2008 General Plan Update EIR
The analysis in the GP EIR indicated that the General Plan Update could result in increased risk of upset associated with the routine use, generation, and transport of hazardous materials, which may pose a health or safety hazard; could result in accidental release of hazardous materials causing public health risk; and could result in a safety hazard for people residing or working within the area. Cumulative impacts related to public health and safety were considered potentially significant.

The topic of hazards and hazardous materials was covered under Public Health and Safety in the GP EIR.

Supplemental Analysis
The information in this section is derived from 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), prepared for the proposed Project by Environmental Data Resources (EDR) (2021). The EDR is included in Appendix B.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-62

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Less Than Significant Impact. Currently, there are a variety of existing business operations in the Specific Plan area that use, store, or transport hazardous substances, as well as generate hazardous waste. In light of this, the nature of potential hazards would also be varied. Such substances can range from common automobile oil and household pesticides to chlorine, dry-cleaning solutions, ammonia, or substances used in commercial and industrial operations. Therefore, any non-residential development that occurs within the Specific Plan area may result in an increase in hazardous materials use, transport, or generation of hazardous waste.

It is anticipated that the proposed Specific Plan would maintain existing permitted industrial uses within the proposed Industrial District. However, this district is proposed to allow revitalized industrial uses that are compatible with future residential uses. Although this intended revitalized industrial area would be considered “light” industrial, nonetheless, this additional non-residential development in the Specific Plan area may result in an increase in the use and transport of hazardous materials and an increase in the generation of hazardous waste.

Demolition and construction activities for the proposed Project would involve the use of chemical substances such as solvents, paints, fuel for equipment, and other potentially hazardous materials. Hazards to the environment or the public would typically occur with the transport, use, storage, or disposal of hazardous materials. As with any new development in the City, the applicants for future projects would be required to comply with existing regulations for the transport, use, storage, and disposal of hazardous materials to prevent public safety hazards. These regulations include the Hazardous Materials Transportation Act, Resource Conservation and Recovery Act (RCRA), California Hazardous Waste Control Act (HWCA), and California Accidental Release Prevention Program (CalARPP), among others. In addition, Regulatory Requirement (RR) PS-1 from Section 4.15, Public Services, requires compliance with all applicable Orange County Fire Authority (OCFA) codes, ordinances and standard conditions, including those related to hazardous materials usage and storage. With compliance of existing regulations for hazardous waste transport, use and disposal, as well as RR PS-1, impacts would be less than significant, and no mitigation is required.
b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Less Than Significant Impact. The Specific Plan area is developed with varying intensities of light industrial, retail/commercial, and residential uses. This Subsequent IS/MND analyzes the potential impacts of the additional 139 multi-family dwellings 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.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-63

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Any demolition, construction and grading activities within the Specific Plan area have the potential to result in the use and transport of hazardous materials, which would include fuel, oils, and other chemicals and liquids used during construction. As noted above, implementation of the Specific Plan has the potential to result in an increase in the use and transport of hazardous materials in the Specific Plan area. The increased use and transport of hazardous materials in the City increases the potential for accidental releases of hazardous materials, which poses a threat to the health and safety of residents. Storage and use of these materials would comply with all applicable federal, State, and local laws and regulations related to the use, handling, transport and storage of hazardous materials on site.

The Hazardous Materials Release Response Plans and Inventory Law of 1985 (or the Business Plan Act) requires that a business that uses, handles, or stores hazardous materials above a certain quantity prepare a plan, which must include an inventory of hazardous substances on the premises. A Risk Management and Prevention Plan (RMPP) may be required for businesses that use acutely hazardous substances and are located in proximity to sensitive land uses. As a part of the Risk Management and Prevention Plan, businesses that handle acutely hazardous materials must include a hazard and operability study (HAZOP), which analyzes potential hazards to sensitive populations in the vicinity. The OCFA oversees the submittal of Business Emergency Plans, which are intended to mitigate potential release of hazardous substances and minimize potential harm or damage. Compliance with regulations established by federal, State and local regulatory agencies would reduce effects related to the reasonably foreseeable upset and accident conditions involving the release of hazardous materials within the Specific Plan area. Additionally, future projects would comply with RR PS-1. Thus, the potential impacts pertaining to accidental release of hazardous materials would be less than significant, and no mitigation is required. c) Emit hazardous emissions or handle hazardous or acutely hazardous material, substances, or waste within one‐quarter mile of an existing or proposed school? Less Than Significant Impact. No schools are located within the Specific Plan area; however, there are four schools within 0.25 mile of the Specific Plan area. Three schools are located in Stanton and the fourth is located in Garden Grove. The names and addresses of the schools are as follows:
 Pyles Elementary School (10411 Dale Avenue in Stanton)  Carver Elementary School (11150 Santa Rosalia Street in Stanton)  New Hope University (10660 Western Avenue in Stanton)  Rancho Alamitos High School (11351 Dale Street in Garden Grove) Future projects within 0.25-mile of the above school may expose them to greater risk of exposure to hazardous materials, wastes, or emissions. There is a potential to expose children at these nearby schools to hazardous substances through accidental releases during demolition and construction activities. However, during demolition, existing hazardous materials and wastes would be removed and disposed in accordance with pertinent regulations, as identified in RR HAZ-1 through RR HAZ-3, discussed below. During Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-64

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR construction, a potential exists for the accidental release or spill of hazardous substances such as gasoline, oil, hydraulic fluid, diesel fuel, or other liquids associated with construction equipment operation and maintenance. However, use of these materials would be in limited quantities as typical during the operation and maintenance of construction equipment and would be conducted in compliance with applicable federal, State, and local regulations.

Additionally, the contractor would be required to use standard construction controls and safety procedures, which would avoid and minimize the potential for accidental release or spill of such substances into the environment. With compliance with pertinent regulations (RR HAZ-1 through RR HAZ-3), the level of risk associated with the accidental release of hazardous substances during demolition and construction would be less than significant, and no mitigation is required.

Residential activities associated with occupancy of the proposed dwelling units would be similar to other residential uses within the Specific Plan area and would not generate hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste in quantities that may impact students at schools within ¼-mile of the site. There would be a less than significant impact, and no mitigation is required. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
Less Than Significant With Mitigation Incorporated. Presented in Appendix B, The EDR Radius Map™ Report with GeoCheck (2021) was prepared for the proposed Project. Search parameters were based on a one-mile radius of the Project site and consisted of a search of federal, State, local, tribal, and other databases. The complete list of databases and additional information regarding the identified site can be found in Appendix C.

Eight Envirostor listings were reported within one mile of the Specific Plan, three of which are within the Specific Plan area and listed below:
 All Metals Processing Co. of Orange County, 8401 Sandustrial Avenue. Status is 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, 8100 Electric Avenue. Status is unknown and references “Other Agency”.
 Quicksand, 8358 Standustrial Street. Status is active. 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 EDR Report.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-65

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR The Leaking Underground Storage Tank (LUST) database, as provided by EDR, has revealed that there are 56 LUST sites within approximately 0.5 mile of the Specific Plan area, 6 of which are located within the Specific Plan area. These six sites are listed 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.

Development within the Specific Plan area may include redevelopment of one of these reported Envirostor and LUST regulatory properties in the future. Implementation of Mitigation Measure (MM) HAZ-1 would ensure that all new development on properties involving hazardous materials or waste, prepare a Phase I Environmental Site Assessment (ESA) prior to future actions for land acquisition, demolition, and/or construction. With implementation of MM HAZ-1, potential impacts resulting from regulatory properties located within the Specific Plan would be reduced to less than significant levels. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
No Impact. The Joint Forces Training Base (JFTB) Los Alamitos is located in the City of Los Alamitos, approximately two miles to the west of the Specific Plan area. The Airport Environs Land Use Plan (AELUP) is a land use compatibility plan that is intended to protect the public from adverse effects of aircraft noise; to ensure the people and facilities are not concentrated in areas susceptible to aircraft accidents; and to ensure that no structures or activities adversely affect navigable space. The AELUP identifies standards for development in the airport’s planning area based on noise contours, accident potential zones, and building heights. The City of Stanton, which includes the Specific Plan area, is not located within the accident potential zone or the (AELUP) height restriction zone for JFTB (Stanton 2008b).

Thus, the Project would not result in a safety hazard or excessive noise for people residing on the site, as it relates to exposure to airport or aircraft hazards in areas within an airport land use plan or within two miles of a public airport. No impact would occur, and no mitigation is required.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-66

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Less Than Significant Impact. The City of Stanton has an emergency plan, called “Emergency Operations Plan,” which establishes policies and procedures to guide the City during emergency situations (Stanton 2008a). The plan provides for coordination of planning efforts of various members of the emergency staff and service elements using the Standardized Emergency Management System (SEMS). SEMS is the system required for managing response to multi-agency and multi-jurisdiction emergencies in California. The purpose of SEMS is to improve the mobilization, deployment, utilization, tracking, and demobilization of needed mutual aid resources.

Emergency evacuations are coordinated by the Orange County Sheriff’s Department (OCSD).

The OCSD coordinates all law enforcement and traffic control operations during a disaster.

Regarding designated evacuation or emergency routes in the City, the unpredictable nature of any disaster on existing roadways makes evacuation route designation difficult (Stanton 2008a). The routes to be used for an evacuation would depend on the location of the incident, assuming major streets and freeways are functional, generally the routes would include major arterials and regional routes, which may include roadways within the Specific Plan boundaries such as Beach Boulevard, Katella Avenue, and Cerritos Avenue.

Specific Plan implementation would maintain the existing emergency vehicle access within the Specific Plan area. Any construction related lane closures resulting from projects within the Specific Plan buildout would be short term and would likely not involve full closure of any public roadway during construction. However, any development within the Specific Plan area would be required to coordinate with the City and OCFA regarding emergency access.

Applicable OCFA regulations, evacuation plans, and procedures would be considered in the building and site design. With compliance of applicable OCFA requirements, the Project’s impacts to emergency access would be less than significant, and no mitigation is required. g) Expose people or structures, directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires?
No Impact. The Project site is located in a highly urbanized area of the City, and there are no large, undeveloped areas and/or steep slopes on or near the site that may pose wildfire hazards. The site and the surrounding areas are not located in designated Very High Fire Hazard Severity Zones (VHFHSZ), as identified by the California Department of Forestry and Fire Prevention (CalFire). Rather, the site is within a Non-VHFHSZ area. Implementation of the proposed Project would not expose people or structures directly or indirectly to a significant risk of loss or death associated with wildland fires. No impact would occur, and no mitigation is required.

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 Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-67

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR 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.

Conclusion
The additional 139 units would result in new significant impacts beyond the impacts analyzed in the GP EIR. Implementation of a mitigation measure would reduce the impacts to less than significant level.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-68

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.10 HYDROLOGY AND WATERQUALITY
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the
project impede sustainable groundwater management of
the basin?
c) Substantially alter the existing drainage pattern of the site or area, including the alternation of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) result in substantial erosion or siltation on- or offsite; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding
on- or offsite;
iii) create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff;
or
iv) impede or redirect flood flows?
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
e) Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
2008 General Plan Update EIR
The analysis in the GP EIR indicated that the General Plan Update could contribute to runoff water, exceeding the capacity of existing or planned storm water drainage system or providing additional sources of polluted runoff; could deplete groundwater resources; could result in impacts related to a 100-year flood event; could result in urban uses being located in dam inundation areas of the City; could impact water quality due to sheet erosion resulting from exposed soils and subsequent depositing of particles and pollutants in drainage areas; and could result in long-term impacts to quality of storm water and urban runoff impacting water quality. Cumulative impacts related to hydrology and water quality were considered potentially significant.

Introduction
This section is prepared based on findings of the Preliminary Hydrology and Water Quality Technical Report (Hydrology Report), prepared by Psomas in October 2021. The findings of the Hydrology Report is summarized herein, and the report is included in Appendix D.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-69

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Supplemental Analysis
a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
Less Than Significant Impact.

Short‐Term Water Quality Impacts
The Project has the potential to result in short-term construction impacts to surface water quality from demolition, grading, and construction-related activities of future development.

Storm water runoff from the construction activities would contain loose soils, organic matter, pesticides/herbicides, and sediments. Spills or leaks from heavy equipment and machinery, such as fuel, oil and grease, and heavy metals, could also enter the runoff.

Building construction would involve the use of hazardous materials (e.g., paints, solvents, cleansers) that, if not properly handled, may enter the stormwater runoff.

The Clean Water Act (CWA) establishes a framework for regulating potential water quality impacts from construction activities, as well as new development and major redevelopment, through the National Pollutant Discharge Elimination System (NPDES) program.

Construction activities that disturb one acre or more of land are required to obtain an NPDES permit or coverage under the NPDES Construction General Permit. This is accomplished by completing and filing Permit Registration Documents (PRD) (including a Notice of Intent, risk assessment, site map, a Storm Water Pollution Prevention Plan [SWPPP], an annual fee, and a signed certification) with the State Water Resources Control Board (SWRCB), prior to start of construction activities. The Best Management Practices (BMPs) in the SWPPP would be implemented during construction to reduce storm water pollutants to the maximum extent practicable. Coverage under the NPDES Construction General Permit and implementation of the Project’s SWPPP (RR HWQ-1); compliance with the Santa Ana RWQCB’s dewatering regulations (RR HWQ-2); construction and implementation of the BMPs in the approved Water Quality Management Plan (WQMP) (RR HWQ-3); implementation of erosion control measures per the City’s Erosion Control and Water Quality Code (RR HWQ-4) would reduce pollutants in the runoff and prevent violation of water quality standards, waste discharge requirements, and degradation of surface and groundwater quality. Compliance with these requirements would ensure that short term, construction related impacts would be less than significant. Also, water quality standards or waste discharge requirements would not be violated, and surface and ground water quality would not be substantially degraded. Impacts would be less than significant, and no mitigation is required.

Long‐Term Water Quality Impacts
Stormwater pollutants that would be generated by future projects in the long-term include sediment, trash and debris, oil and grease, bacterial indicators, nutrients, and pesticides that would come from landscaped areas, drive aisles, parking areas, and outdoor residential, industrial, and commercial activities.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-70

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR According to Section 20.300.110, Water Quality, of the Stanton Municipal Code, projects are required to comply with: (1) Municipal Code Chapter 6.20 [Stormwater Discharge and Water Quality]; (2) Municipal Code Chapter 6.28 [Fats, Oils, Grease, Discharges into Sanitary Sewer System]; (3) Municipal Code Chapter 16.62 [Erosion Control and Water Quality]; and (4) Section 20.500.090 [Water Quality Management Plan (WQMP) Required] of the City’s Zoning Code (Ord. 1017, 2013). Chapter 6.20 requires all new development and significant redevelopment be in compliance with the Drainage Area Management Plan (DAMP) and any conditions and requirements established by the Planning Department, which are related to the reduction or elimination of pollutants in stormwater runoff from a project site.

Therefore, consistency with the DAMP, would include preparation of a Water Quality Management Plan (WQMP) and implementation of BMPs on premises exposed to storm water, when applicable. Compliance with the DAMP would reduce the discharge of pollutants within the Specific Plan area to the maximum extent practicable. The WQMP BMPs may include the removal and disposal of solid waste and other pollutants such as fuels, waste fuels, and chemicals from exposure to storm water. Compliance with RR HWQ-3 (Water Quality Management Plan) would ensure future projects adhere to regional and local regulations. The WQMP would include low impact development (LID), structural and nonstructural BMPs and source control BMPs. Compliance with RR HWQ-1 (SWPPP) and RR HWQ-2 (General Waste Discharge Requirements) would reduce the risk of water degradation from soil erosion and other pollutants related to short-term construction and long-term operations activities, and potential violations of water quality standards would be minimized through required BMPs. Therefore, future projects would not violate water quality standards or waste discharge requirements. Impacts would be less than significant, and no mitigation is required.
b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
Less Than Significant Impact. The Coastal Plain of Orange County Groundwater Basin, which is managed by the Orange County Water District (OCWD), underlies the northern and central sections of Orange County within the lower Santa Ana River watershed, which includes the Specific Plan area. The Orange County Water District (OCWD) manages this Groundwater Basin to prevent overdraft conditions, seawater intrusion, land subsidence, and groundwater quality degradation. OCWD recharge basins are located in and adjacent to the Santa Ana River, Carbon Creek, and Santiago Creek, in the cities of Anaheim and Orange.

No recharge basins or wells are located within the City of Stanton or near the Project site. (OCWD 2018, CalGEM 2021).

Domestic water service for the City of Stanton, as described in Section 4.19 Utilities and Service Systems, would be provided by Golden State Water Company (GSWC) with water derived from groundwater, surface water, and imported water supplies (GSWC 2021). GSWC West Orange Service Area Urban Water Management Plan (UWMP) reports that the single and multi-family residential land uses have a current water demand of 6,601 acre-feet per year (AFY) and 2,614 AFY, respectively using a population estimate of 114,235 (GSWC West Orange 2021) and would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-71

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Excavation activities may extend into the underlying groundwater. Because a large portion of the Town Center Specific Plan (primarily to the north and east) is within a shallow groundwater zone between depths of 5 to 10 feet, feasibility analyses as part of preparation of the WQMP may be performed to determine which infiltration BMPs, if any, would be used for the future site development projects (Psomas 2021a). Additionally, dewatering may be required as part of future construction and would occur in compliance with the Santa Ana RWQCB’s General Waste Discharge Requirements (WDR) under Order No. R8-2015-0004 (RR HWQ-2).

Groundwater resources would be managed by OCWD to maintain withdrawals within a safe basin operating range to protect the basin’s long-term sustainability. With OCWD incentives to limit groundwater pumping by the City and other water suppliers and with the water conservation measures required for new developments, the proposed Project would not substantially deplete groundwater supplies, interfere with groundwater recharge, or impede sustainable groundwater management of the Groundwater Basin. Impacts would be less than significant with compliance with regulatory requirement as identified above, and no mitigation is required.
c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) Result in substantial erosion or siltation on or off‐site? Less Than Significant Impact. As indicated in Section 4.7, Geology and Soils (Checklist Response 4.7b), future projects would be required to obtain a NPDES permit for construction activities or coverage under the NPDES Construction General Permit. The Construction General Permit requires preparation of a SWPPP and implementation of erosion control, sediment control, tracking, waste management, and construction site maintenance BMPs to reduce the potential for soil and wind erosion during construction activities (RR HWQ-1).

Further, the proposed Project must comply with the City’s grading ordinance, which requires preparation of an erosion and sediment control plan for City approval prior to issuance of a grading permit (RR HWQ-4). With compliance with these regulations, potential impacts pertaining to construction-related erosion would be less than significant, and no mitigation is required.

The Project area is located in an urbanized setting with a high percent of impervious surfaces in the existing condition. The majority of the new development in the Specific Plan area would be redevelopment rather than on undeveloped land. Additionally, future projectspecific development would be required to incorporate landscaping in accordance with the City’s Municipal Code Section 20.315.040 Landscape Standards, to prevent potential erosion.

There would be minimal areas of exposed soils following completion of future projects where erosion could occur. Site improvements and landscaping would also prevent longterm erosion. With increased pervious surfaces on the site, the runoff volume and rate are expected to decrease, resulting in less potential for downstream erosion. Therefore, operation-related erosion would be less than significant, and no mitigation is required.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-72

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Regarding erosion, as discussed, the future projects would be required to obtain a NPDES permit for construction activities or coverage under the NPDES Construction General Permit.

The Construction General Permit requires preparation of a SWPPP and implementation of erosion control, sediment control, tracking, waste management, and construction site maintenance BMPs to reduce the potential for soil and wind erosion during construction activities (RR HWQ-1). Further, future projects would comply with the City’s grading ordinance, which requires preparation of an erosion and sediment control plan for City approval prior to issuance of a grading permit (RR HWQ-4).

Based on the hydromodification analysis for the proposed Project, the site is located in an area of the Santa Ana River watershed that is susceptible to hydromodification and therefore, the Project would have the potential to create hydrologic conditions of concern (HCOC) that may result in downstream flooding or the erosion of downstream natural channels. Therefore, compliance with RR HWQ-5 would ensure steps and requirements outlined in the Orange County Model WQMP mitigate potential runoff for future projects.

Therefore, construction- and operation-related erosion would be less than significant with compliance with existing regulatory requirements RR HWQ-1, RR HWQ-4, and RR HWQ-5.

No mitigation is required.
ii) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on‐ or offsite?
iii) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?
Less Than Significant with Mitigation Incorporated. The Project area is located in an urbanized setting with a high percent of impervious surfaces in its existing condition. The drainage pattern for the Project area is generally to the southwest (Psomas 2021a). All City storm drain facilities are tributary to the existing Orange County Facility Stanton Storm Channel shown previously on Exhibit 1-2, Aerial Photograph.

A proposed Project hydrology analysis, (based on assumed flow paths and storm drain locations) was completed to determine the impacts that the Specific Plan would have on storm runoff. Hydrologic calculations to evaluate surface runoff associated with the 10-year, 25-year, and 100-year storm frequencies from the tributary drainage areas were performed using the AES Rational Method. The watershed subarea boundaries were delineated using proposed Project maps and were assumed to be equivalent to the existing condition watersheds. While future development is dependent on market conditions, it is anticipated that that there would be changes in overall pervious and impervious conditions at various times during buildout of the Specific Plan. This was taken into consideration while land uses were simplified for hydrologic calculations when compared to the General Plan. The results of the proposed 10-year, 25-year, and 100-year peak flow rates are presented in Table 4-15, Proposed Conditions Peak Flow Rates, below.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-73

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐15

PROPOSED CONDITIONS PEAK FLOW RATES
Watershed Total Area1 10‐Year Peak Q (cfs) 25‐Year Peak Q (cfs) 100‐Year Peak Q (cfs) A 71.8 66.0 83.1 116.5
B & C 9.4 16.1 19.7 25.8
D 1.5 2.9 3.6 5.0
E 1.4 2.4 3.4 4.8
F 32. 47.0 58.6 77.8
G 13.7 26.6 32.4 42.0
H 21.0 26.0 32.2 41.9
1 It should be noted that some areas along the periphery streets of the Specific Plan area were not included in the drainage analysis because the drainage flowed away from the Specific Plan area. This drainage was generally comingled with off-site drainage, outside of the Project boundary.

Psomas 2021 (Hydrology and Water Quality Technical report) 2021.

Implementation of the Specific Plan may result in an increase in the amount of impervious area, which would increase the proposed condition runoff. The Stanton Storm Channel was designed and constructed to handle the 25-Year storm event; however, based on current County standards the Stanton Storm Channel is deficient because all regional facilities are to be designed for the 100-year storm event. This deficiency could potentially cause significant flooding around the channel and in the local storm drain systems. As shown below in Table 4-16, 100-year Storm Event Comparison, the discharge is generally matched or decreased in the project conditions, thus decreasing the overall flow exiting the Specific Plan area. No diversions to the tributary areas were considered when comparing existing and proposed conditions.

TABLE 4‐16
100‐YEAR STORM EVENT COMPARISON
Watershed Total Area1
Existing
Discharge
Condition
(cfs)
100‐Year
Peak Q
(cfs)
100‐Year
Peak Discharge
Comparison
A 71.8 123.0 116.5 -5.3%
B & C 9.4 22.3 25.8 15.7%
D 1.5 5.0 5.0 0.0%
E 1.4 4.8 4.8 0.0%
F 32. 84.8 77.8 -8.3%
G 13.7 46.6 42.0 -9.9%
H 21.0 45.4 41.9 -7.7%
1 It should be noted that some areas along the periphery streets of the Specific Plan area were not included in the drainage analysis because the drainage flowed away from the Specific Plan area. This drainage was generally comingled with off-site drainage, outside of the Project boundary.

Psomas 2021 (Hydrology and Water Quality Technical report) 2021.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-74

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR The potential for hydraulic impacts to existing facilities would require mitigation of site runoff. The impacts to Stanton Storm Channel would need to be thoroughly analyzed due to the fact that the channel was designed and constructed to handle the 25-year storm event.

Based on current County standards the Stanton Storm Channel is deficient because all regional facilities are to be designed for the 100-year storm event. This deficiency could potentially cause significant flooding around the channel and in the local storm drain systems. Flood control mitigation would be handled by each individual site on a project-byproject basis within the Specific Plan area, as required under MM HWQ-1. Until downstream facilities are constructed, development sites must contain proposed runoff or mitigate flow rates to equivalent or less than existing conditions for all storm events. It is noted that facility upgrades at Court Street, north and south of the Pacific Electric Railway easement are already part of the City of Stanton's Capital Improvement Plan. Therefore, with implementation of MM HWQ-1, impacts associated with the rate or amount of surface runoff which would result in flooding on- or off-site would be less than significant.

Therefore, the proposed Project would include storage volume infrastructure that would provide the required storage volume and ensure that 25-year frequency storm event is not exceeded. Further, the storm drain system would be designed to accommodate 100-year flood flows, in accordance with the City’s Municipal Code, the Orange County Hydrology Manual, and other City specifications (RR HWQ-4). The proposed changes resulting from the Project area would not substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on- or offsite. Impacts would be less than significant, and no mitigation is required.
iv) Impede or redirect flood flows?
Less Than Significant Impact. The Specific Plan area is located within a Federal Emergency Management Agency (FEMA) Flood Zone X, which is an area subject to flooding from the 500- year flood (0.2 percent annual chance of flooding) and the 100-year flood (with a reduced flood risk due to the protection of a levee) with average depths of less than one foot or drainage areas less than one square mile. Based on this classification, a flood hazard is not present in the Project area (Psomas 2021a). Impacts would be less than significant, and no mitigation is required.
d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
No Impact. A seiche is the resonant oscillation of a body of water, such as a lake, reservoir, pool, bay, or harbor. Seiche hazards exist where ground shaking causes water to splash out of the body of water and inundate nearby areas and structures. Seiches are caused by strong winds and rapid changes in atmospheric pressure. Earthquake, tsunamis, and severe storm fronts may also cause seiches. The City is located inland over 7.0 miles from the Pacific Ocean.

Additionally, there is no large body of water near the City that may be subject to seiche and that could result in potential flooding within the Project area.

Tsunamis are seismic sea waves generated by undersea earthquakes or landslides. As noted above, the City and the Project area is over 7.0 miles from the Pacific Ocean and based on the Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-75

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR California Geological Society Tsunami Hazard Area Map, the site is located outside the hazard area (CGS 2015c). Therefore, the proposed Project would not influence the likelihood or severity of a seiche nor contribute significantly to inundation by tsunami. As a result, no impacts related to seiche or tsunami would occur, and no mitigation is required. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Less Than Significant Impact. There are no groundwater wells within the City or the Project area, and no wells are proposed as part of the Project based on a review of the California Geologic Energy Management Division (CalGem 2021). As discussed above, the proposed Project would not involve direct withdrawals of groundwater, nor would it interfere with groundwater recharge such that it would result in a net deficit in aquifer volume or lowering of the local groundwater table levels. As discussed previously in Checklist Response 4.10b, excavation activities for future projects may extend into the underlying groundwater. Compliance with RR HWQ-5, would ensure feasibility analyses to determine infiltration BMPs, if required, would be conducted for all future project-specific development.

Therefore, the Project would not conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan. Impacts are less than significant, and no mitigation is required.

Regulatory Requirements
RR HWQ‐1 Storm 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.

RR HWQ‐2 General 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.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-76

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR 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.

RR HWQ‐3 Water 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.

RR HWQ‐4 Grading 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 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‐5 Hydromodification 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
Mitigation Measures
MM HWQ‐1 Prior 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.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-77

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR Conclusion
The additional 139 units would result in a new significant impact beyond the impacts analyzed in the GP EIR. Implementation of a mitigation measure would reduce the impacts to less than significant level.

Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-78

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR

4.11 LAND USE AND PLANNING
Would the project:

Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Physically divide an established community?
b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental
effect?
2008 General Plan Update EIR
The analysis in the GP EIR indicated that implementation of the General Plan Update could result in potential inconsistency impacts with Federal and State plans and policies in addition to policies in SCAG’s Regional Comprehensive Plan and Guide; could result in inconsistencies with the principles and strategies of SCAG’s Southern California Compass Growth Visioning Program as well as local plans and policies; and could result in direct impacts regarding land use incompatibilities. Cumulative impacts related to increase in intensity of land uses in the area was considered less than significant.

Supplemental Analysis
a) Physically divide an established community?
No Impact. The Specific Plan area includes varying intensities of industrial, retail/commercial, and residential uses. This Subsequent IS/MND analyzes the potential impacts of the additional 139 multi-family residential unit 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.

New development within the Specific Plan area would occur through infill development of underutilized parcels, existing vacant parcels, or through redevelopment of currently developed land. Due to the built out nature of the surrounding area, implementation of the Specific Plan would not physically divide an established community. Thus, no impact would occur on an established community, and no mitigation is required. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Less Than Significant Impact. With respect to regional planning, the Southern California Association of Governments (SCAG) is the metropolitan planning organization (MPO) for Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial counties. As the Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-79

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR designated MPO, the federal government mandates SCAG to prepare plans for growth management, transportation, air quality, and hazardous waste management. In addition, SCAG reviews projects of regional significance for consistency with the existing regional plans. The Project would contribute to new housing development in the City of Stanton, and thus would contribute to the City’s RHNA housing goal of 313 new dwelling units between 2014 and 2021. Plans and programs relevant to the Project and the consistency of the proposed Project with these plans and programs are discussed below.

Southern California Association of Governments
The fundamental goals of SCAG’s Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) are to make the SCAG region a better place to live, work, and play for all residents regardless of race, ethnicity, or income class. Table 4-17, below, presents the proposed Project consistency with the relevant adopted 2020-2045 RTP/SCS goals. The adopted 2020-2045 RTP/SCS seeks to link the goal of sustaining mobility with the goals of fostering economic development; enhancing the environment; reducing energy consumption; promoting transportation-friendly development patterns; and encouraging fair and equitable access to residents impacted by socioeconomic, geographic, and commercial conditions. Implementation of the proposed Project would be consistent with the goals of the 2020-2045 RTP/SCS.

The proposed Project would result in an additional 139 multi-family housing units and the associated direct population of 481 people within the City of Stanton, as discussed in detail in Section 4.11, Population and Housing.

Additionally, the proposed Project functions as an infill project and would not substantially extend infrastructure and other improvements that would encourage development levels beyond what is already planned elsewhere in the City. Therefore, substantial direct and indirect growth related to the proposed Project is not anticipated, and impacts would be less than significant.

TABLE 4‐17
CONSISTENCY WITH 2020‐2045 REGIONAL TRANSPORTATION

PLAN/SUSTAINABLE COMMUNITIES STRATEGY (RTP/SCS) GOALS
RTP/SCS Goal Consistency Analysis
RTP/SCS G1: Encourage regional
economic prosperity and global
competitiveness.

Proposed Project Would Not Conflict
The Town Center Specific Plan is a mixed-use area. The Project proposes to enhance and improve the existing area and develop additional 139 multifamily units. Design Guidelines and Development Standards encourage highquality development and enhanced quality of life. The Project would contribute to attracting skilled workers and encouraging regional economic prosperity.

RTP/SCS G2: Improve mobility,
accessibility, reliability, and travel safety
for people and goods.

Proposed Project Would Not Conflict
The Specific Plan includes improvements to the circulation system and streetscape that increase overall access, safety, and encourage multi- transit throughout the Specific Plan area. The circulation system that is outlined in Environmental Checklist
STANTON TOWN CENTER SPECIFIC PLAN PROJECT 4-80

SUBSEQUENT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION TO GENERAL PLAN EIR TABLE 4‐17
CONSISTENCY WITH 2020‐2045 REGIONAL TRANSPORTATION

PLAN/SUSTAINABLE COMMUNITIES STRATEGY (RTP/SCS) GOALS
RTP/SCS Goal Consistency Analysis
the Specific Plan and described in Section 3.0, Project Description, and Section

4.17, Traffic and Circulation, of the Subsequent IS/MND.

The proposed Project includes mixed-use development areas that would provide on-site residents with easier access to goods, services, and employment opportunities. This would promote walking and biking as alternatives to automobile use.

RTP/SCS G3: Enhance the preservation,
security, and resilience of the regional
transportation system.

Proposed Project Would Not Conflict
While not a transportation project, the Specific Plan includes improvements to the circulation system and streetscape that increase overall access, safety, and encourage multi-modal transit throughout the Specific Plan area.

Therefore, the Project would not preclude the preservation, security and resilience of the regional transportation system.

RTP/SCS G4: Increase person and
goods movement and travel choices
within the transportation system.

Proposed Project Would Not Conflict
The Town Center Specific Plan is a mixed-use area that would be enhanced and improved with an additional 139 multi-family units. The Project includes improvements to the City’s circulation system and streetscape that would increase overall access and safety. These benefits would contribute to a more sustainable regional transportation system that would allow for the increase of person and goods movement within the transportation system.

Stanton City CouncilApril 9, 2024

Stanton City Council
April 9, 2024