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HomeMy WebLinkAbout01/14/2014 PC AgendaPLANNING FILE COPY COMMISSION AGENDA January 14, 2014 7:00 P.M. City Hall, Windmill Community Room 21810 Copley Drive Diamond Bar, CA 91765 Vice Chairman Frank Farago Commissioner Ashok Dhingra Commissioner Jimmy Lin Commissioner Jack Shah Copies of staff reports or other written documentation relating to agenda items are on file in the Planning Division of the Community Development Department, located at 21810 Copley Drive, and are available for public inspection. If you have questions regarding an agenda item, please call (909) 839-7030 during regular business hours. Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the City Clerk's office at 21810 Copley Drive, Diamond Bar, California, during normal business hours. In an effort to comply with the requirements of Title 11 of the Americans with Disabilities Act of 1990, the City of Diamond Bar requires that any person in need of any type of special equipment, assistance or accommodation(s) in order to communicate at a City public meeting must inform the Community Development Department at (909) 839-7030 a minimum of 72 hours prior to the scheduled meeting. i `.o.�%' t f n d Bar uses recycled paper Please refrain from smoking, eating or The City o iamon drinking in the Auditorium and encourages you to do the same City of Diamond Bar Planning Commission MEETING RULES PUBLIC INPUT The meetings of the Diamond Bar Planning Commission are open to the public. A member of the public may address the Commission on the subject of one or more agenda items and/or other items of which are within the subject matter jurisdiction of the Diamond Bar Planning Commission. A request to address the Commission should be submitted in writing at the public hearing, to the Secretary of the Commission. As a general rule, the opportunity for public comments will take place at the discretion of the Chair. However, in order to facilitate the meeting, persons who are interested parties for an item may be requested to give their presentation at the time the item is called on the calendar. The Chair may limit individual public input to five minutes on any item; or the Chair may limit the total amount of time allocated for public testimony based on the number of people requesting to speak and the business of the Commission. Individuals are requested to conduct themselves in a professional and businesslike manner. Comments and questions are welcome so that all points of view are considered prior to the Commission making recommendations to the staff and City Council. In accordance with State Law (Brown Act), all matters to be acted on by the Commission must be posted at least 72 hours prior to the Commission meeting. In case of emergency or when a subject matter arises subsequent to the posting of the agenda, upon making certain findings, the Commission may act on item that is not on the posted agenda. . INFORMATION RELATING TO AGENDAS AND ACTIONS OF THE COMMISSION Agendas for Diamond Bar Planning Commission meetings are prepared by the Planning Division of the Community Development Department. Agendas are available 72 hours prior to the meeting at City Hall and the public library, and may be accessed by personal computer at the contact information below. Every meeting of the Planning Commission is recorded and duplicate recordings are available for a nominal charge. ADA REQUIREMENTS A cordless microphone is available for those persons with mobility impairments who cannot access the public speaking area. The service of the cordless microphone and sign language interpreter services are available by giving notice at least three business days in advance of the meeting. Please telephone (909) 839-7030 between 7:30 a.m. and 5:30 p.m., Monday through Thursday, and 7:30 a.m. and 4:30 p.m., Friday. HELPFUL CONTACT INFORMATION Copies of Agenda, Rules of the Commission, CDs of Meetings (909) 839-7030 Email: info(cDdiamondbarca.gov Website: www.diamondbarca.gov CITY OF DIAMOND BAR PLANNING COMMISSION Tuesday, January 14, 2014 AGENDA CALL TO ORDER: 7:00 p.m. Next Resolution No. 2014-01 PLEDGE OF ALLEGIANCE: 1. ROLL CALL: COMMISSIONERS: Vice Chairman Frank Farago, Ashok Dhingra, Jimmy Lin, Jack Shah 2. RECOGNITION OF OUT -GOING COMMISSIONER TONY TORNG: 3. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: This is the time and place for the general public to address the members of the Planning Commission on any item that is within their jurisdiction, allowing the public an opportunity to speak on non-public hearing and non -agenda items. Please complete a Speaker's Card for the recording Secretary (completion of this form is voluntary) There is a five-minute maximum time limit when addressing the Planning Commission. 4. APPROVAL OF AGENDA: Chairman 5. CONSENT CALENDAR: The following items listed on the consent calendar are considered routine and are approved by a single motion. Consent calendar items may be removed from the agenda by request of the Commission only: 5.1 Minutes of the Special Meeting: December 19, 2013 6. OLD BUSINESS: None 7. NEW BUSINESS: None 8. PUBLIC HEARING(S): 8.1 Development Review No. PL2013-523 — Under the authority of Diamond Bar Municipal Code Section 22.48, the applicant, Steve Sun and property owners, Yan Li and Kai Zhang, are requesting Development Review approval to construct a 2,796 square -foot two-story addition to an existing single-family residence on a 0.18 gross acre (8,020 square -foot) lot. The subject property is zoned Low Medium Density Residential (RLM) with a consistent underlying General Plan land use designation of Low Medium Density Residential. JANUARY 14, 2014 PAGE 2 PLANNING COMMISSION AGENDA Project Address: 21287 Gerndal Street Property Owner: Yan Li and Kai Zhang 21287 Gerndal Street Diamond Bar, CA 91765 Applicant: Steve Sun 4028 Rosemead Blvd., #35 Pico Rivera, CA 90660 Environmental Determination: The project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to Article 19 under Section 15301(e) (additions to existing structures) of the CEQA Guidelines. No further environmental review is required. Recommendation: Staff recommends that the Planning Commission approve Development Review No. PL2013-523, based on the Findings of Fact, and subject to the conditions of approval as listed within the draft resolution. 8.2 Development Review No. PL2013-261 — Under the authority of Diamond Bar Municipal Code Section 22.48, the applicant, Skyler X. Denniston and the property owner, Kaiser Foundation Health Plan, Inc. are requesting approval of a Development Review (DR) application to construct an approximately 33,850 square -foot, two story addition to an existing 31,050 square -foot, single -story, medical office building (MOB) on a 10.01 -acre site. The project, identified as Kaiser Diamond Bar MOB Phase II, consists of the expansion of the existing MOB facility on an unimproved, 3.82 -acre portion of the property, including removal, reconfiguration, and expansion of available on-site parking, and landscaping; relocation intended to be inclusive of all physical changes to the project site and to the existing Phase I improvements as may be required construct and operate a multi -functional medical facility. Project Address: 1336-1368 Bridge Gate Drive Property Owner/ Kaiser Foundation Health Plan, Inc. Applicant: National Facilities Services c/o Skyler X. Denniston 825 Colorado Blvd., Suite 222 Los Angeles, CA 90041 Environmental Determination: Pursuant to the provisions of the California Environmental Quality Act (CEQA), Section 15070, the City prepared an Initial Study and Negative Declaration for this project. Pursuant to CEQA JANUARY 14, 2014 Q 10. 11 PAGE 3 PLANNING COMMISSION AGENDA Section 15105, the public review period for the Negative Declaration began December 19, 2013, and ended January 8, 2014. Recommendation: Staff recommends that the Planning Commission approve Development Review No. PL2013-261, based on the Findings of Fact, and subject to the conditions of approval as listed within the draft resolution. PLANNING COMMISSION COMMENTS / INFORMATIONAL ITEMS: STAFF COMMENTS / INFORMATIONAL ITEMS: 10.1 Public Hearing dates for future projects: SCHEDULE OF FUTURE EVENTS: SNOWFEST: CITY COUNCIL MEETING: PARKS AND RECREATION COMMISSION MEETING: PLANNING COMMISSION MEETING: TRAFFIC AND TRANSPORTATION COMMISSION MEETING: 12. ADJOURNMENT: Saturday, January 18, 2014 10:00 a.m. —4:00 p.m. Pantera Park, Diamond Bar, CA Tuesday, January 21, 2014 — 6:45 p.m. South Coast Air Quality Management District Auditorium, 21825 Copley Dr. Diamond Bar, CA 91765 Thursday, January 23, 2013 — 7:00 p.m. Diamond Bar City Hall Windmill Community Room 21810 Copley Drive Tuesday, January 28, 2014, 7:00 p.m. Diamond Bar City Hall Windmill Community Room 21810 Copley Drive Thursday, February 13, 2014 - 7:00 p.m. Diamond Bar City Hall Windmill Community Room 21810 Copley Drive r) p ,. L_* e,, MINUTES OF THE CITY OF DIAMOND BAR SPECIAL MEETING OF THE PLANNING COMMISSION DECEMBER 19, 2013 CALL TO ORDER: Vice Chairman Frank Farago called the special meeting to order at 7:00 p.m. in the City Hall Windmill Room, 21810 Copley Drive, Diamond Bar, CA 91765. PLEDGE OF ALLEGIANCE: Commissioner Dhingra led the Pledge of Allegiance. 1. ROLL CALL: Present: Commissioners Ashok Dhingra, Jack Shah, and Vice Chairman Frank Farago Absent: Commissioner Jimmy Lin was excused. Also present: Greg Gubman, Community Development Director; Dave DeBerry, City Attorney; Grace Lee, Senior Planner; Natalie Tobon, Assistant Planner; and Stella Marquez, Administrative Coordinator. 2. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: None 3. APPROVAL OF AGENDA: As presented 4. CONSENT CALENDAR: 4.1 Minutes of the November 26 2013 Regular Meeting. C/Dhingra moved, C/Shah seconded regular meeting minutes as presented. vote: AYES: COMMISSIONERS NOES: COMMISSIONERS ABSENT: COMMISSIONERS 5. OLD BUSINESS: None 6. NEW BUSINESS: None 7. CONTINUED PUBLIC HEARING(S): to approve the November 12, 2013, Motion carried by the following Roll Call Dhingra, Shah, VC/ Farago None Lin 7.1 Conditional Use Permit No. PL2013-380 — Under the authority of Diamond Bar Municipal Code (DBMC) Section 22.58 the applicant, James Hahn, Diamond Bar CrossFit, requested approval of a Conditional Use Permit for a 3,000 square -foot fitness studio in a 36,454 square foot shopping center. The DECEMBER 19, 2013 PAGE 2 � 7 7 I7 T �— ._.in 1u,�u SPECIAL MEETING PLANNING COMMISSION subject property is zoned Regional Commercial (C-3) with a consistent underlying General Plan land use designation of General Commercial (C). PROJECT ADDRESS: PROPERTY OWNER 303 S. Diamond Bar Boulevard, Unit M Diamond Bar, CA 91765 Phoenix Gluck LP 210 Santa Monica Boulevard Santa Monica, CA 90401 APPLICANT: James Hahn 303 S. Diamond Bar Boulevard, Unit M Diamond Bar, CA 91765 AP/Tobon presented staff's report and recommended Planning Commission approval of Conditional Use Permit No. PL2013-380, based on the Findings of Fact, and subject to the conditions of approval as listed within the resolution. CDD/Gubman stated that the owners of the Kmart portion of this site contacted him to express concerns about available parking for the Kmart Center. Looking at the aerials it appears that when one is on the site that Kmart and the inline building where CrossFit and other tenants are located are part of a single shopping center. The site is actually comprised of two parcels. The aerial photo shows how the parking lot is not heavily burdened with vehicles. VC/Farago opened the public hearing. James Hahn, owner of Diamond Bar CrossFit, thanked AP/Tobon for working with him and his partner to determine how best to operate in a legal and lawful fashion. As soon as they were notified that they were operating outside of the legal bounds they immediately commenced to rectify and comply with the mandates of the City. With respect to Kmart's concern about the impact to the parking on their side of the parcel, he stated with certainty having worked with each member individually, that none have ever or will ever park on the Kmart side unless they are in need of Kmart goods and services. C/Dhingra asked if the owners accept the conditions of approval including the condition to remove the existing banner and replace it with a permanent sign by January 17, 2014, and Mr. Hahn responded affirmatively. VC/Farago closed the public hearing. DECEMBER 19, 2013 PAGE 3 SPECIAL MEETING PLANNING COMMISSION C/Shah asked if the parking requirement identified by staff (total 36,454) is for the yellow highlighted area and AP/Tobon responded affirmatively stating that all of the parking for the center is calculated together except for Diamond Bar Crossfit which is separated out. C/Shah moved, C/Dhingra seconded, to approve Conditional Use Permit No. PL2013-380, based on the Findings of Fact, and subject to the conditions of approval as listed within the resolution. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Dhingra, Shah, VC/ Farago NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: Lin 7.2 Tentative Tract Map No 72351 and Development Review No. PL2013-282 — Applicant Preston Chan, CGM Development, Inc., requested approval of a Development Review to modify the exterior fagade and add a 799 square foot lobby area to an existing 25,864 square foot office building on a 1.40 gross acre lot. A Tentative Tract Map was also requested to convert the existing building into office condominiums and subdivide air space for 19 units. The property is zoned Office Professional (OP) with an underlying General Plan land use designation of Commercial Office. PROJECT ADDRESS: 660 N. Diamond Bar Boulevard Diamond Bar, CA 91765 PROPERTY OWNER: APPLICANT: Peichin Lee DB Office Investment, LLC 17528 E. Rowland Street City of Industry, CA 91748 Preston Chan CGM Development, Inc. 17528 E. Rowland Street City of Industry, CA 91748 SP/Lee presented staff's report and recommended that the Planning Commission adopt the resolution approving Development Review No. PL2013-282 based on the findings of Diamond Bar Municipal Code Section 22.48 and subject to conditions. Staff also recommended adoption of the resolution recommending approval of Tentative Tract Map No. 72351 to the City Council, based on the findings of Diamond Bar Municipal Code DECEMBER 19, 2013 PAGE 4 SPECIAL MEETING PLANNING COMMISSION Section 22.20.080, subject to the conditions of approval as listed within the draft resolution. C/Shah asked if staff required a traffic analysis report and where it got the trip generation information. AP/Lee responded that the applicant's traffic engineer prepared a response stating that the medical office uses would generate less than 200 trips which falls under the threshold that would trigger a traffic analysis report. C/Shah asked if the new elevator would accommodate a gurney. AP/Lee said she is not aware of those details; however, the applicant has concurrently submitted for building plan check and the plans were reviewed by Building and Safety Department. C/Dhingra asked for confirmation of the parking area requirements based on square footage of the building. CDD/Gubman responded that the square footage should be 26,663. However, the parking calculations are based on the subtotal square footages and associated parking ratios. Although there is a typographical error in the total square footage all other calculations and measurements are correct. C/Dhingra thanked staff for the clarification. VC/Farago opened the public hearing. With no one present who wished'to speak on this item, VC/Farago closed the public hearing. C/Dhingra moved, C/Shah seconded, to adopt the resolution approving Development Review No. PL2013-282 based on the findings of Diamond Bar Municipal Code Section 22.48 and subject to conditions. C/Dhingra moved, C/Shah seconded to recommend adoption of the resolution recommending approval of Tentative Tract Map No. 72351 to the City Council, based on the findings of Diamond Bar Municipal Code Section 22.20.080, subject to the conditions of approval as listed within the draft resolution. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: Dhingra, Shah, VC/ Farago None Lin 7.3 Zone Change No. PL2013-603 — Under the authority of Diamond Bar Municipal Code Chapter 22.14, the City proposes to establish an overlay zoning district, hereafter titled the "C-3-PD/Hotel. Overlay" ("Overlay") to promote and facilitate the orderly redevelopment of a prominent freeway off -ramp adjacent site formerly occupied by an automobile dealership in a manner consistent with the DECEMBER 19, 2013 7_[x147 f PFT SPECIAL MEETING PLANNING COMMISSION City Council's adopted Goals and Objectives, most notably the Fiscal Responsibility/Economic Development goal which states: "Identify and implement development opportunities for the former Honda property that will result in the greatest net benefit to the community.". If the proposed zone change is adopted, any land use plan formulated within the Overlay shall include a hotel as the primary use. Secondary uses shall be limited to those already permitted or conditionally permitted in the underlying C- 3 district, except for uses expressly prohibited in the Overlay, existing buildings within the Overlay may be occupied by uses permitted or conditionally permitted in the C-3 district, except for such uses that are expressly prohibited in the Overlay, without a hotel as the primary use provided that no existing building is enlarged and no new buildings are established. PROJECT ADDRESS: Northwest Corner of the SR60/ Grand Avenue Interchange LEAD AGENCY/ City of Diamond Bar PROJECT APPLICANT: Community Development Department 21810 Copley Drive Diamond Bar, CA 91765 CDD/Gubman stated that the subject property is the old Honda site. Prior to its closure in mid -2008 this was the site of a very successful Honda Dealership, and a Burger King restaurant that closed last year. The Honda Dealership was, by far, the City's highest tax revenue generator and it closed because corporate compelled the dealer to modernize and enlarge its facility which resulted in a move to a new location outside of the City resulting in the vacation of the Diamond Bar site. Since that time, the City has been very concerned about that fate of the property and has pursued economic development opportunities that are uniquely suited and afforded to the site such as freeway visibility and adjacency to the SR57/60 freeway convergence that supports over 300,000 vehicles per day, as well as, its proximity to the off ramps at Grand Avenue. Since the dealership closed, there has been no viable tenant to reoccupy the site. For a short time, CarMax was interested in a smaller satellite concept that fell by the wayside. Since that time, there has been no viable proposal for the site. The City received inquiries about establishing uses that were not in the City's best interest. In light of the fate of the surrounding areas located in the City of Industry (concurrent mutually exclusively entitlements for an NFL Stadium as well as, a 594 acre business park) Diamond Bar wanted to ensure that it protected one of its very limited contributors to the commercial inventory. As a result, in 2011 the City placed a moratorium on the property to allow the study of opportunities for the site and to hopefully work collaboratively with the 1MT DECEMBER 19, 2013 PAGE 6 SPECIAL MEETING PLANNING COMMISSION property owners in seeking the highest and best use potential which is challenging and complicated to an extent by the uncertainty about what will happen on the adjacent City of Industry site. Staff anticipates that in February/March 2014 there will be a final decision about the possibility of an NFL Stadium being built and if the stadium does not go forward, Majestic Realty has indicated that they will proceed with the alternative Industry Business Center (IBC). Due to the vulnerability of this uniquely situated site, the City Council set forth an economic development goal of identifying specific development opportunities and Specific Plans to revitalize the Kmart and Honda sites to provide the greatest net benefit to and best interests of, the community. In order to accomplish this goal, the City contracted with economic development consultant AECOM, a major firm with an international reputation, to prepare a municipal highest and best use analysis for the property to determine what would benefit the community's best interest and be mindful that whatever occurs on this site would need to result in a positive residual land value offering for a developer's consideration. The revenue -generating opportunities for the City would include retail uses which would include a vast array of revenue generating businesses and hotel uses that would provide revenue to the City via Transit Occupancy Tax. The consultant was also asked to look into the feasibility of office development based on the theory that office uses generate rent which may help a developer subsidize other uses on the site that may have higher capital development costs. In light of the various uses that may occur on the surrounding site, the study looked at three base scenarios: 1) Status quo (nothing occurs on the adjacent site for the foreseeable future; 2) development of the IBC project and, 3) development of the NFL Stadium. The consultants looked at the physical capacity of the site, the surrounding market to identify demand potentials and performed site capacity modeling to determine what the intensities, square footages, etc. the site could support. The tests and forecasted economic conditions revealed that retail was not a very strong option for the site because the inventory and capacity of existing retail properties would not attract additional retail to the site: Under status quo conditions, the Gateway Corporate Center generates a great deal of business travel which would support a 190 room hotel and under the'best economic conditions an additional 125 rooms would be supported. If the IBC project becomes a reality, up to 405 additional rooms would be supported because of the additional corporate headquarters and business activity resulting from the uses. Under the stadium scenario, hotel demand would increase but it would be lower than the IBC development because the stadium would have less office development as part of its overall use plan and attendance. Therefore, from the City's revenue perspective, the IBC development would be most beneficial. However, if the stadium is built there is a settlement agreement with the City of Industry that DECEMBER 19, 2013 PAGE 7 SPECIAL MEETING PLANNING COMMISSION would provide a number of economic benefits to the City such as a $20 million lump sum and an ongoing revenue stream of $750,000 to well in excess of $1 million based on the number of stadium events. The conclusion of the analysis is that the highest revenue generating potential for the site would be through Transit Occupancy Tax. Also provided in the "highest and best use" analysis is an overall evaluation of the net benefits (direct and indirect revenue and benefits) to the community under the different scenarios. Based on the conclusions, staff has developed the recommended ordinance which is an exhibit to the resolution that establishes a freeway Overlay on the Honda property. The requirements of the freeway Overlay are that the existing buildings onsite are subject to the existing C-3 zoning standards so that they may be occupied with uses that are permitted in the C-3 zone. However, no new buildings or expansions to the existing buildings would be permitted unless a redevelopment plan for the site is crafted and adopted that would establish a hotel as a component of the development. There are provisions that would allow other uses to be phased in prior to the hotel but the hotel would have to be under construction before any of the supporting uses could be occupied. Another interesting finding of the "Highest and Best Use Analysis" revealed that an office would not add to the viability of the site and would actually be a drain on the site because the construction costs and parking requirements for office development would run up the costs and the prevailing rents in the immediate area would not be high enough to make office space a viable use. As a result, staff believes a hotel only with supporting commercial such as restaurants and possibly a gas station would be the most desirable land use plan for a developer and accordingly, staff has crafted the standards to more tightly direct development to evolve in the City's best interest. The findings of this report are compelling enough that the City, hopefully in partnership with the property owners, will market the site to hotel developers. Staff will use the ICSC Conference in Las Vegas in 2014 and other ICSC events as well as other marketing venues and resources in an effort to attract hotel development on the site. The City is concerned about its current inventory of commercial land and wants to lock down the options to protect the site from being developed with uses that may not produce the desired results articulated in the City Council's adopted Goals and Objectives. Staff recommends that the Planning Commission adopt a resolution recommending that the City Council change the zoning of the Honda site to C-3-PD/Hotel Overlay to be the governing zoning regulations for the Honda property. VC/Farago opened the public hearing. I DECEMBER 19, 2013 PAGE 8 SPECIAL MEETING PLANNING COMMISSION Alex Tau (aka Alex Sukamtoh), 23603 Palomino Drive, asked what kind of hotel would provide 190 rooms. If the City of Industry builds the IBC, there will be more empty buildings. He wanted to know the current occupancy rate and room rate of the current hotels in Diamond Bar and asked why the City was in a hurry to make this decision before finding out if the stadium would be built. He felt the site would be a good location for a hospital. Jim Tsai, 550 Great Bend, said he agreed with Mr. Tau that the City may want to delay this decision because of the Caltrans project to consider eminent domain to realign or split the SR57160 freeway merging and dedicated on and off ramps at Grand Avenue if the stadium is built. VC/Farago closed the public hearing. C/Shah said he heard on the radio that there would not be a decision about the downtown LA stadium until August 2014. C/Shah asked if AECOM researched other possible uses for the site. CDD/Gubman stated that in the AECOM study, the hotel analysis begins on Page 27. Table 19 through Table 22 shows a comprehensive inventory of the supply of room nights, occupancy rates, average daily rates and inventory of different hotel products with distances and classifications. The conclusion drawn from that analysis was that the room demands, based on the existing supply and different scenarios given a range of economic conditions in the future, the hotel demand was derived. The City did not look at or consider a hospital use and CDD/Gubman suggested that the Lanterman facility is more likely to be a superior hospital site to the Honda site, which is not physically situated to accommodate intensive hospital uses. With respect to the fate of the stadium, staff understands that Majestic Realty has building permits in hand to build the stadium. The NFL manages to keep everyone in suspense but Majestic needs to know by this winter what the NFL wants to do and if the NFL cannot decide, then Majestic needs to move forward with other plans. This matter has been pending since 2008. With respect to why this matter is being rushed without waiting to see what the outcome is, the City's posture is "why put it off any longer." The City has very compelling information that a hotel product is the highest and best use. The type of hotel will have to be vetted through a more refined analysis. There might be two hotel products that could be placed on this site. It will depend on the operator, their tolerance for risk and other considerations and factors that such companies would need to take into account. The bottom line is that whatever scenario plays out the City has the data to support the hotel as the "highest and best use' and in order to further the Council's Goals and Objectives and the investment the City put into funding k DECEMBER 19, 2013 PAGE 9 SPECIAL MEETING PLANNING COMMISSION this study, staff is ready to move forward to establish the zoning overlay and commence to aggressively market the site. C/Shah felt the current hotel occupancy rate was low. He felt there was no compelling reason to decide on a use at this time but there is a compelling reason to further investigate any other uses that might be beneficial to the City. C/Dhingra commented that staffs presentation and analysis was very well done. The basis for this proposal, as stated by CDD/Gubman, is that there is very little commercial land available within the boundaries of Diamond Bar and this proposal is an effort to protect the City's assets and make the best use of them. If, by changing the use to an "Overlay" zone gives the City better opportunities for marketing, he feels it is the right avenue. Secondly, he believes the direction from the City Council with respect to the Goals and Objectives is to look at the net benefit of this proposal to the community which is outlined in the study commissioned by the City. Tables within a study are snapshot of conditions. As economic conditions change, so too will the tables change and no one has a crystal ball when it comes to predicting the future. The study looked at existing hotels within the City as well as hotels in cities adjacent to Diamond Bar and the homework has been done. Diamond Bar cannot afford to wait for Caltrans or City of Los Angeles to determine what they are going to do. If rezoning this property gives Diamond Bar the flexibility to market the property better it should be done now. With respect to other uses, whoever wants to develop this property will do a thorough financial and viability analysis based on the market conditions existing at that time. The City is not in the business of doing that — the City is only interested in making it to a point that the land can be developed to the best net benefit of the City. If someone were to analyze the situation and determine another "best" use that entity can always apply for a zone change at that time. But at this time the City needs to act now to protect its assets and meet its goals and objectives in such a way as to protect the best possible net benefit to the City. VC/Farago asked if there was a planned freeway expansion that a prospective developer would be able to take under consideration when proposing a development. CDD/Gubman responded affirmatively and said he regretted not having included the latest freeway interchange improvement plans which would have answered those questions and proceeded to explain how the expansion would work using the aerial. The first phase is the construction of an onramp onto the SR60 westbound which will slice into the southern edge (a sliver of about .7 acres along the southern end) of the Honda property and take away the current freeway sign. It will require the driveway access to Burger King to be closed off and the driveway from Grand Avenue will remain in place. Phase I is funded and construction documents are nearly ready to move forward in DECEMBER 19, 2013 PAGE 10 D 11, A'7" SPECIAL MEETING PLANNING COMMISSION about 14 months. The next phase of the project will be a new Grand Avenue off ramp which will cut into the golf course. There is a plan to reconfigure the tee boxes for the golf course. No holes will be lost. There will also be a sliver that will come off of the edge of the golf course to improve the onramp with two right turns into the freeway instead of the one right turn that is creating a bottleneck. The loop ramp and slip ramp will be shifted up and Old Brea Canyon Road will align with the ramp to improve capacity. These plans are firm and it is a matter of time and funding for completion and we know what will happen to the Honda property as a result of those pending improvements. VC/Farago asked about future plans for separation of the SR57/60. CDD/Gubman responded that this project is termed the 'Big Fix' and there are some pieces of the Big Fix that are occurring upstream and downstream. Shortly before or after this piece happens, the Lemon Avenue interchange will be completely reworked. The current on and off ramps on Golden Springs will be taken out and new on and off ramps at Lemon Avenue will go in. The real challenge for which there is no design is to physically separate the 57 and 60 freeways. There is a conceptual plan to accomplish that in the Sunset Crossing area that would involve a flyover near the park and ride on the easterly side of Diamond Bar Boulevard but that is where things begin to get vague. C/Shah suggested that staff revise the report to include the freeway interchange improvements and analysis of other alternative uses even though it may not be to the benefit of the City. He does not believe there is a compelling reason to decide here and now and believes this matter should be deferred to a future meeting. C/Dhingra moved, VC/Farago seconded, to recommend that the Planning Commission adopt a resolution recommending City Council approval of Zone Change No. PL 2013-603. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: Dhingra, VC/ Farago NOES: COMMISSIONERS: None ABSTAIN: COMMISSIONERS: Shah ABSENT: COMMISSIONERS: Lin 8. PLANNING COMMISSIONER COMMENTS/INFORMATIONAL ITEMS: C/Dhingra wished everyone a Joyous Holiday Season and a very Happy New Year. VC/Farago wished the audience, staff and his colleagues a Merry Christmas and Happy New Year. DECEMBER 19, 2013 PAGE 11 9. STAFF COMMENTS/INFORMATIONAL ITEMS: 9.1 Public Hearing dates for future projects. �T SPECIAL MEETING PLANNING COMMISSION CDD/Gubman stated that the Commission's scheduled meeting on December 24 is canceled due to City closure and the next regular Planning Commission meeting will take place on Tuesday, January 14, 2014. Two items are set for the agenda: 1) the Kaiser expansion in Gateway Corporate Center and 2) an addition to a single family residence on Gerndal Street. In addition, the Commission will make its presentation of a plaque to Tony Torng for his service on the Commission. Unfortunately, due to a prior commitment, CDD/Gubman said he would not be able to attend that meeting and SP/Lee will staff the meeting in his stead. CDD/Gubman wished everyone Happy Holidays, Merry Christmas, and a Happy New Year on behalf of the entire City staff. 11. SCHEDULE OF FUTURE EVENTS: As listed in tonight's agenda. ADJOURNMENT: With no further business before the Planning Commission, Vice Chairman Farago adjourned the regular meeting at 8:25 p.m. The foregoing minutes are hereby approved this 14th day of January, 2014. Attest: Respectfully Submitted, Greg Gubman Community Development Director Frank Farago, Vice Chairman <Q'I PLANNING COMMISSION AGENDA REPORT CITY OF DIAMOND BAR - 21810 COPLEY DRIVE -DIAMOND BAR, CA 91765- TEL. (909) 839-7030 -FAX (909) 861-3117 AGENDA ITEM NUMBER: MEETING DATE: CASE/FILE NUMBER: GENERAL PLAN DESIGNATION ZONING DISTRICT: PROJECT LOCATION: PROPERTY OWNERS: 7.1 January 14, 2014 Development Review No. PL 2013-523 Low Medium Density Residential (RLM) Low Medium Density Residential (RLM) 21287 Gerndal St. Diamond Bar, CA 91765 (APN 8763-001-002) Yam Li and Kai Zhang 21287 Gerndal St. Diamond Bar, CA 91765 APPLICANT: Steve Sun 4028 Rosemead Blvd., #35 Pico Rivera, CA 90660 SUMMARY: The applicant is requesting approval of a Development Review application to construct a 2,796 square -foot two-story addition to an existing single -story home. The existing residence consists of 888 square feet of living area and a 510 square -foot, two -car garage on an 8,020 square -foot (0.18 acre) lot. RECOMMENDATION: Adopt the attached Resolution (Attachment 1) approving Development Review No. PL2013-523, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.48, subject to conditions. BACKGROUND: The project site is located on the north side of Gerndal Street, east of Adele Avenue. The property was developed in 1968 with an 888 square -foot single -story home and a 510 square -foot garage on an 8,020 square -foot (0.18 acre) lot. The existing home consists of two bedrooms and one bathroom. There are no protected trees on site. The property is legally described as Lot 16 of Tract No. 27264, and the Assessor's Parcel Number (APN) is 8763-001-002. Site and Surrounding General Plan, Zoning and Land Uses Site Aerial Development Review No. PL 2013-523 Page 2 of 7 General Plan Designation Zoning District Land Use Low Medium Site Density Residential RLM Single -Family Residential North N/A N/A 60 Freeway South Low Medium Density Residential RLM Single -Family Residential East Low Medium Density RLM Single -Family Residential Residential Low Medium Density _[�Single-Family West Residential RLM Residential Site Aerial Development Review No. PL 2013-523 Page 2 of 7 PROJECT DESCRIPTION The proposed addition consists of the following components: The first floor addition consists of two additional bedrooms and bathrooms, a powder room, dining room, and kitchen expansion. The existing two -car garage is also being expanded into a three -car garage. The second floor addition consists of three bedrooms and bathrooms. The height of the proposed addition is 23'-11", measured from the finished grade to the highest point of the roofline. , The proposed addition is designed to blend into the existing house by using the same architectural elements and building materials as the existing residence. ANALYSIS Review Authority [Diamond Bar Municipal Code (DBMC) Section 22.481 Additions to structures that substantially change the appearance of an existing residence or are equal to or more than 50 percent of the existing habitable floor area of all existing structures require Planning Commission approval of a Development Review (DR) application. The purpose of a Development Review application is to ensure that new development and additions to existing development are consistent with the General Plan "through the promotion of high functional and aesthetic standards to complement and add to the economic, physical, and social character" of Diamond Bar. The process ensures that new development and intensification of existing development yields a pleasant living environment, and attracts the interest of residents and visitors as the result of consistent exemplary design. Development Standards: The following table compares the proposed project with the City's development standards for residential development in the RLM zone: Development Review No. PL 2013-523 Page 3 of 7 Existing. Proposed Total First Floor Living Area 888 s.f. 1,295 s.f. 2,183 s.f. Garage 510 s.f. 217 s.f. 727 s.f. Total First Floor Area 2,910 s.f. Second Floor Living Area 0 s.f. 1,284 s.f. Total Second Floor Area 1,284 s.f. Total Living Area 888 s.f. 2,579 s.f. 3,467 s.f. TOTAL FLOOR AREA 4,194 s.f. The first floor addition consists of two additional bedrooms and bathrooms, a powder room, dining room, and kitchen expansion. The existing two -car garage is also being expanded into a three -car garage. The second floor addition consists of three bedrooms and bathrooms. The height of the proposed addition is 23'-11", measured from the finished grade to the highest point of the roofline. , The proposed addition is designed to blend into the existing house by using the same architectural elements and building materials as the existing residence. ANALYSIS Review Authority [Diamond Bar Municipal Code (DBMC) Section 22.481 Additions to structures that substantially change the appearance of an existing residence or are equal to or more than 50 percent of the existing habitable floor area of all existing structures require Planning Commission approval of a Development Review (DR) application. The purpose of a Development Review application is to ensure that new development and additions to existing development are consistent with the General Plan "through the promotion of high functional and aesthetic standards to complement and add to the economic, physical, and social character" of Diamond Bar. The process ensures that new development and intensification of existing development yields a pleasant living environment, and attracts the interest of residents and visitors as the result of consistent exemplary design. Development Standards: The following table compares the proposed project with the City's development standards for residential development in the RLM zone: Development Review No. PL 2013-523 Page 3 of 7 Residentialment DevelopMeets RequirementsFeature Standards 25' 25' Yes • • • 20 feet 10 feet on one side and 8'-4" — east side 8'-4" — east side 5 feet on the other side 16'-6" — west side 10' —west side Yes .- Yard Minimum - 15 feet 15'-4" — east side 15'-4" — east side Yes 27•-6" — west side 21'— west side Adjoining Structures Rear Setback 20 feet 36 feet 26 feet Yes Lot Coverage Maximum of 40% 17.4% 36.3% Yes Building 35 feetHeight Limit 16' 23'-11" Yes Parking 2 -car garage 2 -car garage 3 -car garage Yes Site and Grading Configuration: The proposed first floor addition is located on an existing leveled pad, and the second story addition will be added above the existing and proposed first floor of the residence. Therefore, there will be no grading on the site. Minimal excavation will be required for footings and foundation placement for the new first floor area. Architectural Features, Colors, and Materials: The architecture of the existing residence is a 1960s tract design with horizontal wood siding, brick chimney, and low pitched roof. The applicant is proposing to retain the existing building style. The proposed design will maintain architectural integrity by incorporating similar fenestration patterns, and matching exterior colors and building materials. The roof of the proposed addition will be integrated with the existing roof by matching the existing hipped roof and 5:12 pitch. Landscaping: Landscape plans are not required because the site is already developed, and because the project is exempt from the City's Water Conservation Landscaping Ordinance. The ordinance would only apply if 5,000 square feet or more of the existing landscaped area was being altered. Conformance with Design Guidelines The project incorporates the principles of the City's Residential Design Guidelines as follows: Development Review No. PL 2013-523 Page 4 of 7 • The proposed addition will conform to all development standards including building height and setbacks, which is consistent with other homes in the neighborhood; • The addition is designed to minimize the negative impacts on surrounding homes. A transition between the project and adjacent properties is achieved through appropriate setbacks; The proposed building addition is visually integrated with the primary structure by using similar forms, colors, and materials; • The proposed roof type, pitch, and materials match those of the primary structure; • Window type and dimensions, and other architectural features, such as decorative bands, window trims, and columns, match those of the primary structure; and • Large wall expanses without windows or doors are avoided. Adjacent Property to West Project Site Compatibility with Neighborhood Adjacent Property to East The proposed project complies with the goals and objectives as set forth in the adopted General Plan in terms of land use and density. The project is designed to be compatible with and enhance the character of the existing homes in the neighborhood. The second story addition is set back four feet from the front of the garage and is concentrated towards the west side of the house, which will reduce the overall mass and scale of the building as seen from the street. In addition, there are existing two- story homes located close to the project site, therefore, the proposed project is consistent with other homes within the neighborhood. However, there may be potential privacy issues for the adjacent neighbor to the west. The east side of the neighboring residence—facing the proposed addition—consists of garage and living room. A swimming pool is also located in the neighboring rear yard. On the west side of the subject property, the proposed addition consists of a garage Development Review No. PL 2013-523 Page 5 of 7 extension and two bedrooms and bathrooms on the first floor and three bedrooms and bathrooms on the second floor. Staff reviewed the elevations to verify proper placement of windows in relation to the adjacent home to the west. The proposed windows on the second floor face the garage and living room of the neighboring residence, and a small portion of the neighbor's yard can be seen from the proposed bedroom windows. Although the Development Code requires only 15 feet between structures on adjacent lots, the applicant is proposing 21 feet between structures and approximately 40 feet between the existing pool and the proposed addition. In addition to the building separation, staff is requiring the applicant to plant trees for screening, such as Podocarpus, along the west property line to provide privacy between the two properties as a condition of approval. As such, the addition is appropriate and does not negatively impact the neighbor because the trees will serve as a visual buffer and provide screening between the two properties. Site Aerial with Line of Sight from Proposed Bedroom Windows Potential Floor Plan Issues Legend ® Proposed Addition Line of Sight from Proposed Windows Staff has concerns with bathrooms being proposed for every new bedroom because it could facilitate conversion into a boarding house where bedrooms and other portions of the property are rented under two or more separate agreements. Although such uses are prohibited in the RLM zoning district, staff included a condition of approval requiring a deed restriction to be recorded with the County of Los Angeles to give future purchasers of the property an actual notice of the limitations on the use of the property. Development Review No. PL 2013-523 Page 6 of 7 Additional Review The Public Works Department and Building and Safety Division reviewed this project, and their comments are included in the attached resolution as conditions of approval. NOTICE OF PUBLIC HEARING: On January 3, 2014, public hearing notices were mailed to property owners within a 500 -foot radius of the project site and the notice was published in the San Gabriel Valley Tribune and Inland Valley Daily Bulletin newspapers. A notice display board was posted at the site, and a copy of the notice was posted at the City's three designated community posting sites. Public Comments Received No comments have been received as of the publication date of this report. ENVIRONMENTAL ASSESSMENT: This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment; the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to the provisions of Article 19 Section 15301 (e) (additions to existing structures) of the CEQA Guidelines. No further environmental review is required. Prepared by: Natalie Tobon Assistant Planne Attachments: Reviewed by: Gra S. Senior Planner 1. Draft Resolution No. 2013 -XX and Standard Conditions of Approval 2. Site Plan, Floor Plans, and Elevations Development Review No. PL 2013-523 Page 7 of 7 PLANNING COMMISSION RESOLUTION NO. 2014 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING A DEVELOPMENT REVIEW APPLICATION TO CONSTRUCT A 2,796 GROSS SQUARE - FOOT, TWO-STORY ADDITION TO AN EXISTING 888 SQUARE -FOOT SINGLE -STORY, SINGLE-FAMILY RESIDENCE WITH A 510 SQUARE - FOOT TWO -CAR GARAGE ON A 0.18 GROSS ACRE (8,020 SQUARE - FOOT) LOT LOCATED AT 21287 GERNDAL STREET, DIAMOND BAR, CA 91765 (APN 8763-001-002). A. RECITALS 1. The property owners, Yan Li and Kai Zhang, and applicant, Steve Sun; filed an application for Development Review No. PL2013-523 to construct a 2,796 gross square -foot two-story addition to an existing single -story home consisting of a 217 square -foot addition to the existing two -car garage; 1,295 square -foot first story addition towards the rear of the home; and a 1,284 square-footsecond story addition to an existing 888 square - foot single-family residence, located at 21287 Gerndal Street, City of Diamond Bar, County of Los Angeles, California. Hereinafter in this resolution, the subject Development Review shall collectively be referred to as the "Project." 2. The subject property is made up of one parcel totaling 8,020 square feet (0.18 gross acres). It is located in the Low Medium Density Residential (RLM) zone with an underlying General Plan land use designation of Low Medium Density Residential. 3. The legal description of the subject property is Lot 16 of Tract 27264. The Assessor's Parcel Number is 8763-001-002. 4. On January 3, 2014, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. Public hearing notices were mailed to property owners within a 500 -foot radius of the Project site and public notices were posted at the City's designated community posting sites on January 3, 2014. In addition to the published and mailed notices, the project site was posted with a display board and the notice was posted at three other locations within the project vicinity. 5. On January 14, 2014, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct; and 2. The Planning Commission hereby determines the Project to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15301 (e) (additions to existing structures) of the CEQA Guidelines. Therefore, no further environmental review is required. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 22.48, this Planning Commission hereby finds as follows: Development Review Findings (DBMC Section 22.48.040) 1. The design and layout of the proposed development is consistent with the applicable elements of the City's General Plan, City Design Guidelines, and development standards of the applicable district, design guidelines, and architectural criteria for special areas (e.g., theme areas, specific plans, community plans, boulevards or planned developments): The design and layout of the proposed 2,796 gross square -foot two-story addition to the existing single family residence is consistent with the City's General Plan, City Design Guidelines and development standards by meeting all required setbacks and requirements of the City's development code. The proposed addition is designed to blend into the existing house by using the same architectural elements and building materials as the existing residence. The project site is not part of any theme area, specific plan, community plan, boulevard or planned development. 2. The design and layout of the proposed development will not interfere with the use and enjoyment of neighboring existing or future developments, and will not create traffic or pedestrian hazards: The proposed addition will not interfere with the use and enjoyment of neighboring existing or future developments because the use of the project site is designed for a single-family home and the surrounding uses are also single-family homes. The second story addition is set back four 2 Planning Commission Resolution No. 2014 -XX feet from the front of the garage and is concentrated towards the west side of the house, which will reduce the overall mass and scale of the building as seen from the street. In addition, a condition of approval is included requiring the applicant to plant trees as a visual buffer and provide screening, along the west property line to provide privacy between the two properties. The proposed addition will not interfere with vehicular or pedestrian movements, such as access or other functional requirements of a single- family home because it complies with the requirements for driveway widths and grades and is a continuation of an existing use. 3. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by Chapter 22.48: Development Review Standards, the City's Design Guidelines, the City's General Plan, or any applicable specific plan: The existing style of the home is 1960s tract design. The applicant is proposing to add to an existing single -story home while maintaining consistency with the current design. The proposed design will maintain architectural integrity by incorporating similar fenestration patterns, and matching exterior colors and building materials. The roof of the proposed addition will be integrated with the existing roof by matching the existing hipped roof and 5:12 pitch. The project is designed to be compatible and complementary to the neighborhood. The second story addition is set back four feet from the front of the garage and is concentrated towards one side of the house, which will reduce the overall mass and scale of the building as seen from the street. There is no specific plan for this area. 4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, color, and will remain aesthetically appealing: The design of the existing single-family home is 1960s tract home. Consistent building elements have been achieved through the utilization of similar architectural features and building materials. The second story addition is set back four feet from the front of the garage and is located towards one side of the existing house, which will reduce the overall mass and scale of the building as seen from the street. 5. The proposed development will not be detrimental to public health, safety or welfare or materially injurious (e.g., negative effect on property values 3 Planning Commission Resolution No. 2014 -XX or resale(s) of property) to the properties or improvements in the vicinity: and Before the issuance of any City permits, the proposed project is required to comply with all conditions within the approved resolution, and the Building and Safety Division and Public Works Departments requirements. Through the permit and inspection process, the referenced agencies will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA): The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth under Article 19 Section 15301 (e) (additions to existing structures) of the CEQA guidelines. Based upon the findings and conclusion set forth above, the Planning Commission hereby approves this Application, subject to the following conditions: 1. Prior to issuance of building permits, the applicant shall record, and provide the City with a conformed recorded copy of, a Covenant and Agreement or similar document in a form approved by the City Attorney, which restricts the rental of rooms or other portions of the property under two or more separate agreements and prohibits use of the property as a boarding or rooming house, except to the extent otherwise permitted by the Diamond Bar Municipal Code or applicable state or federal law. 2. The construction documents shall show removal of concrete along the west property line to create the planter area for trees—such as Podocarpus—to provide a visual buffer and screening between the two properties. 3. Standard Conditions. The applicant shall comply with the standard development conditions attached hereto. The Planning Commission shall: a. Certify to the adoption of this Resolution; and b. Forthwith transmit a certified copy of this Resolution, by certified mail to the property owners, Yan Li and Kai Zhang, 21287 Gerndal St., Diamond Bar, CA 91789; and applicant, Steve Sun, 4028 Rosemead Blvd. #35, Pico Rivera, CA 90660. 4 Planning Commission Resolution No. 2014 -XX APPROVED AND ADOPTED THIS 14TH DAY OF JANUARY 2014, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. 0 Frank Farago, Vice Chairman I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning Commission held on the 14th day of January, 2014, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary 5 Planning Commission Resolution No. 2014 -XX i ` =TI Irl COMMUNITY DEVELOPMENT DEPARTMENT - - -, c"01 STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Development Review No. PL 2013-523 SUBJECT: To construct a 2,796 gross square -foot addition to an existing single family residence. PROPERTY Yan Li and Kai Zhang OWNERS: 21287 Gerndal St. Diamond Bar, CA 91789 APPLICANT: Steve Sun 4028 Rosemead Blvd. #35 Pico Rivera, CA 90660 LOCATION: 21287 Gerndal St., Diamond Bar, CA 91789 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. In accordance with Government Code Section 66474.9(b)(1), the applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul, the approval of Development Review No. PL 2013-523 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including. reasonable attorneys fees, incurred in defense of such claims. 6 Planning Commission Resolution No. 2014.XX (b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved has filed, within twenty-one (21) days of approval of this Development Review No. PL2013-523, at the City of Diamond Bar Community Development Department, an affidavit stating that the applicant/owner is aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, and fees for the review of submitted reports. 3. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License, and a zoning approval for those businesses located in Diamond Bar. 4. Signed copies of Planning Commission Resolution No. 2014 -XX, Standard Conditions, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 5. Prior to the plan check, revised site, grading and architectural plans incorporating all Conditions of Approval — if applicable — shall be submitted for Planning Division review and approval. 6. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 7. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable regulations. 8. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. 9. All site, grading, landscape/irrigation, and roof plans, and elevation plans shall be coordinated for consistency prior to issuance of City permits (such as grading, tree removal, encroachment, building, etc.,) or approved use has commenced, whichever comes first. 10. The property owner/applicant shall remove the public hearing notice board within three days of this project's approval. 7 Planning Commission Resolution No. 2914 -XX A r 11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. FEES/DEPOSITS 1. Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, Public Works Department and Mitigation Monitoring) at the established rates, prior to issuance of building or grading permit (whichever comes first), as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever comes first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. TIME LIMITS 1. The approval of Development Review No, PL 2013-523 expires within two years from the date of approval if the use has not been exercised as defined pursuant to Diamond Bar Municipal Code Section (DBMC) 22.66.050 (b)(1). In accordance with DBMC Section 22.60.050 (c), the applicant may request, in writing, a one-year time extension for Planning Commission consideration. Such a request must be submitted to the Planning Division prior to the expiration date and be accompanied by the review fee in accordance with the Fee Schedule in effect at the time of submittal. SITE DEVELOPMENT 1. This approval is for the site plan, elevations, and exterior materials for a 2,796 gross square -foot two-story addition to be constructed at 21287 Gerndal Street, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions listed below. 2. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the Planning Commission, as modified pursuant to the conditions below. If the plan check submittal is not in substantial compliance with the approved Development Review submittal, the plans may require further staff review and re -notification of the surrounding property owners, which may delay the project and entail additional fees. 8 Planning Commission Resolution No. 2014 -XX 3. To ensure compliance with the provisions of the Planning Commission approval, a final inspection is required from the Planning Division when work for any phase of the project has been completed. The applicant shall inform the Planning Division and schedule an appointment for such an inspection. 4. The above conditions shall run with the land and shall be binding upon all future owners, operators, or successors thereto of the property. Non- compliance with any condition of approval or mitigation measure imposed as a condition of the approval shall constitute a violation of the City's Development Code. Violations may be enforced in accordance with the provisions of the Development Code. 5. Failure to comply with any of the conditions set forth above or as subsequently amended in writing by the City, may result in failure to obtain a building final and/or a certificate of occupancy until full compliance is reached. The City's requirement for full compliance may require minor corrections and/or complete demolition of a non-compliant improvement, regardless of costs incurred where the project does not comply with design requirements and approvals that the applicant agreed to when permits were pulled to construct the project. 6. The project site shall be. developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended herein by the Planning Commission, on file with the Planning Division, the conditions contained herein, and the Development Code regulations. 7. All ground -mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division. 8. All roof -mounted equipment shall be screened from public view. 9. All structures, including walls, trash enclosures, canopies, etc., shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. All graffiti shall be removed within 72 hours by the property owners/occupant. 10. All landscaping, structures, architectural features and public improvements damaged during construction shall be repaired or replaced upon project completion. 9 Planning Commission Resolution No. 2014 -XX E. SOLID WASTE 1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL 1. Prior to Building Permit issuance, an Erosion Control Plan shall be submitted concurrently with the drainage plan clearly detailing erosion control measures for review and approval. These measures shall be implemented during construction. The erosion control plan shall conform to National Pollutant Discharge Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP's) as specified in the Storm Water BMP Certification. 2. Grading and construction activities and the transportation of equipment and materials and operation of heavy grading equipment shall be limited to between the hours of 7:00 a.m. and 5:00 p.m., Monday through Saturday. Dust generated by grading and construction activities shall be reduced by watering the soil prior to and during the activities and in accordance with South Coast Air Quality Management District Rule 402 and Rule 403. Reclaimed water shall be used whenever possible. Additionally, all construction equipment shall be properly muffled to reduce noise levels. B. DRAINAGE 1. Detailed drainage system information of the lot shall be submitted. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels, unless that is the natural drainage course. 10 Planning Commission Resolution No. 2014 -XX APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839- 7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: 1. Plans shall conform to current State and Local Building Code (i.e., currently the 2013 California Building Code, California Plumbing Code, California Mechanical Code, and the California Electrical Code) requirements and all other applicable construction codes, ordinances and regulations in effect at the time of plan check submittal. 2. Provisions for Cal Green shall be implemented onto plans and certification provided by a third party as required by the Building Division. Specific water, waste, low VOC, and related conservation measures shall be shown on plans. 3. Low flow plumbing fixtures shall be installed per California Civil Code 1101.1 to 1101.8. 4. Every permit issued by the Building and Safety Division shall expire if the building or work authorized by such permit is not commenced within 180 days from the date of such permit or work has discontinued and not been signed -off on the job card by the building inspector. 5. Construction activities causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work shall be conducted Monday — Saturday between the hours of 7:00 a.m. and 7:00 p.m. 6. The project shall be protected by a construction fence to the satisfaction of the Building Official. All fencing shall be view obstructing with opaque surfaces. 7. All structures and property shall be maintained in a safe and clean manner during construction. The property shall be free of debris, trash, and weeds. 8. Existing fencing shall remain in-place during construction including pool barrier fencing. Any alteration of the fencing may result in a discontinuation of construction until the fences are returned to its original state. 9. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6' high fence. 10. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar Municipal Code 8.16 of Title 8. 11 Planning Commission Resolution No. 2014 -XX 11. The minimum design load for wind in this area is 85 M.P.H. exposures "C" and the site is within seismic zone D or E. The applicant shall submit drawings and calculations prepared by a California State licensed Architect/Engineer with wet stamp and signature. 12. This project shall comply with the energy conservation requirements of the State of California Energy Commission. All lighting shall be high efficacy or equivalent per the current California Energy Code 119 and 150(k). 13. Indoor air quality shall be provided consistent with American Society of Heating, Refrigeration, Air -Conditioning Engineers (ASHRAE) 62.2 as required per California Energy Code 150(0). 14. Only one single family dwelling per CBC 202 is allowed on this property unless specifically approved otherwise. 15. All site areas that have a drop of over 30" shall be provided with a guardrail per CBC 1013 and a handrail is required at all steps/stairs with four or more risers and shall meet CBC 1012. 16. Prior to Building permit issuance, all school district fees must be paid. Please obtain a form from the Building and Safety Division to take directly to the school district. 17. Guardrails shall be designed for 20 load applied laterally at the top of the rail. 18. Indicate all easements on the site plan. 19. The project shall be protected by a construction fence and shall comply with the NPDES & BMP requirements (sand bags, etc.) 20. Drainage patterns shall match the approved grading/drainage plan from the Engineering Department. Surface water shall drain away from building at a 2% minimum slope. The final as -built conditions shall match the grading/drainage plan or otherwise approved as -built grading/drainage plan. 21. All glazing in hazardous locations shall be labeled as safety glass. The labeling shall be visible for final inspection. 22. Special inspections and structural observation will be required in conformance to CBC 1704 to 1709. 12 Planning Commission Resolution No. 2014 -XX 23. A soils report is required and all recommendations of the soils report shall be adhered to. 24. Slope setbacks consistent with California Building Code Figure 1805.3.1 and California Residential Code R403.1.7. Foundations shall provide a minimum distance to daylight. 25. The applicant shall contact .Dig Alert and have underground utility locations marked by the utility companies prior to any excavation. Contact Dig Alert by dialing 811 or their website at www.digalert.org. 26. The location of property lines and building pad may require a survey. 27. SCAQMD notification is required at least 10 days prior to any demolition. 28. All workers on the job shall be covered by workman's compensation insurance under a licensed general contractor. 29. Any changes to approved plans during the course of construction shall be approved by the City prior to proceeding with any work. 30. Light and ventilation shall comply with CBC 1203 and 1205. 31. Carbon monoxide detectors are required in halls leading to sleeping rooms per CRC R315. 32. Bedroom windows shall meet emergency egress requirements including 24" clear height and 44" maximum sill height. 33. All bathrooms shall have exhaust fans. 34. If the existing electrical service is used, it shall be justified that the size is adequate to support the additional electrical load. END 13 Planning Commission Resolution No. 2014 -XX PL y . W(E) WD. FENCE I - d .. ` . LAWN. T LAWN LAWN (E) SHEDS TO 16' 4" BE REMOVED i , w U (N) ADDITION a U 4;�0 W "I N IL o wI LAWN / W � o j 0 n 0 /o W (E) RESIDENCE 888 SF. , /Z 8-4» �Q2110" (E) LANDSCAPE. j o (E) CONC. DRIVEWAY Ln V LAWN, ' I N PL it 7,r8 (E)SIDEWALK o 41'-8 3/8"18'-014" Iy_T810 NO GERNDAL ST. SITE PLAN (SCALE: 1/811= 11-011) HOUSE ADDITION 21287 GERNDAL ST. WALNUT, CA 91789 Attachment 2 s L4 Mlexawxwsr. RESIDENCE ADDRESS: 21287 GERNDAL ST. L-- I ;O» oa»"l 0�o, 9 a __ w"ww LL - _ I II : I "9.awaiz�. II 1ST FLOOR ADDITION: 1295 SF. / O �o ro"e,�uovEn I ` JA 0 �3 ?014 ''11A MlxxwMxiass. F rn (n � Q � Q Z V r J Mlo�.w� Mlxaxww,� me®w. . wxoawwce 2010CALIFORNIAPMBINGCODE c aa• Mlanm4aa:a.. � m s/a/z9fz scut, n�armx mr SCOPE OF WORK: 18T FLOORADDITION: 12955E ■ N -O 2ND FLOOR ADDITION: 1284 SF. GARAGE ADDITION: 217 SF. E- I I PROPOSED 1ST FLOOR PLAN m"m uxxg.. ' L4 Mlexawxwsr. RESIDENCE ADDRESS: 21287 GERNDAL ST. L-- I ;O» oa»"l 0�o, 9 a __ w"ww LL - I II : I "9.awaiz�. II 1ST FLOOR ADDITION: 1295 SF. / O ro"e,�uovEn I PROPOSED 2ND FLOOR PLAN JA 0 �3 ?014 ''11A igv+wGnoou F rn (n � Q � Q Z V r J (E) FLOOR PLAN PROJECT SUMMARY RESIDENCE ADDRESS: 21287 GERNDAL ST. L-- WALNUT, CA 91789 mm,ww L w"ww ZONE:RLM LOT SIZE: 8020 SF. / 1ST FLOOR ADDITION: 1295 SF. / O ro"e,�uovEn I GARAGE ADDITION: 217 BE EXISTING RESIDENCE: 888 BE TOTAL LIVING AREA(NEW+FXISTING):3,487 SF. EXISTING 2 -CAR GARAGE: 510 SF. LOT AREA: 8020 SF. PROPOSED LOT COVERAGE: (1295+217+510+888)18020=36.3°% CODE COMPLIANCE: igv+wGnoou F rn (n � Q � Q Z V r J 2010 CALIFORNIA RESIDENTIAL CODE 2010 CALIFORNIA BUILDING CODE O me®w. . wxoawwce 2010CALIFORNIAPMBINGCODE c aa• onre: s/a/z9fz (E) FLOOR PLAN PROJECT SUMMARY RESIDENCE ADDRESS: 21287 GERNDAL ST. WALNUT, CA 91789 ZONE:RLM LOT SIZE: 8020 SF. PROPOSED ADDITION BREAKDOWN, 1ST FLOOR ADDITION: 1295 SF. 2ND FLOOR ADDITION: 1284 SF. GARAGE ADDITION: 217 BE EXISTING RESIDENCE: 888 BE TOTAL LIVING AREA(NEW+FXISTING):3,487 SF. EXISTING 2 -CAR GARAGE: 510 SF. LOT AREA: 8020 SF. PROPOSED LOT COVERAGE: (1295+217+510+888)18020=36.3°% CODE COMPLIANCE: z Q W ? F rn (n � Q � Q Z V r J 2010 CALIFORNIA RESIDENTIAL CODE 2010 CALIFORNIA BUILDING CODE O N 2010 CALIFORNIA MECHANICAL CODE 2010CALIFORNIAPMBINGCODE 2010 CALIFORNIA ELELUCTRICAL CODE onre: s/a/z9fz scut, I/e'= 1'-0' SCOPE OF WORK: 18T FLOORADDITION: 12955E ■ N -O 2ND FLOOR ADDITION: 1284 SF. GARAGE ADDITION: 217 SF. 0 SOUTH ELEVATION (SCALE: 1/8"= 1'-0") WEST ELEVATION (SCALE: 1/8"= V-0") NORTH ELEVATION (SCALE: 1/8"= V-0") ------------- I� � I I I I - I I I I I I I I I I I I I I I I I I I i ----w"raaaRonwE ----J 2ND FLOOR ROOF PLAN (SCALE: 1/8"= 1'-0") (0.. EAST ELEVATION,(SCALE: 1/8"= V-0") I 1ST FLOOR ROOF PLAN (SCALE: 1/8"= V-0") PLANNING COMMISSION AGENDA REPORT CITY OF DIAMOND BAR - 21810 COPLEY DRIVE - DIAMOND BAR, CA 91765 - TEL. (909) 839-7030 - FAX (909) 861-3117 AGENDA ITEM NUMBER: MEETING DATE: CASE/FILE NUMBER: GENERAL PLAN DESIGNATION: ZONING DISTRICT: PROJECT LOCATION: u:A]»:4VAQW1►1:11Y.03 APPLICANT: SUMMARY: 7.2 January 14, 2014 Development Review No. PL2013-261 Office, Professional (OP) Office, Business Park (OB) 1336 Bridge Gate Drive (Los Angeles County Assessor's Parcel No. 8293-050-042) Kaiser Foundation Health Plan, Inc. 1800 Harrison Street, 19th Floor Oakland, CA 94612 Skyler X. Denniston — Kaiser Permanente 825 Colorado Boulevard, Suite 222 Los Angeles, CA 90041 The applicant is requesting approval of a Development Review application to construct a new two-story, 33,850 square -foot addition to an existing single -story, 31,050 square - foot medical office building located at the southeast corner of Bridge Gate and Copley Drives. The addition is proposed to be constructed along the southwesterly portion of the existing building. These improvements will result in the. removal of an entry driveway along Bridge Gate Drive, 41 parking stalls, decorative landscaping, and relocate an existing storm drain easement and associated utilities. Additional improvements include development of a vacant 3.82 -acre area with a portion of the new two-story addition, 227 -space parking lot, entry driveways along Copley and Bridge Gate Drives, drainage systems (bioswales), and pedestrian walkways. Ornamental landscaping such as ground cover, shrubs, and trees will be planted along the periphery of the project site. The project, identified as Kaiser Diamond Bar Medical Office Building (MOB), Phase II, will provide services for the departments of Pediatrics, OB/Gyn, Optometry, and Behavioral Health. RECOMMENDATION: Adopt the attached Resolution (Attachment 1) approving Development Review No. PL2013-261, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.48, subject to conditions. BACKGROUND The proposed project is located within the Gateway Corporate Center, which was established prior to the City's incorporation in 1989 under the jurisdiction of Los Angeles County as a master planned business park. The Gateway Corporate Center is a large- scale business park located at the intersection of the Orange 57 and Pomona 60 freeways, south of Golden Springs Drive, encompassing Gateway Center Drive, Copley Drive, Valley Vista Drive, and Bridge Gate Drive. The Gateway Corporate Center, approved by the County of Los Angeles on June 6, 1985, through Tract Map No. 39679, is comprised of approximately 255 acres of land, including 80 acres with 23 developable lots and 175 acres maintained as hillside open space. All proposed land uses within this area are subject to the provisions of the Gateway Corporate Center Design Guidelines. Kaiser Foundation Health Plan, Inc, presently owns and operates the subject site. The site encompasses a 31,050 square foot, single -story MOB (Phase 1) on an approximately 6.19 -acre area (Tract 39679, previously Lot 18) at 1336 Bridge Gate Drive which was approved by the City of Diamond Bar Planning Commission on March 27, 2007. The existing Phase I facility provides a variety of medical services, including family medicine, pediatrics, and obstetrics/gynecology (OB/Gyn), along with laboratory, radiology and pharmacy services. Phase I obtains vehicular access from a single driveway located on Bridge Gate Drive. The adjoining approximately 3.82 -acre area is presently vacant. On May 12, 2008, Lot 17 (3.82 acres) and Lot 18 (6.19 acres) were consolidated through the approval and recordation of Lot Line Adjustment No. 07-01. The Lot Line Adjustment enlarged the size of the lot to 10.01 acres, thereby expanding the site's development potential to accommodate for the proposed Phase II improvements. The applicant submitted copies of the proposed plans to the Gateway Corporate Center's Architectural Committee. On August 26, 2013, the Architectural Design Committee reviewed and approved the addition, landscaping, and associated onsite improvements as submitted. Site Description The 10.01 -acre site is located on the southeast corner of Copley and Bridge Gate Drives. The site is partially improved (6.19 acres) with an existing single -story MOB facility (Phase 1), including a parking lot, ornamental landscaping, and pedestrian walkways. The site elevation sits between 11 feet to 19 feet above the centerline elevation of the Copley Drive and Valley Vista Drive intersection. Both vehicular and pedestrian site access is provided by a single driveway and stairway located on Bridge Gate Drive. To the west of the Phase I improvements, the site contains a pre -graded pad of 3.82 acres that was completed under the County's jurisdiction. The pad is Page 2 of 12 denuded of vegetation with the exception of moderate weed growth. The existing descending slopes on site are vegetated with trees, shrubs, and ground cover that were planted by the Gateway Corporate Center Association. Proiect Description The proposed project, identified as Kaiser Diamond Bar MOB, Phase II, consists of the construction of a 33,850 square -foot, two-story addition to the existing Kaiser Diamond Bar MOB, including the removal, reconfiguration, and expansion of available onsite parking; relocation of the existing storm drain and easement; site improvements for utilities, parking, and landscaping, relocation of the existing driveway along Bridge Gate Drive and creation of a secondary driveway along Copley Drive. Phase II will house the departments of Pediatrics, OB/Gyn, Optometry, Vision Essentials, and Behavioral Health. Site and Surrounding General Plan, Zoning and Land Uses The following table provides the surrounding land uses located adjacent to the subject site. Page 3 of 12 General Plan Designation Kaiser Diamond Bar Site Office, Professional (OP) Office Business Medical Office Building & F park (OB) 3.82 -Acre Vacant Area Professional Offices in the North OP OB Gateway Corporate Center Across Co le Drive South Open Space (OS) OB Hillside Open Space Professional Offices in the East OP OB Gateway Corporate Center Professional Offices in the West OP OB Gateway Corporate Center Across Bride Gate Drive Page 3 of 12 Yrr, fo I . yY p` \i�, � �}4 r /Ov" IN" Project Site — Phase II Vacant Area Facinq South on Bridge Gate Drive Proiect Site — Facing North on Southwest Corner of Vacant Phase II Area Review Authority (Diamond Bar Municipal Code (DBMC) Section 22.481 Additions that have 5,001 square feet or more of combined gross floor area in any commercial development require Planning Commission approval of a Development Review (DR) application. DR approval is required to ensure compliance with the City's General Plan policies, development standards and design guidelines, and to minimize Page 5 of 12 adverse effects of the proposed project upon the surrounding properties and the City in general. As stated in Section 22.48.010 of the Development Code, the DR process was established to ensure that new development and additions to existing development are consistent with the General Plan "through the promotion of high functional and aesthetic standards to complement and add to the economic, physical, and social character" of Diamond Bar. ANALYSIS: Development Review (DBMC Section 22.48) Development Standards: The following table compares the proposed project with the City's development standards for commercial development in the proposed OB zone. -txcepnons to these guidelines are approved through the Gateway Corporate Center Architectural Committee. The project received approval from the Architectural Committee on August 26, 2013. **Compliance with loading space requirement addressed through condition of approval. Page 6 of 12 Office, Business Gateway Development Park (OB) Corporate proposed Meets Feature Development Center Design Requirements Standards Guidelines Minimum Lot Area 6,000 sq. ft. N/A 436,365 sq. ft. Yes Building Front 30'; plus 10' for each 45' building & 25' 184'-0" building Setback additional story tory over parking lot & 26'- oparking Yes l West: 281'-1" building & 24'-0" Side Setbacks10' 20' building & 5' parking lot); Yes parking lot East: 212'-4" building & 48'-0" parking lot Street Side 30% plus 10' for each additional story over 25' building & 75' building & Yes 3 parking lot 21'-6" parking lot 5' building & 260'-10" building Rear Setback 30' parking lot & 94'-0" parking Yes lot Maximum Floor 0.25 to 1.0 1.0 (436,365 0.15 (64,900 Yes Area Ratio (FAR) square feet) square feet) Maximum Lot No development 50% 11.7% Yes Coverage standard Building Height Limit 6 to 8 stories 3 stories (45'-0") 2 stories (36'-0") Yes 352 parking Parking & 260 parking spaces 361 parking spaces Yes Loading 2 loading space spaces* 0 loading spaces" Minimum 20% No development 44% Yes Landscaping guideline -txcepnons to these guidelines are approved through the Gateway Corporate Center Architectural Committee. The project received approval from the Architectural Committee on August 26, 2013. **Compliance with loading space requirement addressed through condition of approval. Page 6 of 12 • Site and Grading Configuration: The vacant site contains a pre -graded pad of 3.82 acres. The southerly portion of the site contains a slope that ascends to nearby residential uses to the south. The elevation of the vacant site will be graded to more closely correspond to the existing building. Site preparation activities are anticipated to include an estimated 1,230 cubic yards of cut and 3,367 cubic yards of fill, necessitating approximately 2,136 cubic yards of soil import. The new 2012 Standard Urban Stormwater Mitigation Program (SUSMP) and Low Impact Development (LID) permit requires complete onsite infiltration of stormwater. If complete infiltration is infeasible, stormwater runoff is required to be biotreated. The applicant is proposing biotreatment since it was determined that infiltration is not feasible based upon the conclusions of a percolation study. The proposed Phase II improvements are required to comply with all LID requirements. The proposed LID plans will be reviewed during plan check for compliance with the new permit requirements. • Architectural Features, Colors, and Materials: The Gateway Corporate Center Design Guidelines have been established to maintain a level of quality of development and site design that maintains the visual quality of the surrounding area. The "guidelines serve as a control on the individual parcel development to provide consistency and a cohesive distinguishable character." The existing architectural style of the Kaiser MOB is contemporary modern. The building is a simple geometric form with a barrel vault glass entry that extends above the building and provides a strong entry statement. Window configuration and size, spandrel glass and reveals are used to accentuate the geometric contemporary form of the building and provide architectural interest. These features are used on all elevations of the building. The exterior of the building has a white cement plaster finish. Vision and spandrel glass is used in light to medium green. The architectural style, colors and materials used are consistent with other buildings in the corporate center. The proposed Phase II improvements provide a compatible continuation of the building's architectural design theme with a low -profile, two-story design that results in a cohesive continuation with the Phase I MOB facility. The addition mimics the improvements and overall design theme of the existing building by continuing to visually emphasize strong horizontal articulation with sleek, un - dominating building elevations. Potential mass and scale of the building is minimized by employing such architectural elements/strategies as a visually heavy ground floor, upper floor setbacks, contrasting building materials with less dominant exterior colors along the second floor, score lines, and utilization of translucent building planes. Page 7 of 12 North Elevation — Facing Bride Gate Drive North & West Elevation — Facina Bridge Gate Drive • Landscaping; The Phase II improvements will expand the existing landscaping improvements onto the newly improved area of the site. The landscaping improvements are intended to appear cohesive with the Phase I landscaping improvements. The landscaped planters will receive new ground cover (Red Fescue), shrubs (Dwarf Coyote Brush), and a variety of evergreen and deciduous trees such as Western Sycamore, Coast Live Oak, African Sumac, Kurrajong, Chinese Elm and Queen Palm trees (38 total). Coast Live Oak trees will be planted along the southern periphery of the site that will provide a compatible transition to the existing native plant species located within the existing hillside. New interior trees (74 total) and parking lot landscaped planters will add shade and visual interest year-round. In addition, the planters along the Page 8 of 12 building will match the existing planters and new decorative, shaded courtyard will be added in the new addition. Approximately 191,856 square feet (44 percent) of the site will be landscaped or remain as open space. The project will be required to comply with the City's water efficient landscape requirements, which will be verified during building plan check. • Parking: Medical clinics are required to provide 1 space for each 250 square feet of gross floor area. Based upon DBMC requirements, the proposed Phase II expansion and Phase I MOB require a minimum total of 260 off-street parking spaces. The Phase II improvements will provide 186 parking spaces, with an overall onsite total of 352 parking spaces. This exceeds the minimum parking requirement for the project with a surplus of 92 parking spaces. Therefore, the proposed number of parking spaces will meet the Development Code requirement. However, the project fails to comply with the minimum number of loading spaces which requires two. Given the project's proposed surplus, itis feasible to convert a share of surplus parking spaces into loading spaces. A condition of approval is incorporated in the resolution to provide the two required loading spaces. The illustration below shows a potential location for the placement of the loading spaces. � ✓�Jflf(�ll POTENTIAL LOCATION �•_� FOR THE TWO (2) LOADING SPACES am M1 7 LK 3�V mei .H. ®! . N 1 Site Plan — Potential Loading Space Location • Traffic and Circulation: A traffic impact analysis (TIA) was prepared in accordance with the City's guidelines. The existing Phase I MOB generates 1,122 daily trips. The TIA determined that the proposed project will generate an additional 1,223 average daily trips (ADT) on weekdays, including an additional 81 morning (AM) peak -hour trips (64 inbound and 17 outbound) and 121 evening (PM) peak -hour trips (34 inbound and 87 outbound). The TIA evaluated the existing operating conditions of 10 intersections on a typical weekday, including two new project driveways on Copley and Bridge Gate Drives, for use in preparation of intersection level of service calculations. The TIA concluded that project traffic will not significantly impact any of the ten.study areas intersections, each of which will continue to operate at an acceptable LOS during both the AM and PM peak hours. Furthermore, the TIA and the City's review of the project did Page 9 of 12 not identify the presence of any substantial increase in traffic -related hazards due to the proposed design, including placement of the two new driveways. anoro �H l\/qWD �YILSC7 +uDxi 1 I NEW ENTRY DRIVEWAYS I Site Plan Vehicular access to the project will only be provided by the aforementioned driveways that will be located east and west of the site's existing driveway on Bridge Gate Drive. The existing driveway on Bridge Gate Drive is proposed to be removed to minimize vehicular conflicts along the proposed patient drop-off/pick- up area on the north side of the MOB. The driveway on Copley Drive is proposed to enhance ingress and egress to the site and improve onsite circulation as motorists would no longer have to circulate the entire site to access the adjacent roadways. Compatibility With Surroundinq Area: The proposed project complies with the goals and objectives as set forth in the adopted General -Plan in terms of land use and density. The proposed project will not negatively affect the existing surrounding land uses, and the design and appearance of the proposed MOB addition is compatible with surrounding developments and land uses. The proposed project is designed to be compatible and complementary to the area, and incorporates the principles of the City's Commercial Design Guidelines as follows: • The proposed addition is designed to create a minimal visual impact with a small building footprint that is appropriate in mass and scale to the site and irregular topography that sits the building on a lower pad level than the existing homes in the vicinity; Page 10 of 12 -- r 7-. anoro �H l\/qWD �YILSC7 +uDxi 1 I NEW ENTRY DRIVEWAYS I Site Plan Vehicular access to the project will only be provided by the aforementioned driveways that will be located east and west of the site's existing driveway on Bridge Gate Drive. The existing driveway on Bridge Gate Drive is proposed to be removed to minimize vehicular conflicts along the proposed patient drop-off/pick- up area on the north side of the MOB. The driveway on Copley Drive is proposed to enhance ingress and egress to the site and improve onsite circulation as motorists would no longer have to circulate the entire site to access the adjacent roadways. Compatibility With Surroundinq Area: The proposed project complies with the goals and objectives as set forth in the adopted General -Plan in terms of land use and density. The proposed project will not negatively affect the existing surrounding land uses, and the design and appearance of the proposed MOB addition is compatible with surrounding developments and land uses. The proposed project is designed to be compatible and complementary to the area, and incorporates the principles of the City's Commercial Design Guidelines as follows: • The proposed addition is designed to create a minimal visual impact with a small building footprint that is appropriate in mass and scale to the site and irregular topography that sits the building on a lower pad level than the existing homes in the vicinity; Page 10 of 12 • The architectural design accentuates simplicity of line and form, and restrained and understated elegance as opposed to overly ornate or monumental design elements; and • Onsite circulation and access to the site will not result in unsafe driving conditions. The project site is located within an existing master -planned business park. A substantial portion of the subject property has been previously developed as an office building and accompanying parking area. Excluding existing hillside open space areas that will be retained, the remainder of the site has been previously graded and denuded of native vegetation. Business park -related land uses, including Bridge Gate and Copley Drives, about the property on the north, east, and on the west. Adjoining hillside open space areas and grade differences between the project site create a substantial horizontal and vertical separation (approximately 300 -foot vertical and 800 -foot horizontal separation) between the project site and existing residential uses to the south. The project is designed with a low profile building elevation that will be a compatible continuation of the existing building, visually blend with natural topography of the site, and maintain the visual character of the Gateway Corporate Center. Additional Review The Public Works/Engineering Department and Building and Safety Division reviewed this project and included their comments in the attached resolution as conditions of approval. NOTICE OF PUBLIC HEARING: Public hearing notices were mailed to property owners within a 700 -foot radius of the project site on December 30, 2013, and the notice was published in the Inland Vallev Daily Bulletin and San Gabriel Valley Tribune newspapers on January 3, 2014. The project site was posted with a notice display board, and a copy of the public notice was posted at the City's three designated community posting sites. Public Comments Received At the time the staff report was published, staff had not received any comments from the public. ENVIRONMENTAL ASSESSMENT: This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on the assessment, staff prepared and filed an Initial Study/Environmental Checklist and Notice of Intent to Adopt Negative Declaration for the project on December 18, 2013, with the Los Angeles County Clerk and published in the Inland Valley Daily Bulletin and San Gabriel Valley Tribune newspapers, and it is part of this report (Attachment 2). Pursuant to CEQA Section 15105, the public review period for the Negative Declaration began on December 19, 2013, and ended on January 8, 2014. Page 11 of 12 The Initial Study is a preliminary analysis to determine whether or not a Negative Declaration, Mitigated Negative Declaration, or Environmental Impact Report (EIR) is needed for a project. If the Initial Study concludes that the proposed project will not significantly affect the environment, a Negative Declaration may be prepared. If there are potential impacts from the proposed project that can be mitigated to a level of less than significant, a Mitigated Negative Declaration may be prepared. A Negative Declaration is a written document that briefly describes the reasons that a proposed project will not have a significant effect on the environment. It is used to guide and assist the City staff, Planning Commission, City Council, and the public in the consideration and evaluation of potential environmental impacts that may result from the proposed project. Once the Initial Study and Negative Declaration are prepared, a Notice of Intent to Adopt a Negative Declaration is posted at the Los Angeles County Clerk and published in the Inland Valley Daily Bulletin and San Gabriel Valley Tribune newspapers. The public review period must be no less than 20 days. Staff prepared the Initial Study/Environmental Checklist for the proposed project, which documents reasons to support the findings that the proposed project would not have any potentially significant impacts on the environment. Based upon the findings and conclusions of associated studies, a Negative Declaration was prepared. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project required that a Negative Declaration be prepared for the project. Prepared by: 0a,A-�z Andrew Go z e Contract Planner Attachments: Reviewed by: G . Lee Senior Planner 1. Draft Resolution No. 2014 -XX 2. Notice of Availability and Intent to Adopt a Negative Declaration and Initial Study 3. Architectural, Conceptual Grading and Landscape Plans Page 12 of 12 PLANNING COMMISSION RESOLUTION NO. 2014 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR ADOPTING THE NEGATIVE DECLARATION AND APPROVING A DEVELOPMENT REVIEW (PLANNING CASE NO. PL2013- 261) TO ALLOW FOR THE DEVELOPMENT OF NEW TWO-STORY, 33,850 SQUARE -FOOT ADDITION TO AN EXISTING MEDICAL OFFICE BUILDING BUILDING LOCATED AT 1336 BRIDGE GATE DRIVE, DIAMOND BAR, CALIFORNIA 91765 (ASSESSOR'S PARCEL NO, 8293-050-042). A. RECITALS The property owner, Kaiser Foundation Health Plan, and applicant, Skyler X. Denniston, have filed an application for Development Review to construct a new two-story, 33,850 square -foot addition to an existing single -story, 31,050 square -foot medical office building (MOB) on a 10.01 -acre lot located at 1336 Bridge Gate Drive, Diamond Bar Boulevard, City of Diamond Bar, Los Angeles County, California ("Project Site"). The project site is currently comprised of one parcel totaling 10.01 gross acres. It is located in the "Office, Business Park" (OB) zone and is consistent with the Professional Office land use designation of the General Plan. The legal description of the subject property include Lots 17 and 18 of Tract No. 39679 in the City of Diamond Bar, County of Los Angeles, State of California as per map recorded in Book 1083, Pages 14 through 21, inclusive of maps, in the Office of the County Recorder of the County of Los Angeles. The Assessor's Parcel Number is 8293-050-042. 4. Pursuant to the California Environmental Quality Act, California Public Resources Code Section 21000 et seq. ("CEQA") and CEQA's implementing guidelines, California Code of Regulations, Title 14, Section 15000 et seq., an initial study was prepared and it was determined that the proposed project qualifies for a Negative Declaration as the proposed project will not have a significant effect on the environment. In accordance to the provisions of Section 15070 of the CEQA Guidelines, the City prepared and filed a Notice of Availability and Intent to Adopt Negative Declaration for the project on December 18, 2013, with the Los Angeles County Clerk. Pursuant to CEQA Section 15105, the public review period for the Negative Declaration began December 19, 2013, and ended January 8, 2014. 5. On December 20, 2013, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. Public hearing notices were mailed to property owners within a 700 -foot radius of the project site and public notices were posted at the City's designated community posting sites on January 3, 2014. In addition to the public and mailed notices, the project site was posted with a display board. 6. On January 14, 2014, the Planning Commission of the City of Diamond Bar conducted and concluded a duly noticed public hearing, solicited testimonyfrom all interested individuals, and concluded said hearing on the date; and 7. The documents and materials constituting the administrative record of the proceedings upon which the City's decision is based are located at the City of Diamond Bar, Community Development Department, Planning Division, 21810 Copley Drive, Diamond Bar, California 91765. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: This Planning Commission hereby specifically finds that all of the facts setforth in the Recitals, Part A, of this Resolution are true and correct. The Planning Commission has independently considered the Initial Study and Negative Declaration that was made available for public review, and all other oral and written public comments received prior to or at the public hearing prior to adopting this Resolution. The Planning Commission finds that the Negative Declaration reflects the City's independent judgment and analysis. The Planning Commission herby determines on the basis of the whole record before it, including the Initial Study and comments received, that there is no substantial evidence that the proposed Project will have a significant effect on the environment, and on the basis, hereby recommends the Planning Commission adopt Negative Declaration. The record of proceedings on which the Planning Commission's decision is based is located at the City of Diamond Bar, 21810 Copley Drive, Diamond Bar, California, Community Development Department/Planning Division. The custodian of record of proceedings is the Director of Community Development. 3. The Planning Commission hereby specifically finds and determines that, having considered the record as a whole including the findings set forth below, and changes and alterations which have been incorporated into and conditioned upon the proposed project set forth in the application, there is no evidence before this Planning Commission that the project proposed herein will have the potential of an adverse effect on wild life resources or the habitat upon which the wildlife depends. Based upon substantial evidence, this Planning Commission hereby rebuts the presumption of adverse effects contained in Section 753.5 (d) of Title 14 of the California Code of Regulations. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 22.48, this Planning Commission hereby finds and follows: `a Planning Commission Resolution No. 2014 -XX 1. The design and layout of the proposed development are consistent with the general plan, development standards of the applicable district, design guidelines, and architectural criteria for special areas (e.g., theme areas, specific plans, community plans, boulevards or planned developments): The General Plan land use designation for the project site is Professional Office (OP) which provides forthe establishment ofoffice-based working environments for general, professional and administrative offices, as well as support uses. The proposed project meets the General Plan criteria for the OP land use designation. Therefore, the project site is in compliance with the General Plan. The project site is within the Office, Business Park (OB) zoning district. Pursuant to the Development Code, the OB zoning district is intended forareas appropriate forlarge scale, headquarter -type office facilities and business park developments and similar and related uses. The proposed project complies with all of the development standards of this zoning district as illustrated in the comparison matrix in the staff report. The proposed architectural style of the Kaiser Diamond Bar Medical Office Building (MOB), Phase ll, 33,850 square feet, two-story, building expansion is contemporary modern. The building is a simple geometric form that mimics the improvements and overall design themes of the existing building by continuing to visually emphasize strong horizontal articulation with sleek, un -dominating building elevations. Window configuration and size, spandrel glass and reveals are used to accentuate the geometric contemporary form of the building and provide architectural interest. These features are continued on all elevations of the building expansion. The exterior of the building will have a cement plaster finish in white. Vision and spandrel glass will be used in light to medium green. Potential mass and scale of the building is minimized by employing such architectural elements/strategies as a visually heavy ground floor, upper floor setbacks, contrasting building materials with less dominant exterior colors along the second floor, score lines, and utilization of translucent building planes. The architectural style, colors and materials used are consistent with otherbuildings in the corporate center. Additionally, as designed, the proposed project is consistent with City's Design Guidelines and has obtained the approval of Gateway Corporate Centers Architectural Committee. 2. The design and layout of the proposed development will not interfere with the use and enjoyment of neighboring existing or future developments, and will not create traffic or pedestrian hazards: The proposed 33,850 square -foot, two-story MOB building expansion can be accommodated at the project site and the size of the project is not unusual for the Gateway Corporate Center. Additionally, the architectural style, color and materials proposed are compatible with existing development. 3 Planning Commission Resolution No. 2014 -XX The proposed addition will not interfere with the use and enjoyment of neighboring existing or future developments because the use of the project site is designated for commercial uses and predominately surrounded by commercial uses to the north, east, and west. Residential uses exist to the south of the site at a distance of approximately 800 feet, and of a higher grade difference of 300 feet. The proposed addition will not interfere with vehicular or pedestrian movements, such as access or other function requirements. A traffic analysis report concluded that the proposed project would not cause any intersections or street segments in the vicinity to operate at an unacceptable level of service. All intersections and roadway segments will continue to maintain an acceptable level of service, including two new project driveways on Copley and Bridge Gate Drives. Furthermore, the TIA and the City's review of the project did not identify the presence of any substantial increase in traffic -related hazards due to the project proposed design, including placement of the two new driveways. 3. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by this chapter, the General Plan, or any applicable specific plan: As referenced in Finding 1 above, the proposed project is consistent with the development standards of the OB zoning district, the City's Design Guidelines and Gateway Corporate Center's Design Guidelines. There is not a specific plan for the project area. 4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture and color, and will remain aesthetically appealing: As referenced in the above findings 1, 2, and 3, the proposed project provides a desirable environment for its occupants and visiting public as well as its neighboring businesses through good aesthetic use of materials, texture and color that will remain aesthetically appealing while offering variety in color and texture to match the existing building. 5. The proposed development will not be detrimental to the public health, safety or welfare or materially injurious (e.g., negative effect on the property values or resale(s) of property) to the properties or improvements in the vicinity. Before the issuance of any City permits, the proposed project is required to comply with alt conditions within the approved resolution and the Building and Safety Division, Public Works Department, and Fire Department requirements. The referenced agencies through. the permit and inspection process will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 4 Planning Commission Resolution No. 2014 -XX 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA): An initial study was prepared and it was determined that the proposed project qualifies for a Negative Declaration as the proposed project will not have a significant effect on the environment. In accordance to the provisions of Section 15070 of the CEQA guidelines, the City prepared and filed a Notice of Availability and Intent to Adopt a Negative Declaration for the project on December 18, 2013, with the Los Angeles County Clerk. Pursuant to CEQA Section 15015, the public review period for the Negative Declaration began December 19, 2013, and ended January 8, 2014. Based on the findings and conclusions set forth herein and as prescribed under DBMC Section 22.48, the Planning Commission hereby approves Development Review No. PL2013-261, subject to the following conditions, and the attached Standard Conditions of Approval: A. GENERAL The approval for Development Review No. PL2013-261 shall be null and void unless the Negative Declaration is approved. The applicant shall comply with the requirements Planning and Building and Safety Divisions, Public Works/Engineering Department, and the Los Angeles County Fire Department. 3. This approval shall not be effective for any purpose until the applicant/owner of the property involved has filed, within twenty-one (21) days of approval of this Development Review No. PL2013-261, an affidavit stating that the applicant/owner is aware of and agrees to accept all the conditions of of this approval. Further, this approval shall not be effective until the applicant pay the remaining City processing fees. 4. The applicant shall comply with Diamond Bar Municipal Code Section 22.34.050. A permanent landscape maintenance program shall be implemented ensuring regular irrigation, fertilization, and weed removal. All landscaping shall be maintained in a healthy, neat and orderly condition, free of weeds and debris and with operating irrigation at all times. 5. Standard Conditions. The applicant shall comply with the standard development conditions attached hereto. Planning Commission Resolution No. 2014 -XX B. DEVELOPMENT REVIEW 1. This approval is for the site plan, elevations, exterior materials, and conceptual landscape plans for the construction of a new two-story, 33,850 square -foot addition to an existing single -story, 31,050 square - foot medical office building (MOB) on a 10.01 -acre lot located at 1336 Bridge Gate Drive, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions in this Resolution. 2. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the Planning Commission, as modified pursuant to the conditions below. If the plan check submittal is not in substantial compliance with the approved Development Review submittal, the plans may require further staff review and re -notification of the surrounding property owners, which may delay the project and entail additional fees. 3. Within five (5) days following approval, the applicant shall submit a $2,181.25 Department of Fish and Wildlife filing fee pursuant to Section 711.4(c) of the California Fish and Wildlife Code. 4. The final site plan shall depict a minimum of two (2) loading spaces within a concealed location of the parking lot, not highly visible from the adjacent public right-of-way. Prior to plan check submittal, the final location of said loading spaces shall receive final review and approval by the Planning Division. 5. Prior to building permit issuance, landscape and irrigation plans shall be submitted for review and approval by the City's Consulting Landscape Architect and shall comply with the Water Conservation Landscaping Ordinance. 6. Painting and surface coating shall be limited to the following options: a. Option 1 — Painting and surface coating shall be limited to an aggregate areas of not more than 6,422 square feet per day during any phase of construction; or b. Option 2 — Paints and surface coatings shall be limited to a VOC content of not more than 118 milligrams per litter of VOC content 7. The project shall confirm to the recommendations contained within the geotechnical studies prepared by GEOBASE, Inc., identified as (1) "Geotechnical Report — Kaiser Foundation Health Plan, Inc. Kaiser Permanente — Diamond Bar Phase 2 MOB, 1336 South Bridge Gate Drive, Lot 17, Tract 39679, Diamond Bar, California" dated May 7, 2012; 6 Planning Commission Resolution No. 2014 -XX (2) Supplemental Geotechnical Recommendations' dated March 20, 2013; and (3) "Supplemental Geotechnical Recommendations — Waterproofing" dated July 2, 2013. Prior to occupancy, the project shall conform to the recommendations contained in "Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase II Project, Diamond Bar, California" prepared by Linscott, Law & Greenspan on June 13, 2013 and revised November 7, 2013. As specified herein, the applicant will pay $173,960.00 as its proportional fair share contribution. 9. Prior to the issuance of building permits, the applicant shall deliverto the City a will serve letter or similar documentation from the Walnut Valley Water District demonstrating the available of sufficient potable water to adequate service consumptive and fire -flow requirements. 10. All existing landscaping and public improvements damaged during construction shall be repaired or replaced upon project completion. The Planning Commission shall. (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution, by certified mail, to: Kaiser Foundation Health Plan, Inc., 1800 Harrison Street, 19th Floor, Oakland, Ca 94612 and Skyler X. Denniston — Kaiser Permanente, 825 Colorado Boulevard, Suite 222, Los Angeles, CA 90041 APPROVED AND ADOPTED THIS 14TH DAY OF JANUARY 2014, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. M Frank Farago, Vice Chairman I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission of the City of Diamond Bar, at a regular meeting of the Planning Commission held on the 14th day of January 2014, by the following vote: AYES: Commissioner: NOES: Commissioner: ABSTAIN: Commissioner: ABSENT: Commissioner: ATTEST: Greg Gubman, Secretary Planning Commission Resolution No. 2014 -XX COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Development Review Case No. PL2013-261 SUBJECT: A Development Review to construct a new two-story, 33,850 square -foot addition to an existing single -story, 31,050 square -foot medical office building (MOB) on a 10.01 -acre lot PROPERTY OWNER: APPLICANT: Skyler X Denniston — Kaiser Permanente, 825 Colorado Boulevard Suite 222 Los Angeles, CA 90041 LOCATION: 1336 Bridge Gate Drive Diamond Bar, CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS In accordance with Government Code Section 66474.9(b) (1), the applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul, the approval of Development Review No. PL2013-261 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: 1.1 Planning Commission Resolution No. 2014 -XX (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. (b) Applicant shall promptly pay any final judgment rendered against the City descendents. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Development Review No. PL2013-261 at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business Registration and zoning approval forthose businesses located in Diamond Bar. 4. Signed copies of Planning Commission Resolution No. 2013 -XX and Standard Conditions shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 5. Prior to plan check, revised site plans and building elevations incorporating all Conditions of Approval shall be submitted for Planning Division review and approval. 6. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed 7. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable Federal, State, or City regulations. 8. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. 9. Site, grading, landscape/irrigation and driveway plans, elevations and sections shall be coordinated for consistency prior to issuance of City permits (such as grading, tree removal, encroachment, building, etc.,) or approved use has commenced, whichever comes first. 10. Property owner/applicant shall remove the public hearing notice board within three days of this project's approval. 9 Planning Commission Resolution No. 2014 -XX 11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Los Angeles County Fire Department. B. FEES/DEPOSITS Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, Public Works Department and Mitigation Monitoring) at the established rates, prior to issuance of building or grading permit (whichever comes first), as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever come first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS The approval of Development Review No. PL2013-261 shall expire within two years from the date of approval if the use has not been exercised as defined per Municipal Code Section 22.66.050 (b)(1). In accordance with Diamond Bar Municipal Code Section 22.60.050(c), the applicant may request in writing, a one year time extension for Planning Commission approval prior to the expiration date and be accompanies by the review fee in accordance with the Fee Schedule in effect at the time of submittal. D. SITE DEVELOPMENT The project site shall be developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended herein by the City Council, on file with the Planning Division, the conditions contained herein, and the Development Code regulations. 2. All ground -mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division. 3. All roof -mounted equipment shall be screened from public view. 4. All structures, including walls, trash enclosures, canopies, etc., shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. All graffiti shall be removed within 72 hours by the property owners/occupant. 10 Planning Commission Resolution No. 2014 -XX 5. No occupancy permit can be granted, until all improvements required by this approval have been properly constructed, inspected, and approved. 6. Prior to issuance of a building permit, the location, size, and screening of all building utility service connections, including water, gas, and electric service, fire service, and irrigation connections shall be approved by the Community Development Director. All changes to building utility connections shall be approved by the Community Development Director prior to construction. Building utility connections shall be located, sized and screened in such a manner that they have the least possible impact on the design of the building and site. The architect of record shall be directly involved in the design and placement of all site and building service connections and shall sign all plans submitted to the City which locate, size and/or screen utility connections. 7. Additional plant materials may be required by the Community Development Director and shall be planted prior to final occupancy in order to screen utility connections, valves, backflow devices, and all above ground appurtenances, etc., to the satisfaction of the Community Development Director. This determination shall be made in the field after all screen utility connections, valves, backflow devices, and all above ground appurtenances, etc. have been installed and inspected. E. SOLID WASTE 1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL 1. An Erosion and Sediment Control Plan shall be submitted concurrently with the grading plan clearly detailing erosion control measures. These measures shall be implemented at all times during construction. The erosion control plan shall conform to National Pollutant Discharge 11 Planning Commission Resolution No. 2014 -XX Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP's). A separate Storm Water Pollution Prevention Plan (SWPPP) is required. Grading permits will not be issued until the associated WDID Number has been issued by the State Regional Water Quality Control Board. 3. A Low Impact Development (LID) Plan conforming to the 2012 MS4 Permit issued by the California Regional Water Quality Control Board, Los Angeles Region Order No. R4-2012-0175, on November 08, 2012 shall be submitted for review and approval and will be required to be incorporated into the grading and storm drain plans to the satisfaction of the City Engineer. 4. Grading and construction activities and the transportation of equipment and materials and operation of heavy grading equipment shall be limited to between the hours of 7:00 a.m. and 5:00 p.m., Monday through Saturday. Dust generated by grading and construction activities shall be reduced by watering the soil prior to and during construction activities and in accordance with South Coast Air Quality Management District Rule 402 and Rule 403. Reclaimed water shall be used whenever possible. Additionally, all construction equipment shall be properly muffled to reduce noise levels. B. SOILS REPORT/GRADING/RETAINING WALLS Prior to grading permit issuance, a geotechnical report prepared by a Geotechnical Engineer, licensed by the State of California, shall be submitted for review and approval by the Public Works/Engineering Department. The report shall address, to the satisfaction of the City Engineer, all comments in the memo dated November 8, 2013 provided by the City's geotechnical consultant reviewer, Leighton & Associates. 2. Upon approval of the geotechnical report, the applicant shall submit drainage and grading plans prepared by a Civil Engineer, licensed by the State of California, prepared in accordance with the City's requirements for Public Works/Engineering Department review and approval. All grading (cut and fill) calculations shall be submitted to the City concurrently with the grading plan. 3. All easements and flood hazard areas shall be clearly identified on the grading plan. 4. The grading plan shall show the location of any retaining walls and the elevations of the top of wall, footing and the finished grade on both sides of the retaining wall. Construction details for retaining walls shall be shown on the grading plan. Calculations and details of retaining walls 12 Planning Commission Resolution No. 2014 -XX shall be submitted to the Building and Safety Division for review and approval. All equipment staging areas shall be located on the project site. Staging area, including material stockpile and equipment storage area, shall be enclosed within a 6 foot -high chain link fence. All access points in the fence shall be locked whenever the construction site is not supervised. 6. Grading of the subject property shall be in accordance with the California Building Code, City Grading Ordinance, Hillside Management Ordinance and acceptable grading practices. 7. All slopes shall be seeded per approved landscape plan and/or fuel modification plan with native grasses or planted with ground cover, shrubs, and trees for erosion control upon completion of grading or some other alternative method of erosion control shall be completed to the satisfaction of the City Engineer. 8. Prior to beginning any grading activities, appropriate rodent control shall be installed around the perimeter of the project site to prevent the migration of rodents to existing residential and commercial sites. A plan detailing the proposed rodent barriers to be used by the developer/contractor shall be submitted to the Public Works/Engineering Department and Planning Division for review. 9. Prior to commencing any grading activities, a pre -construction meeting must be held at the project site with the grading contractor, geotechnical engineer, applicant, and city grading inspector, engineers and City building inspector at least 48 hours prior to commencing grading operations. 10. Rough grade certifications by project soils and civil engineers and a geotechnical as -graded report shall be submitted prior to issuance of building permits for the structure. Retaining wall permits may be issued concurrently with the grading permits. 11. Retaining wall permits shall be obtained from the Building and Safety Division. 12. Final grade certifications by project soils engineer and civil engineers shall be submitted to the Public Works/Engineering Department prior to the issuance of any project final inspections/certificate of occupancy. 13. Prior to occupancy, the applicant shall provide to the City as built mylars, stamped by appropriate individuals certifying the completion of all improvements at no cost to the City. 13 Planning Commission Resolution No. 2014 -XX C. DRAINAGE Detailed drainage system information of the lot with careful attention to any flood hazard area shall be submitted. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels, unless that is the natural drainage course. 2. Prior to the issuance of a grading permit, a complete hydrology and hydraulic study shall be prepared by a Civil Engineer registered in the State of California to the satisfaction of the City Engineer. A permit from the Los Angeles County Public Works Department and/or Los Angeles County Flood Control District (LACFCD) shall be required for work within its right-of-way/easements and relocation of its facilities. Building permits for the structure will not be released without approval from LA County for the completion of the proposed relocation of the storm drain. D. OFF-SITE STREET IMPROVEMENTS Construct driveway approaches and sidewalks per American Public Works Association (APWA) standards. All public improvements shall be approved by the City Engineer, constructed with an encroachment permit and completed prior to final inspection/certificate of occupancy issuance. 2. Any damage to the public right-of-way as a result of construction activities will be the responsibility of the applicant to have repaired to the satisfaction of the City Engineer prior to release of final inspection/certificate of occupancy. E. UTILITIES Easements, satisfactory to the City Engineer and the utility companies, for public utility and public services purpose shall be offered and shown on the detailed site plan for dedication to the City or affected utility company. 2. Will Serve Letters shall be submitted stating that adequate facilities are or will be available to serve the proposed project shall be submitted to the City fromallutilities such as, but not limited to, phone, gas, water, electric, and cable. 3. Underground utilities shall not be constructed within the drip line of any mature tree except as approved by a registered arborist. 14 Planning Commission Resolution No. 2014 -XX F. SEWERS/SEPTIC TANK Applicant, at applicant's sole cost and expense, shall construct the sewer system in accordance with the City Building and Safety Division. G. TRAFFIC MITIGATIONS A fair share payment in the amount of $173,960 as identified in the Traffic Impact Analysis, dated November 7, 2013, shall be accepted bythe City priorto the issuance of any Certificate of Occupancy. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: Plans shall conform to currently adopted State and Local Building Code (i.e. 2010 California Building Code, California Plumbing Code, California Mechanical Code, and the California Electrical Code if plan check is submitted before January 1, 2014. If after January 1, 2014, the 2013 version will apply) requirements and all other applicable construction codes, ordinances and regulations in effect at the time of plan check submittal. 2. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been met. The buildings shall be inspected for compliance prior to occupancy. 3. Every permit issued by the Building and Safety Division shall expire if the building or work authorized by such permit is not commenced within 180 days from the date of such permit or work has discontinued and not been signed -off on the job card by the building inspector. 4. Construction activities causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work shall be conducted Mon. — Sat. between the hours of 7:00 a.m. and 7:00 p.m. 5. The project shall be protected by a construction fence to the satisfaction of the Building Official. All fencing shall be view obstructing with opaque surfaces. All structures and property shall be maintained in a safe and clean manner during construction. The property shall be free of debris, trash, and weeds. 7. All equipment staging areas shall be maintained in an orderly manner and screened behind a minimum 6' high fence. 8. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar Municipal Code 8.16 of Title 8. The minimum design load for wind in this area is 85 M.P.H. exposures "C" and the site is within seismic zone D or E. The applicant shall submit drawings and 15 Planning Commission Resolution No. 2014 -XX calculations prepared by a California State licensed Arch itect/Eng i neer with wet stamp and signature. 10. This project shall comply with all Accessibility Code requirements including accessible parking, path of travel, elevators, restrooms, drinking fountains, etc. Provide compliance with van accessible parking, path of travel, etc. Reception counter shall comply with the Title 24 accessibility requirements. Where existing are affected, components shall be upgraded to current code per CBC 11346.2.1. 11. "Separate permit shall be required for all wall and monument signs, trash enclosures, and retaining walls" and shall be noted on plans. 12. Prior to Building permit issuance, all school district fees must be paid. Please obtain a form from the Building and Safety Division to take directly to the school district. 13. Provide exit analysis showing occupant load for each space, exit width, exit signs, etc. 14. Indicate the proposed addition and existing building on the plans. Submit code analysis and justification showing the following: a. Each building square foot b. Each building height C. Type of construction d. Sprinkler system e. Each group occupancy f. Property line location in relation to each building (side yard) g. Exit analysis for each building (occupant load/corridor rating/exit width/exit signs, etc.) h. Accessibility analysis for the entire site and for each building i. Required fire rated walls identified. j. Shaft rating/ exterior walls construction/ opening protection 15. All retaining walls shall be by separate permit and submitted to the Building & Safety and Public Work Departments for review and approval. 16. The project shall be protected by a construction fence and shall comply with the NPDES & BMP requirements (sand bags, etc.) 17. Drainage patterns shall match the approved grading/drainage plan from the Engineering Department. Surface water shall drain away from building at a 2% minimum slope. The final as -built conditions shall match the grading/drainage plan or otherwise approved as -built grading/drainage plan. 18. All glazing in hazardous locations shall be labeled as safety glass. The labeling shall be visible for final inspection. 16 Planning Commission Resolution No. 2014 -XX 19. Special inspections and structural observation will be required in conformance to CBC 1704 to 1709. 20. A soils report is required and all recommendations of the soils report shall be adhered to. 21. The applicant shall contact Dig Alert and have underground utility locations marked by the utility companies prior to any excavation. Contact Dig Alert by dialing 811 or their website at www.digalert.org. 22. AQMD notification is required at least 10 days prior to any demolition. 23. All workers on the job shall be covered by workman's compensation insurance under a licensed general contractor. 24. Any changes to approved plans during the course of construction shall be approved by the City prior to proceeding with any work. 25. The method of hazardous waste disposal shall be shown on plans and may be subject to LA County Health and Industrial Waste approval is required prior to permit issuance. 26. An accessible path of travel to the sidewalk is required. The path of travel shall be to the sidewalk and not a sloped driveway approach. The path of travel to street shall be shown on the civil plans. 27. Each use of each room shall be explicitly listed on plans to identify that they do not have any medical use that would require a different occupancy group or requirements other than a standard "B" occupancy medical office. No OSHPD (CBC 1226), 1-2 (CBC 407), L, (per CBC 443) or similar use is allowed. The use proposed is for nonsurgical medical office with ambulatory patients. No physical rehabilitation offices. 28. The number of toilet fixtures shall meet CPC T-4-1. A plumbing fixture calculation shall be provided on plans to show the number of fixtures is consistent with that on plans including for the women's toilets. 29. The exiting of the existing building shall not be impacted by this work. The door that is between the existing building and new extension is an existing convenience access and not an exit. 30. An area of refuge or equivalent as per CBC 1007 shall be provided. 31. Allowable area calculations shall be provided on plans per CBC 503. If unlimited area is used, all components shall meet CBC 507. 17 Planning Commission Resolution No. 2014 -XX 32. The expansion shall meet requirements under CBC 422 for ambulatory health care facilities which include smoke barriers, refuge area, independent egress, sprinklers, and fire alarm systems. 33. Specialty equipment shall be identified on plans and no x-ray equipment is part of this submittal without LA County Health approval. 34. LA County Fire approval is required prior to permit issuance. 35. The primary entrance serving this facility is located on the west side where new accessible parking stalls are provided. END 18 Planning Commission Resolution No. 2014 -XX ' i I i INTENT TO ADOPT A NEGATIVE DECLAMA Attachment 2 NOTICE OF AVAILABILITY AND City of Diamond Bar, 21810 Copley Drive, Diamond Bar, CA 91765 (909) 839-7030 NOTICE: Pursuant to the provisions of the California Environmental Quality Act (CEQA — Public Resources Code, Section 21100 et. seq.), the City of Diamond Bar has determined that the project referenced hereinafter will not have a significant effect on the environment. A draft Negative Declaration has been prepared for review and approval in connection with project approvals and conditions of approval thatthe City proposes to impose on the project. PROJECT TITLE: Kaiser Diamond Bar Medical Office Building (MOB) Expansion, Phase II - Development Review Request (Planning Case No. PL2013-261) PROJECT ADDRESS: 1336-1368 Bridge Gate Drive, Diamond Bar, CA91765 (Assessor's Parcel Number 8293-050-042) PROJECT DESCRIPTION: The applicant is requesting Development Review (DR) approval to construct an approximately 33,850 square -foot, two-story addition to an existing 31,050 square -foot, single -story, medical office building (MOB) on a 10 -01 -acre site. The proposed project, identified as Kaiser Diamond Bar MOB Phase 11, consists of the expansion of the existing MOB facility on an unimproved, 3.82 -acre portion of the property, including removal, reconfiguration, and expansion of available on-site parking, and landscaping; relocation of an existing driveway along Bridge Gate Drive and the creation of a secondary driveway access along Copley Drive. Phase II is intended to be inclusive of all physical changes to the project site and to the existing Phase I improvements as may be required to construct and operate a multi -functional medical facility. PROPERTY OWNER/ APPLICANT: Kaiser Foundation Health Plan Inc., National Facilities Services, c/o Skyler X. Denniston, 825 Colorado Boulevard, Suite No. 222, Los Angeles, CA 90041 A copy of the Initial Study, documenting reasons to support the findings that said project would not have a significant effect on the environment, is attached hereto for public review and available at the Planning Division. An Environmental Impact Report is not required for this project. Environmental Determination: Pursuant to the provisions of the California Environmental Quality Act (CEQA), Section 15070, the City prepared an Initial Study and Negative Declaration for this project. Pursuant to CEQA Section 15105, the public review period for the Negative Declaration begins December 19, 2013, and ends January 8, 2014. The Diamond Bar Planning Commission will consider whether or not to approve the draft Negative Declaration at the following regularly scheduled meeting: TIME OF HEARING: 7:00 p.m. (or as soon thereafter that the matter can be heard) DATE OF PUBLIC HEARING: Tuesday, January 14, 2014 LOCATION: Diamond Bar City Hall — Windmill Community Room 21810 Copley Drive Diamond Bar, California 91765 CASE MATERIALS are available for review between the hours of 7:30 a.m. and 5:30 p.m. Monday through Thursday and 7:30 a.m. to 4:30 p.m- on Friday, at the City of Diamond Bar, Community Development Department/Planning Division, 21810 Copley Dr., Diamond Bar, CA 91765. QOR1Bridgegate 1336 DR MW3-2611Nofice of Intent.doc CITY OF DIAMOND BAR INITIAL STUDY/ ENVIRONMENTAL CHECKLIST FORM 1 1 1 M1.'fIT)J City of Diamond Bar - Community Development Department 21810 Copley Drive, Second Floor, Diamond Bar, California 917654178 (909) 839-7030 . 1. Project title: Kaiser Diamond Bar Medical Office Building, Phase II (Planning Case No. PL2013-261) The proposed project has also been referred to a "Kaiser Permanente, Phase//," "Kaiser Permanente Diamond Bar, Phase ll,"and "Kaiser Permanente Diamond Bar, Phase 2 MOB."AII such references are intended to describe the proposed project which is analyzed herein. 2. Lead agency name and address: City of Diamond Bar c/o Community Development Department. Planning Division 21810 Copley Drive, Second Floor Diamond Bar, California 91765-4178 3. Contact person and phone number: Andrew Gonzales, Contract Planner (909) 839-7033 4. Project location: 1336-1368 South Bridge Gate Drive Diamond Bar, California 91765 Lots 17 and 18, Tract No. 39679 Assessor's Parcel Number 8293-050-042 Lots 17 and 18 were consolidated on May 12, 2008 Latitude: 33.9966 degrees north Longitude: 117.8360 degrees west 5. Project sponsor's name and address: Kaiser Foundation Health Plan, Inc. National Facilities Services Attn: Skyler X. Denniston, Senior Land Use Manager 825 Colorado Boulevard, Suite 222 Los Angeles, California 90041, (323) 259-5415 6. General Plan Designation: 7. Zoning: 8. Description of project:. Property Owner: Same Professional Office (OP) Office Business Park (OB) See below Page 1 Description of the Proposed Project As illustrated in Figure KP -1 (General Vicinity Map), the proposed project is located in the City of Diamond Bar, within the area of the Gateway Corporate Center (Gateway). As defined in Section 22.80 (Definitions) in Title 22 (Development Code) of the "City of Diamond Bar Municipal Code" (DBMC), Gateway is "[a] mixed use office, research and development and commercial center located at the intersection of the Orange 57 and Pomona [60] freeways, south of Golden Springs Drive, encompassing Gateway Center Drive, Copley Drive, Valley Vista Drive, and South Bridge Gate Drive. Gateway Corporate Center is comprised of approximately 225 acres of land, including 80 acres of developable sites and 175 acres maintained as hillside open space (inclusive of both retained and engineered open space areas). All proposed land uses within this area are subject to the provisions contained with the Gateway Corporate Center Design Guidelines, adopted by the city council Resolution 89-104."' The area encompassing the Gateway Corporate Center is illustrated in Figure KP -2 (Gateway Corporate Center). Kaiser Foundation Health Plan, Inc. (Applicant) presently owns and operates an approximately 31,050 square foot, single -story medical office building (MOB) on an approximately 6.19 -acre site (Tract 39679, Lot 18) at 1336 South Bridge Gate Avenue, located in Gateway and identified as Kaiser Diamond Bar MOB, Phase I (Phase 1). The existing Phase I facility provides a variety of medical services, including family medicine, pediatrics, and obstetrician/gynecologist (Ob/Gyn), along with laboratory, radiology and pharmacy services. Phase I obtains vehicular access from a single driveway located on South Bridge Gate Drive. South Bridge Gate Drive is tributary to and, in combination with Valley Vista Drive, forms a loop road connecting to Copley Drive. The adjoining approximately 3.82 -acre property'(Tract 39679, Lot 17) is also owned by the Applicant and is. presently vacant. Gateway is an existing large-scale business park located in the City of Diamond Bar (City or Lead Agency) which was approved by the County of Los Angeles (County) prior to the City's incorporation. As analyzed in the County's programmatic environmental impact report (Gateway FEIR), the general development plan for Gateway anticipated up to 1,370,000 square feet of office space in low- to mid -rise buildings, a 184 -room hotel, a health club, approximately 18,500 square feet of food services, and approximately 50,000 square feet of support commercial activities .2 The City estimates that less than 1,000,000 square feet of office space has been developed within the Gateway area under the provisions of that EIR. As a result, the mitigation and associated conditions that were imposed by the County at that time assumed a greater level of development resulting from the approval of Tentative Tract Map No. 39679 (TTM 39679) than may have actually occurred. Following approval of TTM 39679 by the Los Angeles County Board of Supervisors on June 6, 1985, construction activities commenced in July 1986.3 The approximately 225 -acre area, which includes approximately 80 buildable acres, was developed into buildable pads supported by an infrastructure network of utilities and roadways. Extensive grading took place at that time and native vegetation was removed from the area encompassing the authorized grading limits, With the exclusion of retained and engineered open space areas, Lot 17 of Tract No. 39679 is the last remaining large undeveloped area of the 23 developable lots located within Gateway. 1/ "Bridge Gate Drive" is also referenced as "Bridgegate Drive" herein. Both references refer to the same street. z/ From a geotechnical perspective, the project site was developed in accordance with the recommendations contained in the "Final Soils Engineering Report, Lots 1-5, 11-13, 16-18, and 20-23, Inclusive, Tract 39679" (Pacific Soils Engineering, Inc., 1987), the "Geotechnical Reviewof Revised Grading Plan and Supplemental Subsurface Investigation, Tract 39679, Diamond Bar, California" (Pacific Soils Engineering, Inc., 1987), and "Geotechnical Investigation Report for Proposed Medical Office Building, Lot 18, Tract 39679, 1336 S. Bridge Gate Drive, Diamond Bar, California, Kaiser Project No. L0012" (Twining-Govil-Ryan, February 14, 2003). - 3/ Los Angeles Times, Office Park to Rise in Diamond Bar: Work Starts this Week. on Gateway Corporate Center, July 26, 1987; Los Angeles Times, Ground Broken for Diamond Bar Corporate Center, July 6, 1986. Page 2 On May 12, 2008, Lots 17 and 18 were consolidated into a single parcel.4 Although consolidated, for descriptive purposes only, where deemed informative with regards to this environmental assessment, Lots 17 and 18 are separately identified herein. Any such references herein are neither intended to ignore the implications of that action nor to suggest an individual treatment of those lots for entitlement or CEQA compliance purposes. The impacts of the individualized development of Lots 17 and 18 for an authorized land use at an allowable density was previously analyzed in a County -certified environmental impact report (EIR) prepared by the County for Tract No. 39679. The mitigation measures adopted at that time served to minimize, to the extent feasible, the parcel -specific and the areawide impacts associated with the approval, construction, use, operation, and maintenance of all the buildable lots and the conservation of retained and engineered open space areas within Gateway. Since built -out has almost entirely occurred, most of the impacts envisioned therein have already occurred and their corresponding environmental impacts reasonably mitigated. In 2007, for the purpose of examining environmental impacts relating to the development of Phase I, the City adopted "Negative Declaration No. 2007-01 — Development Review No. 2005-32" (2007 Negative Declaration). The "Traffic Impact Study Update — Kaiser Permanente Medical Office Building Project, Diamond Bar, California" (Linscott, Law & Greenspan, August 18, 2006), "Kaiser Permanente Medical Office Building Project — Diamond Bar Traffic Study Addendum Memorandum" (Linscott, Law & Greenspan, February 21, 2007), and "Revised Traffic Analysis and Fair -Share Calculations/Improvement Costs for Kaiser Permanente Medical Office Building Project— Phase I, Diamond Bar' (Linscott, Law & Greenspan, March 8, 2007) examined the potential traffic -related impacts associated with the development of a then proposed 45,254 square foot MOB on Lot 17 (Situs: 1368 South Bridge Gate Drive) and on Lot 18 (Situs: 1336 South Bridge Gate Drive) of Tract No. 39679.5 Although a larger project was examined in the 2007 traffic impact analysis (TIA), only a 31,050 square foot MOB was subsequently constructed by the Applicant on Lot 18. With regards to the development of that project, the 2007 Negative Declaration concluded that there existed no substantial evidence that any aspect of the Phase I development would cause a significant impact on the environment. The area comprising Lots 17 and 18 is shown in Figure KP -3 (Project Location - Los Angeles County Assessor's Parcel Map) and Figure KP -4 (Kaiser Diamond Bar Medical Office Building, Phase I — Aerial Photograph). As shown in Figure KP -5 (Consolidated Lots 17 and 18, Tract No. 39679 - Ezisting Easements), the project site is encumbered with a number of easements. Those easements included, but may not be limited to a 16 -foot wide and variable width easement and a separate 10 -foot wide easement to the Los Angeles County Flood Control District (LACFCD) for storm drain ingress and egress purposes. The easement contains a 36 -inch diameter reinforce concrete pipe (RCP) storm drain. The existing LACFCD easements and 36 -inch RCP pipe traverses the area where the Phase II structure is to be located. As noted in the engineering drawings submitted to the City, the Applicant notes: "Storm drain pipe and easement to be removed and relocated per LA [Los Angeles] County Permit No. RCFL 201302512." As proposed, the existing 10 -foot wide access easement and 36 -inch diameter RCP pipe will be relocated to the west of its current location (primarily within a parking aisle). The relocated easement 4/ As specified under Section 2.2.1 (Parcel Guidelines) of the "Gateway Corporate Center Design Guidelines": "The creation of smaller lots within an existing parcel, or the combining of 2 or more parcels, must be approved by the Architectural Committee. To create more lots than currently exist the creation of lots or combining of lots must be in conformance with the Gateway Corporate Center Master CC&Rs [Conditions, Covenants, and Restrictions], Agreement of Protective CCR&Rs and all governing local, county and state agencies, including, but not limited to Los Angeles County Regional Planning and Department of Building and Safety. When two lots are joined as one, that remaining lot will be treated as one lot." 5/ Because the proposed project constitutes the expansion of an existing use, it is anticipated that the Applicant will retain the existing use's current address (1336 South Bridge Gate Drive) and not request either a change in address or the assignment of a second address (1368 South Bridge Gate Drive) for the Phase II improvements. Page 3 and pipeline will traverse the parking area to the west of the new building before rejoining the existing easement and pipeline to the north of the new building before exiting the project site to the north. Existing improvements are illustrated in Figure KP -6 (Kaiser Diamond Bar Medical Office Building, Phase I — Existing Site Plan). Proposed improvements are illustrated in Figure KP -7 (Kaiser Diamond Bar Medical Office Building, Phase II — Proposed Site Plan). Architectural elevations and color illustrative drawings of the proposed improvements are shown in Figure KP -8 (Kaiser Diamond Bar Medical Office Building, Phase II - Proposed Architectural Elevations) and Figure KP -9 (Kaiser Diamond Bar Medical Office Building, Phase 11- Proposed Color Illustrative Drawings), respectively. The proposed project, identified as Kaiser Diamond Bar MOB, Phase 11 (Phase 11), consists of the construction of a 33,850 square foot, two-story addition to the existing Kaiser Diamond Bar MOB, Phase 1, including the removal, reconfiguration, and expansion of available on-site parking; relocation of the existing storm drain and easement; site improvements for utilities, parking, and landscaping; relocation of the existing driveway along South Bridge Gate Drive (Driveway No. 1) and the creation of a second point of ingress and egress along Copley Drive (Driveway No. 2). As illustrated in Figure KP -10 (Kaiser Diamond Bar Medical Office Building, Phase II - Preliminary Grading Plan), the elevation of Lot 18 will be raised to more closely correspond to Lot 17. Site preparation activities are anticipated to include an estimated 1,092 cubic yards of cut and 8,258 cubic yards of fill, necessitating approximately 7,165 cubic yards of soil imports No import site has been identified by the Applicant. As addressed herein, Phase II is intended to be inclusive of all physical changes to the project site and to the existing Phase I improvements as may be required to construct and operate a multi- functional medical facility. The Applicant notes that Phase II will house the departments of Pediatrics, Ob/Gyn, Optometry, Vision Essentials, and Behavioral Health. Nothing herein is intended to preclude multi -tenant use or limit the range of permitted land uses presently authorized under City policies. General information regarding the proposed development is presented in Table KP -1 (Existing and Proposed Development). The project is scheduled for completion in 2015. Zoning Code Compliance The project site is zoned "Office Business Park (OB)." As specified in Section 22.10.020 (Purpose of Commercial/Industrial Zoning Districts) in Chapter 22.10 (Commercial/Industrial Zoning District) in Title 22 (Development Code) of the DBMC: "The OB zoning district is intended for areas appropriate for larger scale, headquarters -type office facilities and business park developments, and similar and related compatible uses. The allowable floor area ratio for nonresidential development shall be from 0.25 to 1.00. The OB zoning district is consistent with the professional office land use category of the general plan" As indicated in Table 2-5 (Allowable Uses and Permit Requirements for Office Zoning Districts) in Section 22.10.040 (Commercial/Industrial District General Development Standards), both "Medical Services—Clinics and Laboratories" and "Offices— Professional' constitute "permitted uses, zoning clearance required"' within that district. Since the project involves the approximate doubling of the 6/ Assuming 1.5 tons per cubic yard of soil and assuming 22 tons per typical end -dump haul truck, approximately 980 haul truck trips (490 full in -bound and 490 empty out -bound) would be required for the importation of the estimated soil Import required for the construction of the proposed project. '/ As stipulated under Section 22.48.020 (Applicability) in Chapter 22.48 (Development Review) of the DBMC: "An application for development review is required for commercial, industrial, and institutional development, and residential projects that propose one or more single-family dwelling units (detached or attached) and that involve the issuance of a building permit for construction or reconstruction of a structure(s) meeting the following criteria: (1) New construction on a vacant lot and new structures, additions to structures and reconstruction projects which are equal to 50 percent of the existing habitable floor area of all existing structures on site or greater, or have 5,001 square feet or more of combined gross floor area in any commercial, Page 4 site's existing square footage, it satisfied the City's criteria for "development review." In the City, "development review" constitutes a discretionary action and is, therefore, subject to compliance with the provisions of the California Environmental Quality Act (CEQA) and the "Guidelines for the Implementation of the California Environmental Quality Act" (State CEQA Guidelines). Pursuant to Section 22.10.040 (Commercial/Industrial District General Development Standards) of the DBMC: "Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-7, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in article III (Site Planning and General Development Standards)." With the possible exception of off-street parking, the project conforms to the development standards for the "Office Business Park (OB)" district outlined in Table 2-7 (Commercial/Industrial District General Development Standards) therein. Gateway Corporate Center Design Guidelines' As specified in "Note 4" in Table 2-7 (Commercial/Industrial District General Development Standards) in Section 22.10.040 (Commercial/Industrial District General Development Standards) in Chapter 22.10 (Commercial/Industrial Zoning District) of the DBMC: "Projects located within the Gateway Corporation Center are subject to any additional development standards contained with the Gateway Corporate Center Design Guidelines" (Design Guidelines). As indicated in Resolution 89-104: "The City Council hereby specifically finds and determines that the Design Guidelines, including, but not limited to, parking requirements and design criteria contained therein shall be, and the same hereby are declared to be; applicable to all projects in Gateway and City staff, consultants and developers of projects within Gateway hereby are directed to implement the same." As indicated in the Design Guidelines, authorized land uses include, but are not limited to, medical and dental clinics, medical and dental laboratories, and offices (business or professional) (Section 2.1.1, Design Guidelines). Hospitals, however, are identified as requiring "special processing and approval" (Section 2.1.2, Design Guidelines). Since no hospital -type use is now planned, the proposed land -use is authorized, by right, under the Design Guidelines. As illustrated in Figure KP -11 (Gateway Corporation Center Design Guidelines — Site Diagrams for Lots 17 and 18); "site diagrams" for Lots 17 and 18 are presented therein. These site diagrams "graphically delineate, on a parcel by parcel basis, all specific requirements" (Section 2.2, Design Guidelines) for each parcel within the Gateway Corporate Center. industrial and institutional development; or (2) Projects involving a substantial change or intensification of land use (e.g., the conversion of existing structure to a restaurant, or the conversion a residential structure to an office or commercial use); (3) Residential, commercial, industrial or institutional projects proposed upon a descending slope abutting a public street-" '/ The Design Guidelines was adopted by the County prior to the City's incorporation and those guidelines subsequently inherited by the City upon its incorporation. Through that action, the governmental entity with the authority over lands located within the Gateway Corporate Center changed from that of the County to the City. While the Design Guidelines continue to specify County -based administrative responsibilities, no such authority now exists and no County -approved discretionary actions are believed to be required for the proposed project's implementation. Although referenced, the Design Guidelines are not themselves codified in the DBMC and, following incorporation, were not subsequently amended to reflect changes in administrative responsibilities. Because the Design Guidelines were prepared prior to the City's incorporation, many of the specified provisions neither reflect current City procedures nor subsequently adopted design standards (e.g., possible inconsistencies between the Design Guidelines and the DBMC). When internal inconsistencies are identified which do not elevate to the status of a variance application, pursuant to Section 22.04.020 (Rules of Interpretation) in Chapter 22.04 (Interpretation of Development Code Provisions) in Title 22 (Development Code) of the DBMC: "The director or designee of the director shall have the responsibility and authority to interpret the meaning and applicability of all provisions and requirements of this Development Code." As further specified in Section 22.040.020(9(4) therein: "The city shall not enforce any private covenant, restriction, or agreement unless it is a party thereto." Page 5 Table KPA EXISTING AND PROPOSED DEVELOPMENT Source: Kaiser Foundation Health Plan, Inc. and City of Diamond Bar Page 6 Site Development Feature MOB Phased MOB Phase 11 _ ,'Total =e - Acreage (acres/square feet) 6.19 / 269,638 3.82 /166,727 10.01 / 436,365 City of Diamond Bar Municipal Code 0.25-1.00 0.25-1.00 - Allowable Floor Area Ratio2.3 Maximum Allowable Floor Area (square. feet) 269,638 166,727 436,365 Gross Leasable Floor Area (square feet°) 31,05D (Existing) 33,850 (Proposed) 64,900 Resulting Floor Area Ratio - _ - 0.15 City of Diamond Bar Municipal Code 125 135 260 Required Parking (4 spaces/1,000 square feet') Gateway Corporate Center Design Guidelines 173 188 361 Required Parking (1 spaces/180 square feets) Existing and Proposed Parking? 164 (Existing) 188 (Proposed) 3528,9,10 Notes: 1. It is noted that the "Gateway Corporate Center Design Guidelines" (Resolution 89-104) states a different size for both Lots 17 and 18 than represented by the Applicant. As indicated therein, Lot 17 is identified as containing 3.0222 acres (131,645.73 square feet) and Lot 18 is identified as containing 3.7414 acres (162,976.25 square feet) for a total of 6.7636 acres (294,621.98 square feet). The 10.1 -acre project size as presented herein conforms to the information presented in the County's Assessor Parcel Map 8293-050. 2. As defined in Section 22.80.020 of the DBMC: "The floor area ratio (FAR) is the ratio of floor area to total lot area. FAR restrictions are used to limit the maximum floor area allowed on a site (including all structures on the site). The maximum floor area of all structures (measured from exterior wall to exteriorwall) permitted on a site (including carports) shall be determined by multiplying the floor area ratio (FAR) by the total net area of the site (FAR x net site area = maximum allowable floor area)." As indicated, the DBMC's FAR standards are intended to define the maximum allowable development within individual zoning district and should not be interpreted as establishing the minimum development that an individual property owner would be required to construct. 3. Table 2-7 (Commercial/Industrial District General Development Standards) in Section 22.10.040 (Commercial/Industrial District General Development Standards) in Chapter 22.10 (Commercial/Industrial Zoning District) presents an allowable FAR range (i.e., 0.25-1.0). That standard is applicable to multiple commercial/industrial districts (i.e., Office - Professional, Office - Business Park, and Commercial/Office) wherein different standards may be deemed applicable based on: (1) the precise nature of the use; (2) the site-specific setting; and (3) the project's potential environmental effects. 4. The proposed Kaiser Diamond Bar MOB, Phase II improvements have been alternatively presented as. containing 35,200 square feet (Application Form, City date stamped June 3, 2013), 33,850 square feet (Overall Architectural Plan, dated August 16, 2013), and 33,460 square feet (Traffic Impact Analysis, June 3, 2013). For the purpose of this "Initial Study," the project described in the Applicant's "Overall Architectural Plan" has been analyzed herein. - 5. DBMC, Table 3-10 (Parking Requirements for Land Use and Use Type), Section 22.30 (Parking), Title 22 (Development Code). 6. Gateway Corporate Center Design Guidelines. Section 2.7.3 (Parking Requirements), Subsection C (Clinics and Professional Offices). Unless otherwise interpreted (Chapter 22.04 [Interpretation of Development Code Provisions], DBMC), it is assumed that the Design Guidelines are the prevailing document. 7. As proposed, the existing number of parking spaces now available for Phase 1 (164 spaces) will be maintained and an additional 188 parking spaces will be constructed as part of the Phase II improvements. 8. The resulting parking ratio is 5.4 spaces per 1,000 square feet (352 spaces/64,900 square feet) or one space for every 184.3 square feet of gross leasable square feet. 9. The project is subject to compliance with the all applicable Americans with Disabilities Act (ADA) and other State and local requirements (e.g., Section 11298, Uniform Building Code) regarding the siting, design, and number of parking spaces and loading areas to be made available to persons with disabilities and veterans. 10. As indicated, in part, in the Design Guidelines: "Any exceptions, special requests, reviews and/or approvals as required by these guidelines will be performed by the Architectural Committee." As indicated in in Attachment A (Gateway Corporate Center Architectural Committee Approval) herein, in correspondence dated August 26, 2013, the Gateway Corporate Center Association Architectural Design Committee "reviewed and approved" the Proposed project. Source: Kaiser Foundation Health Plan, Inc. and City of Diamond Bar Page 6 Gateway Corporate Center Association Architectural Design Committee Approval As specified, in part, in the Design Guidelines: "Any exceptions, special requests, reviews and/or approvals as required by these guidelines will be performed by the Architectural Committee, as set forth in the Gateway Corporate Center's Master Declaration of Covenants, Conditions and Restrictions, hereinafter referred to as the Architectural Committee:" As stipulated in the Design Guidelines, the Applicant submitted copies of the proposed plans to the Gateway Corporate Center's "Architectural Committee." Included in Attachment A (Gateway Corporate Center Association Architectural Design Committee Approval) is correspondence indicating that "on behalf of Gateway Corporate Center Association Architectural Design Committee that the request to accept the addition and landscape at the above referenced location has been reviewed and approved." Technical Documents In the preparation of this "Initial Study," the City has reviewed a number of technical studies providing detailed information concerning the proposed project. Those studies include: (1) "Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase II Project, Diamond Bar, California" (Linscott, Law & Greenspan, June 13, 2013, revised November 7, 2013); (2) "Geotechnical Report— Kaiser Foundation Health Plan, Inc. Kaiser Permanente— Diamond Bar Phase 2 MOB, 1336 South Bridgegate Drive, Lot 17, Tract 39679, Diamond Bar, California' (GEOBASE, Inc., May 7, 2012)10; (3) "Supplemental Geotechnical Recommendations" (GEOBASE, Inc., March 20, 2013); (4) "Supplemental Geotechnical Recommendations —Waterproofing" (GEOBASE, Inc., July 2, 2013); and (5) "Hydrology Report - Kaiser Permanente Diamond Bar Medical Office Building" (KPFF Consulting Engineers, August 2013). Each of the above documents are available for review at the City's Community Development Department, Planning Division (Department) (21810 Copley Drive, Second Floor, Diamond Bar, California 91765-4178) during the Department's regular business hours." Recommended CEQA-Based Conditions of Approval The following conditions have been identified by the Lead Agency which are intended to reduce to a less -than -significant level the potential environmental impacts associated with the construction and operation of the proposed project: • Air Quality. Option 1 - Painting and surface coating shall be limited to an aggregate area of not more than 6,422 square feet per day during any phase of construction; or Option 2 - Paints and surface coatings shall be limited to a VOC content of not more than 118 milligrams per liter of VOC content (see Response No. llllej herein). 9/ County of Los Angeles, Gateway Corporate Center Design Guidelines, October 1986, amended July 1988, p. 3. 10/ Although borings were conducted on both Lots 17 and 18, it is noted that the geotechnical report primarily addresses Lot 17. The proposed improvements, however, include structural improvements located upon Lot 18. As illustrated in the "As Built Grading Plan" (Figure A-3) therein, with regards to subsurface conditions, Lot 17 is primary comprised of fill material and Lot 18 is the result of cut operations. Subsurface condifions may, therefore, differ across the project site. n/ Reference to each of the above referenced studies does not constitute "acceptance" thereof by the City either with regards to the adequacy of the analysis or the City's concurrence with the conclusions presented therein. Page 7 Geology/Soils. Unless otherwise revised and/or augmented by the City, from a geologic, geotechnical, and soils perspective, the site's development shall conform to the recommendations contained in the following geotechnical studies: (1) "Geotechnical Report — Kaiser Foundation Health Plan, Inc. Kaiser Permanente — Diamond Bar Phase 2 MOB, 1336 South Bridgegate Drive, Lot 17, Tract 39679, Diamond Bar, California" (GEOBASE, Inc., May 2012); (2) "Supplemental Geotechnical Recommendations" (GEOBASE, Inc., March 20, 2013); and (3) "Supplemental Geotechnical Recommendations —Waterproofing" (GEOBASE, Inc., July 2, 2013) (See Response No. VI(a) herein). Transportation/Traffic. Unless otherwise revised by the City, from a traffic engineering perspective, the site's development shall conform to the recommendations contained in "Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase II Project, Diamond Bar, California" (Linscott, Law & Greenspan, June 13, 2013, revised November 7, 2013). As specified herein, the Applicant will pay $173,960.00 as its proportional "fair -share" contribution toward Year 2035 cumulative -plus -project improvement costs at intersections forecast to operate at adverse service levels to help alleviate with areawide traffic deficiencies (see Response No. XVI(b) herein).12 Utilities and Service Systems. Prior to the issuance of building permits, the Applicant shall deliver to the City a "will serve' letter or similar documentation from the Walnut Valley Water District demonstrating the available of sufficient potable water to adequate service consumptive and fire -flow requirements (see Response No. XVllydl herein). The above conditions constitute only those derived through the CEQA process and are not intended to constitute the totality of project -specific conditions that may be imposed by the City in response to the proposed project. Determination As stipulated in Section 15070 of the State CEQA Guidelines: "A public agency shall prepare or have prepared a proposed negative declaration or mitigated negative declaration for a project subject to CEQA when: (a) The initial study shows that there is no substantial evidence, in light of the whole record before the agency, that the project may have a significant effect on the environment, or (b) The initial study identified potentially significant effects, but: (1) Revisions in the project plans or proposals made by or agreed to by the applicant before a proposed mitigated negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and (2) There is no substantial evidence, in light of the whole record before the agency, that the project as revised may have a significant effect on the environment." Based on the Department's review of the Applicant's development proposal, independent consideration of relevant technical studies, consideration of prior environmental analysis relating to the project site, and evaluation of the proposed project's potential environmental effects, as reflected in the findings of this "Initial Study," the proposed project appears eligible for processing under a "Negative Declaration" (ND). Substantial evidence in support of that preliminary determination is presented herein. Pursuant to Section 15072 of the State CEQA Guidelines, notice of the City's intent to adopt a NO for the proposed project has been publicly noticed and a minimum 20 -day comment period has been established allowing stakeholders to submit comments to the Lead Agency regarding the proposed 12/ Linscott, Law & Greenspan, Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase II Project, Diamond Bar, California, June 13, 2013, revised November 7, 2013, pp. 40, 41, and 46. Page 8 project's environmental effects. Prior to taking any formal action concerning the proposed project, the City's decision-making body will consider this document and any comments that may be received in response thereto. 9. Surrounding land uses and setting: North: Bridge Gate Drive and professional offices in the Gateway Corporate Center South: Hillside open space and single-family residential West: Professional offices in the Gateway Corporate Center East: Copley Drive and professional offices in the Gateway Corporate Center 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): None. 11. Additional Information: As indicated in Section 15152 of the State CEQA Guidelines: "'Tiering' refers to using the analysis of general matters contained in a broad EIR (such as one prepared for a general plan or policy statement) with later EIRs and negative declarations on narrower projects; incorporating by reference the general discussions from the broader EIR; and concentrating the later EIR or negative declaration solely on the issues specific to the later project." As further indicated in Section 15152(d) of the State CEQA Guidelines: "Where an EIR has been prepared and certified for a program, plan, policy, or ordinance consistent with the requirements of this section, any lead agency for a later project pursuant to or consistent with the program, plan,, policy, or ordinance should limit the EIR or negative declaration on the later project to effects which: (a) Were not examined as significant effects on the environment in the prior EIR; or (2) Are susceptible to substantial reduction or avoidance by the choice of specific revisions to the project, by the imposition of conditions, or other means." Pursuant to Section 15152(e) of the State CEQA Guidelines: "Tiering under this section shall be limited to situations where the project is consistent with the general plan and zoning of the city or county in which the project is located, except that a project requiring a rezone to achieve or maintain consistency with a general plan may be subject to tiering." As indicated herein, the proposed project is consistent with the "City of Diamond Bar General Plan" (City of Diamond Bar, July 14, 1992, as revised) (General Plan). From a programmatic perspective, the potential environmental impacts attributable to the implementation of the General Plan were addressed in the following documents: (1) "Final Environmental Impact Report - City of Diamond Bar General Plan, SCH No. 91041083" (City of Diamond Bar, July 14, 1992)13; (2) "Master Environmental Assessment - City of Diamond Bar" (City of Diamond Bar, July 14, 1992)14; (3) "Addendum to the Final Environmental Impact Report for the City of Diamond Bar General Plan, SCH No. 91041083" (City of Diamond Bar, July 25, 1995)15; and (4) "Final Environmental Impact 13/ The "Final Environmental Impact Report for the City of Diamond Bar General Plan, SCH No. 91041083" (1992 General Plan FEIR) constituted a program -level assessment of the potential environmental impacts associated with the implementation of the plans and policies outlined in the "City of Diamond Bar General Plan" (1992 General Plan). The 1992 General Plan FEIR provided substantial and useful background information concerning the environmental setting within the City as well as a program -level assessment of the potential impacts that could occur as a result of the 1992 General Plan's implementation. The City's General Plan was substantively revised on July 25, 1995 (1995 General Plan) 14/ The "Master Environmental Assessment — City of Diamond Bar" provided a comprehensive database encompassing the physical, social, environmental, and economic conditions existing in 1992 having the potential to influence future planning decisions in the City. The document presented a generalized description of the community, described those conditions, and identified issues and opportunities associated with a number of technical issues. 15/ The "Addendum to the Final Environmental Impact Report for the City of Diamond Bar General Plan, SCH No. 91041083," prepared in response to a petition to repeal the City's approval of the 1992 General Plan and the City's subsequent Page 9 Report — General Plan and Zoning Amendment No. PL2013-227, SCH No. 2012061066" (City of Diamond Bar, August 29, 2013).16 Permit Streamlining In 2011, Senate Bill (SB) 226 (Simitian and Vargas) enacted Section 21094.5 of the Public Resources Code (PRC), establishing a streamlining method for infill (i.e., located on previously developed sites, or sites that are surrounded by urban uses) projects consistent with an adopted "Sustainable Communities Strategy" or "Alternative Planning Strategy." In accordance therewith, once environmental analysis is completed in connection with a broader planning decision, that analysis will generally not need to be repeated on a project -by -project basis. Only effects that were not analyzed in a prior environmental impact report (EIR) or effects that are specific to the project need to be addressed in a project -specific review. Similarly, if an impact was not analyzed in a prior EIR but uniformly applied development policies substantially mitigate the new impact, no new environmental review would be required. Only projects that implement a set of specified Statewide performance standards are eligible under these streamlined process. Section 15183.3 in Title 14 of the California Code of Regulations (CCR) was subsequently added to the State CEQA Guidelines. Because no renewable energy features have been included as part of the proposed project, the Department has concluded that the provisions of Sections 21094.5 and 15183.3 cannot be reasonably applied to the proposed project. CEQA Documents Incorporated by Reference: Section 15150 of the State CEQA Guidelines allows environmental impact reports and negative declarations to "incorporate by reference" all or portions of other documents that are a matter of public record and either relate to the proposed project or provide additional information concerning the project's environmental setting and/or impacts. Pursuant to that authority, the following documents, including the materials that are themselves incorporated by reference therein, are hereby incorporated by reference and by this reference made a part hereof: Final Environmental Impact Report - City of Diamond Bar General Plan, SCH No. 91041083 (City of Diamond Bar, July 14, 1992), Master Environmental Assessment - City of Diamond Bar (City of Diamond Bar, July 14, 1992), Addendum to the Final Environmental Impact Report for the City of Diamond Bar General Plan, SCH No. 91041083 (City of Diamond Bar, July 25, 1995), Implementation/Mitigation Monitoring Program (City of Diamond Bar, July 25, 1995), and Final Environmental Impact Report —General Plan and Zoning Amendment No. PL2013-227, SCH No. 2012061066" (City of Diamond Bar, August 29, 2013). Negative Declaration No. 2007-01 — Development Review No. 2005-32, City of Diamond Bar, February 23, 2007. "Negative Declaration No. 2007-01" examined the environmental impacts associated with the phased development of Kaiser Diamond Bar MOB, Phase I. Because it relates directly to the project site and proposed land use, the environmental analysis presented therein has direct relevancy to the assessment of the proposed project. preparation of a revised City-wide planning document, examined the potential environmental impacts associated with the approval and effectuation of the 1995 General Plan. 161 The "Final Environmental Impact Report — General Plan and Zoning Amendment No. PL2013-227, SCH No. 2012061066" examined the impacts associated with the. City's "2008-2014 Housing Element," including the rezoning of a 78 - acre site (Affordable Housing Land Use and Zoning Designation Project) to accommodate the City's fair -share housing need. Page 10 Custodian of Documents" With regards to the proposed project, for the purpose of CEQA compliance, the custodian of documents is Andrew Gonzales, Contract Planner. Documents are available for review at the City's Community Development Department, 21810 Copley Drive, Diamond Bar, California 91765-4178. Reasonable Due Diligence: It is noted that Gateway was entitled by the County prior to the City's incorporation and, therefore, certain assumptions have been made in accordance therewith. This environmental analysis was prepared with reasonable due diligence, as is customary under CEQA and the State CEQA Guidelines. The information and analysis presented herein is intended to demonstrate compliance with CEQA and the State CEQA Guidelines. Attachments: Attachment A: Gateway Corporate Center Association Architectural Design Committee Approval Attachment B: Air Quality and Greenhouse Gas Analysis 171 As required under Section 15074(c) of the State CEQA Guidelines, "[w]hen adopting a negative declaration or mitigated negative declaration, the lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based." Page 11 Page 12 Figure KPA GENERAL VICINITY MAP Source: City of Diamond Bar Figure KP -2 GATEWAY CORPORATE CENTER Source: Gateway Corporate Center Design Guidelines M Z a `o Y O < w = O W < P)O U LLJao F aU va wm� j ago w w aN Z 5 O U N W J W 0 Z a O J m a ow fy u F w4c I`� w"s m tea. ,.;`. • t :.r •4Y'" � � Y'IY 3':. Y.%��/� �n l• N 4^�6V R _ ol ` �' iJ im •;fie 4 4°! e W _• {{ I �4 I M Z a `o Y O < w = O W < P)O U LLJao F aU va wm� j ago w w aN Z 5 O U N W J W 0 Z a O J m a T N W N a . � . ; u © « � j\� £ � — (_ �uuR 4ii I F c , a 1 a 1 A' I I:n I I I I 4ii I F 1 a 1 A' I I:n I F� ! 1 lflflf I i i! xHx d- q A 1' Li I I s 1' I j . i J N m `m Wim LL Z In Y J Z o a9 WQ X13 rn]`o 0 O d NKA W O LL o � rn � fn W � Z Q Z � WV, UQ F O 9 W F- O fA a O U } Q w W I- Q N N N a N N d W l6 a' ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. DETERMINATION: On the basis of this initial evaluation: Aesthetics X Agricultural Resources Air Quality Biological Resources Cultural Resources Geology/Soils Greenhouse Gas Emissions Hazards/Hazardous Materials Hydrology/Water Quality Land Use/Planning Mineral Resources Noise Population/Housing Public Services Recreation Transportation/Traffic Utilities/Service Systems Mandatory Findings of Significance DETERMINATION: On the basis of this initial evaluation: Signature: Date: December 18, 2013 Printed Name: Andrew Gonzales, Contract Planner For: City of Diamond Bar 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). Page 23 I find that the proposed project COULD NOT have a significant effect on the environment, and a X NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature: Date: December 18, 2013 Printed Name: Andrew Gonzales, Contract Planner For: City of Diamond Bar 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). Page 23 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 cohstruction 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 is 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 Section XVII, "Earlier Analyses," 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, including 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. Page 24 I. AESTHETICS. Would the project: Have a substantial adverse effect on a scenic vista? I I X Fa No definition of "scenic vista"is provided in either the General Plan or DBMC. The project site is located within an existing master -planned business park. A substantial portion of the subject property has been previously developed as an office building and accompanying parking area. Excluding existing hillside open space areas that will be retained, the remainder of the site has been previously graded and denuded of native vegetation. Business park -related land uses, including Bridge Gate and Copley Drives, abut the property on the north, east and on the west. Adjoining hillside open space areas and grade differences between the project site (Elevation approximately 740 -feet above mean sea level (AMSL]) and residential areas to the south (Elevation approximately 840 -feet AMSL) create a substantial horizontal and vertical separation between the project site and existing residential areas to the south. The maximum building height of the proposed improvements is 36 feet, comparable to other buildings within Gateway. Extensive landscaping is proposed along the site's perimeter. As a result, distal views of the retained on- and off-site open space areas located to the south of the proposed improvements will not be substantively impacted. b. Substantially damage scenic resources, including, but not -.Potentially limited to, trees, rock outcroppings, and historic buildings Potentially SigmricI Less than No Topical Issue. significant .. Unless Significant Impact Impact Mitigation Impact 'Incorporated I. AESTHETICS. Would the project: Have a substantial adverse effect on a scenic vista? I I X Fa No definition of "scenic vista"is provided in either the General Plan or DBMC. The project site is located within an existing master -planned business park. A substantial portion of the subject property has been previously developed as an office building and accompanying parking area. Excluding existing hillside open space areas that will be retained, the remainder of the site has been previously graded and denuded of native vegetation. Business park -related land uses, including Bridge Gate and Copley Drives, abut the property on the north, east and on the west. Adjoining hillside open space areas and grade differences between the project site (Elevation approximately 740 -feet above mean sea level (AMSL]) and residential areas to the south (Elevation approximately 840 -feet AMSL) create a substantial horizontal and vertical separation between the project site and existing residential areas to the south. The maximum building height of the proposed improvements is 36 feet, comparable to other buildings within Gateway. Extensive landscaping is proposed along the site's perimeter. As a result, distal views of the retained on- and off-site open space areas located to the south of the proposed improvements will not be substantively impacted. b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings T7 X within a state scenic highway? No State -designated scenic highways are located near the project site. The subject property is located within an existing business park and has been previously disturbed, such that no scenic resources, such as protected trees, exist on the project site. c. Substantially degrade the existing visual character or quality X of the site and its surroundings? The project site has been previously graded. Those areas which do not contain Phase 1 improvements are generally absent vegetation and other distinguishing features. Proposed improvements and associated landscaping would, therefore, be expected to improve the existing visual character of the site. As documented by correspondence from The Muller Company, dated August 26, 2013, the Gateway Corporate Center Association Architectural Design Committee reviewed and accepted the architectural and landscape plans for the proposed project. See also Response No. I(a) above. [dd. Create a new source of substantial light or glare whichT 1: X would adversely affect day or nighttime views in the area? All exterior lighting shall comply with Section 22.16.050 (Exterior Lighting) in the DBMC and Section 6.0 (Lighting Guidelines) of the Design Guidelines. Lighting plans have been submitted by the Applicant and demonstrate, to the satisfaction of the Department that the level of illumination conforms to City standards and that light trespass will not exceed 0.5 foot candles at the project boundaries (Section 22.16.050[e](61). Additionally, certain building elements (e.g., windows) contain reflective surfaces. Similarly, vehicles on route to and from the facility and once on the property create contain light sources and exhibit reflective glare. Those materials and those vehicles are in common use in the general project area and will not introduce new sources of light and/or glare adversely affecting nighttime views. Page 25 - Potentially X Topical Issue Potentially Significant Impact Significant Unless .Mitigation Less than Significant Impact No impact _ Incorporated -- X Monitoring Program of the California Resources Agency, to II. AGRICULURAL RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a. Convert Prime Farmland, Unique Farmland, or Farmland of X Statewide Importance (Farmland), as shown on the maps X prepared pursuant to the Farmland Mapping and X Monitoring Program of the California Resources Agency, to non-agricultural use? The project site is zoned "Office, Business Park" (OB) and is not designated as or for Prime Farmland, Unique Farmland or Farmland of Statewide Importance. There are no agricultural activities on or near site. Project implementation would not result in the conversion of farmland to non-agricultural use. b. Conflict with existing zoning for agricultural use, or a X Williamson Act contract? X Implementation of the proposed project would neither conflict with existing zoning for agricultural use nor with a Williamson Act contract. No impacts would, therefore, result from the construction or operation of the proposed project. c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code Section X 12220(g)), timberland (as defined by Public Resources X Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))? There are no forestland, timberland or timberland zoned Timberland Production uses that are occurring either on the project site or in the general project vicinity. The proposed project does not involve changes in the existing environment that would have the potential to conflict with existing zoning or cause the rezoning of forestland, timberland, or timberland zoned Timberland Production. FdResull in the loss of forest land or conversion of forest lando non -forest use? X See Response ll(c) above. e. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of X Farmland, to non-agricultural use? Page 26 There are no farmland -related land uses that are occurring either on the project site or in the general project vicinity. The proposed project does not involve changes in the existing environment that would have the potential to result in the conversion of Farmland to a non-agricultural use. III. AIR QUALITY. Where available, the significant criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a. Conflict with or obstruct implementation of the applicable entially.- X . Potennificant ..Less than No' Topical Issue: Signif TMitigation Unless 'Significant Im act to an existing or projected air quality violation? Imp 'ImpactPrporated c. Result in a cumulatively considerable net increase of any -- There are no farmland -related land uses that are occurring either on the project site or in the general project vicinity. The proposed project does not involve changes in the existing environment that would have the potential to result in the conversion of Farmland to a non-agricultural use. III. AIR QUALITY. Where available, the significant criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a. Conflict with or obstruct implementation of the applicable X air quality plan? b. Violate any air quality standard or contribute substantially X X to an existing or projected air quality violation? c. 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 X quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d. Expose sensitive receptors to substantial pollutant X concentrations? e. Create objectionable odors affecting a substantial number X of people? Based on the relatively low threshold of significance criteria formulated by the South Coast Air Quality Management District (SCAQMD), the City conducted a detailed air quality assessment of the project's short-term (construction) and long-term (operational) criteria and greenhouse gas (GHG) emissions. That analysis, included as Attachment B (Air Quality and Greenhouse Gas Analysis) herein, concluded that the proposed project, as mitigated, would not result in any significant air quality impacts. The following action is identified therein: Option 1- Painfirig and surface coating shall be limited to an aggregate area of not more than 6,422 square feet per day during any phase of construction; or Option 2 - Paints and surface coatings shall be limited to a VOC content of not more than 118 milligrams per liter of VOC content. Although identified as a "mitigation measure" therein, the Applicant has voluntarily elected to self -impose this and a number of other conditions on the proposed project. As such, the above actions does not constitute a 'mitigation measure" under CEQA and is, therefore, not subject to the mitigation monitoring or reporting requirements specified under Section 21081.6 of CEQA and Section 15097 of the State CEQA Guidelines. IV. BIOLOGICAL RESOURCES. Would the project: a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or X regional plans, policies, or regulations, or by the California Department of Fish and Game (CDFG) or United States Fish and Wildlife Service (USFWS)? In order to create the 23 building pads and internal roadway system comprising Gateway, mass grading of the general project area occurred following the County's approval of Tract No. 39679 in 1986. With the exception of retained hillside open space along the southern portion of the property, Lot 18 is improved and provided minimum habitat value. Page 27 While Lot 17 is presently unimproved, the property has been previously graded and is routinely maintained to prevent the reintroduction of native plant and animal species. Since existing hillside open space areas will be retained, project implementation will not adversely impact any candidate, sensitive, or special status species that may be located therein. b. Have a substantial adverse effect on any riparian habitat or Potenhally - Potentially Significant .Less than No Topical Issue Significant Unless .Significant _;Impact - - .'Impact :Mitigation -.Impact - Incorporated While Lot 17 is presently unimproved, the property has been previously graded and is routinely maintained to prevent the reintroduction of native plant and animal species. Since existing hillside open space areas will be retained, project implementation will not adversely impact any candidate, sensitive, or special status species that may be located therein. b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or X X regional plans, policies, or regulations or by the CDFG or X the USFWS? As illustrated in Figure KP -12 (Portion of USGS Yorba Linda Quadrangle"), jurisdictional waters may have once existed in the vicinity of Lot 17 but were eliminated with Gateway's development. In the on- site absence of such resources, no riparian habitat or sensitive natural communities will be impacted by the proposed site improvements. c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act X X (including, but not limited to, marsh, vernal pool, coastal, X etc.) through direct removal, filling, hydrological interruption, or other means? The site has been previously disturbed. No federally protected wetlands presently occur on thereupon. d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with X X established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Because the project site contains hillside open space areas (inclusive of both retained and engineered open space areas), retained areas may serve a minimal role with regards to wildlife mobility. No development activities (e.g., soil disturbance and vegetation removal) are, however, proposed within those areas. No identified migratory wildlife corridors or native wildlife nurseries are, however, known to exist on the site. e. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or X ordinance? Based on the site's prior disturbance, lack of habitat value, and absence of protected trees, the project does not have the potential to conflict with local, regional, or State policies formulated for the protection of biological resources. f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, X or other approved local, regional, or state habitat conservation plan? See Response No. IV(e) above. 'af United States Geological Survey, Yorba Linda Quadrangle, 7.5 -Minute Series, 2012. Page 28 - i. Rupture of a known earthquake fault, as delineated on .Potentially X a historical resource as defined in Section 15064.5? Potentially Significant - Less than ( No Topical Issue: - Significant .unless Significant - Impact _. - — -.Impact .Mitigation , Impact - Refer to Division of Mines and Geology Special Incorporated: - X V. CULTURAL RESOURCES. Would the project: a. Cause a substantial adverse change in the significance of i. Rupture of a known earthquake fault, as delineated on X a historical resource as defined in Section 15064.5? the most recent Alquist-Priolo Earthquake Fault Zoning b. Cause a substantial adverse change in the significance of Map issued by the State Geologist for the area or X an archaeological resource pursuant to Section 15064.5? based on other substantial evidence of a known fault? c. Directly or indirectly destroy a unique paleontological Refer to Division of Mines and Geology Special X resource or site or unique geologic feature? Publication 42. d. Disturb any human remains, including those interred ii. Strong seismic ground shaking? X outside of formal cemeteries? An archaeological survey of Tentative Tract No. 39679 was completed in 1981 prior to the approval of Tract No. 3967979 and mitigation measures were included in the Gateway FEIR. Both Lots 17 and 18 have been previously disturbed as a result of the mass grading associated with the development of the Gateway Corporate Center and the creation of building pads and accompanying street system. In addition, Lot 17 was subsequently disturbed as a result of the development of Phase 1. Those activities would have eliminated any subsequent potential to locate any historic, prehistoric, or paleontological resources on the project site. VI. GEOLOGY AND SOILS. Would the project: a. Expose people or structures to 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 X based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii. Strong seismic ground shaking? X 1981. Effective on April 1, 1991, the State Legislature passed the Seismic Hazards Mapping Act (SHMA), codified in Division 2, Chapter 7.8 of the Public Resources Code. The SHMA was adopted for the purpose of protecting the public from the effects of strong ground shaking, liquefaction, landslides or other ground failure, and other hazards caused by earthquakes. As required therein, the California Department of Conservation's Division of Mines and Geology, now the Califamia Geological Survey, was directed to delineate the various "seismic hazard zones" located throughout the State. The project site is located in the western portion of Section 26, Township 2 South, Range 9 West, San Bernardino Base and Meridian, as shown on the United States Geological Survey's (USGS) 7.5 -Minute Yorba Linda Topographic Quadrangle. As illustrated on the State's "Seismic Hazard Zones — Yorba Linda Quadrangle" (California Department of Conservation, August 11, 2005), the project site is not located within or in close proximity to designed "liquefaction" or "earthquake -induced landslides" zones. 191 Jenkins, Bruce, Archaeological Survey of Tentative Tract No. 39679 Diamond Bar, Los Angeles County, CA, Page 29 The Alquist-Priolo Earthquake Fault Zoning Act (APEFZA), formally called the Alquist-Priolo Special Studies Zone Act codified in Section 2621 et seq. in Chapter 7.5 of Division 2 of the Public Resources Code, was adopted to provide policies and criteria to assist cities, counties, and State agencies in the exercise of their responsibilities to prohibit the location of developments and structures for human occupancy across the trace of active faults. "20 An "active fault" is defined as one along which surface displacement has occurred within Holocene time (during the past 11, 000 years). The purpose of the APEFZA is to regulate land development near active faults in an effort to mitigate the hazard of surface fault rupture. The law requires the State Geologist to establish regulatory zones, known as "earthquake fault zones, "21 around the surface traces of active faults and to issue maps identifying those zones. The project site is illustrated in the State's "Special Studies Zone - Yorba Linda Quadrangle" (California Department of Conservation, January 1, 1980). As illustrated therein, the project site is not located within or in close proximity to a designated earthquake fault zone. Similarly, as illustrated in the City's 'Natural Hazard Mitigation Plan," the site is not within a "potential earthquake hazard" area. 22 The project site is, nonetheless, located in seismically active southern California. As a result the site and the improvements located thereupon will be subject to repeated seismic events from regional earthquake faults. The most effective single element in mitigating earthquake losses to buildings is the consistent application of a modem set of design and construction standards, such as those incorporated in modem building codes. The codes are updated regularly to include the most effective design and construction measures that have been found by testing and research or observed in recent earthquakes to reduce building damage and losses. 23 The City, through its code compliance and enforcement programs, regulate the design, development and operation of most buildings within the City, including those associated with the proposed project. In addition, in accordance with City requirements, the Applicant has submitted a number of project -specific geotechnical studies. Those studies concluded that the proposed project is feasible from a geotechnical perspective subject to the implementation of those design and development conditions identified therein. As a result the Applicant has self-imposed the following condition on the project and has made that condition as integral part thereof. Unless otherwise revised and/or augmented by the City, from a geologic, geotechnical, and soils perspective, the site's development shall conform to the recommendations contained in the following geotechnical studies: (1) "Geotechnical Report — Kaiser Foundation Health Plan, Inc. Kaiser Permanente — Diamond Bar Phase 2 MOB, 1336 South Bridgegate Drive, Lot 17, Tract 39679, Diamond Bar, California" (GEOBASE, Inc., May 2012); (2) "Supplemental Geotechnical Recommendations" (GEOBASE, Inc., March 20, 2013); and (3) "Supplemental Geotechnical Recommendations — Waterproofing" (GEOBASE, Inc., July 2, 2013). iii. Seismic -related ground failure, including liquefaction? X The geotechnical report stated that "[n]o groundwater was encountered within the fifty-one and one-half (51.5) foot depth of exploration at the time of the investigation; however, groundwater conditions may be altered by geologic detail between borings, by seasonal and meteorological variations, and by construction activity." 20/ Section 2621.5(a), Chapter 7.5, Division 2, Public Resources Code. 21/ "Earthquake fault zones" are regulatory zones that encompass surface traces of active faults that have a potential for future surface rupture. Areas that are so designated contain active faults that may pose a risk of surface rupture to existing or future structures. If a property is undeveloped, a fault study may be required before the parcel can be subdivided or before most structures can be permitted. If a property is developed, the APEFZA requires that all real estate transactions within the "earthquake fault zone" must contain a disclosure of those potential hazards by the seller to prospective buyers. 22/ City of Diamond Bar, Natural Hazards Mitigation Plan, adopted October 5, 2004, Map 6, p. 68. 23/ Governors Office of Emergency Services, California Multi -Hazard Mitigation Plan, September 2004, p. 80. Page 30 .Potenhally - Potentially Significant Less than No Topical Issue' significant '.Unless significant -_.Impact - .Impact .Mitigation _impact - - Incorporated The Alquist-Priolo Earthquake Fault Zoning Act (APEFZA), formally called the Alquist-Priolo Special Studies Zone Act codified in Section 2621 et seq. in Chapter 7.5 of Division 2 of the Public Resources Code, was adopted to provide policies and criteria to assist cities, counties, and State agencies in the exercise of their responsibilities to prohibit the location of developments and structures for human occupancy across the trace of active faults. "20 An "active fault" is defined as one along which surface displacement has occurred within Holocene time (during the past 11, 000 years). The purpose of the APEFZA is to regulate land development near active faults in an effort to mitigate the hazard of surface fault rupture. The law requires the State Geologist to establish regulatory zones, known as "earthquake fault zones, "21 around the surface traces of active faults and to issue maps identifying those zones. The project site is illustrated in the State's "Special Studies Zone - Yorba Linda Quadrangle" (California Department of Conservation, January 1, 1980). As illustrated therein, the project site is not located within or in close proximity to a designated earthquake fault zone. Similarly, as illustrated in the City's 'Natural Hazard Mitigation Plan," the site is not within a "potential earthquake hazard" area. 22 The project site is, nonetheless, located in seismically active southern California. As a result the site and the improvements located thereupon will be subject to repeated seismic events from regional earthquake faults. The most effective single element in mitigating earthquake losses to buildings is the consistent application of a modem set of design and construction standards, such as those incorporated in modem building codes. The codes are updated regularly to include the most effective design and construction measures that have been found by testing and research or observed in recent earthquakes to reduce building damage and losses. 23 The City, through its code compliance and enforcement programs, regulate the design, development and operation of most buildings within the City, including those associated with the proposed project. In addition, in accordance with City requirements, the Applicant has submitted a number of project -specific geotechnical studies. Those studies concluded that the proposed project is feasible from a geotechnical perspective subject to the implementation of those design and development conditions identified therein. As a result the Applicant has self-imposed the following condition on the project and has made that condition as integral part thereof. Unless otherwise revised and/or augmented by the City, from a geologic, geotechnical, and soils perspective, the site's development shall conform to the recommendations contained in the following geotechnical studies: (1) "Geotechnical Report — Kaiser Foundation Health Plan, Inc. Kaiser Permanente — Diamond Bar Phase 2 MOB, 1336 South Bridgegate Drive, Lot 17, Tract 39679, Diamond Bar, California" (GEOBASE, Inc., May 2012); (2) "Supplemental Geotechnical Recommendations" (GEOBASE, Inc., March 20, 2013); and (3) "Supplemental Geotechnical Recommendations — Waterproofing" (GEOBASE, Inc., July 2, 2013). iii. Seismic -related ground failure, including liquefaction? X The geotechnical report stated that "[n]o groundwater was encountered within the fifty-one and one-half (51.5) foot depth of exploration at the time of the investigation; however, groundwater conditions may be altered by geologic detail between borings, by seasonal and meteorological variations, and by construction activity." 20/ Section 2621.5(a), Chapter 7.5, Division 2, Public Resources Code. 21/ "Earthquake fault zones" are regulatory zones that encompass surface traces of active faults that have a potential for future surface rupture. Areas that are so designated contain active faults that may pose a risk of surface rupture to existing or future structures. If a property is undeveloped, a fault study may be required before the parcel can be subdivided or before most structures can be permitted. If a property is developed, the APEFZA requires that all real estate transactions within the "earthquake fault zone" must contain a disclosure of those potential hazards by the seller to prospective buyers. 22/ City of Diamond Bar, Natural Hazards Mitigation Plan, adopted October 5, 2004, Map 6, p. 68. 23/ Governors Office of Emergency Services, California Multi -Hazard Mitigation Plan, September 2004, p. 80. Page 30 Potentially Potentially Significant Less than _ No Topical Issue Significant Unless Significant Impact' Impact - Mitigation 'Impact Incorporated In addition, the geotechnical report notes that (t]he USGS/CGS [United States Geological Survey/California Geologic Survey] Seismic Hazard Zones Map indicates that the project site is not located in an area subject to liquefaction; Figure A-4, Appendix A. Further, the underlying bedrock and density of the fill, as observed from SPT [Standard Penetration Test] blow counts, indicate that the subsoils at the site do not possess a potential for liquefaction. "24 The report concluded that "(tjhe potential for liquefaction at the site is considered very low" and "the potential for lateral spreading at the subject site is considered Very low. 1125 Conversely, as noted in the project's supplemental geotechnical report, in the area of the proposed improvements, which is relatively close to the ascending slope to the south, standpipes were installed for Phase I and water levels were measured as shallow as 8.5 feet below existing grade. Slope conditions, surface drainage adjacent to the building, and, possibly, existing groundwater levels have created moisture conditions that have affected the concrete slab in Phase 1 and could affect the proposed Phase 11 improvements. In response, the Applicant's geotechnical engineer has recommended that the slab -on -grade for the Phase 11 improvements be waterproofed in accordance with the California Building. Code 2010, Subsection 1805.3 .26 The geotechnical analysis concluded that, subject to the recommendations contained therein, the proposed project is feasible from a geotechnical perspective. 27 iv. Landslides? I I I X See Response No. VI(a)(i) above. b. Result in substantial soil erosion or the loss of topsoil? X At the time grading plans and/or building permit applications are filed with the Lead Agency, detailed engineering studies, consistent with the Los Angeles County Department of Public Work's (LACDPW) "Hydrology/Sedimentation Manual," shag be submitted for review and approval by the City Engineer. In addition, as required under the "Construction General Permit," the Applicant shall prepare a storm water pollution prevention plan (SWPPP) prior to the commencement of grading operations and implement that plan during construction. The City is required to conduct monitoring and reporting to ensure that BMPs are correctly implemented and effective in controlling the discharge of pollutants. Implementation of those requirements will ensure that soil erosion is minimized to the maximum extent feasible. Compliance with existing statutes, regulations, and standards does not constitute mitigation under CEQA. C. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and X potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? See Response No. VI (d below. 24/ GEOBASE, Inc., Geotechnical Report- Kaiser Foundation Health Plan, Inc. Kaiser Permanente - Diamond Bar Phase 2 MOB, 1336 South Bridgegate Drive, Lot 17, Tract 39679, Diamond Bar, California, May 7,2012, pp. 5 and 8. est Ibid., p. 9. 26/ GEOBASE, Inc., Supplemental Geotechnical Recommendations -Waterproofing, July 2, 2013. 27/ Op, Cit., Geotechnical Report - Kaiser Foundation Health Plan, Inc. Kaiser Permanente - Diamond Bar Phase 2 MOB, 1336 South Bridgegate Drive, Lot 17, Tract 39679, Diamond Bar, California, p. 10. Page 31 - ' -- Potentially ` - ,,Potentially Significant Lessfhan - '� Topical Issue - Significant 'lJnless sig - No tmpact 1 water? Impact ' Mitigation .'Impact - a r - Incorporated - X located on expansive soil, as defined in Table 18-1-B of rdBe the Uniform Building Code (1994), creating substantial X X risks to life or property? Expansive soils possess a "shrink -swell" characteristic. Shrink -swell is the cyclic change in volume (expansion and contraction) that occurs in fine-grained clay sediments from the process of wetting and drying. Structural damage may occur over a long period of time, usually the result of inadequate soil and foundation engineering or the placement of structures directly on expansive soils. The 1994 "Uniform Building Code" (UBC) directs that expansive soil tendency be graded. The geotechnical report noted that "on-site soils have a 'medium' (>50) to 'high' (>90) expansion potential (Expansion Indices = 52 and 78, 87 on adjacent Lot 18)" and "[s]ubgrade soils are expected to have a 'medium' to 'high' expansion potential. "28 The report also stated that, pursuant to Section 1808. 6.2 of the 2010 California Building Code, as coded in Title 24 of the California Code of Regulations, "foundations resting on soils with an expansion index greater than twenty require special design considerations"29 (see also Table 18-1-B, UBC). Specific design recommendations are included therein and, with their implementation, impacts relating to expansive soils would be less than significant. e. Have soils incapable of adequately supporting the use of septic tanks of alternative waste water disposal systems X X where sewers are not available for the disposal of waste water? No septic tanks or alternative wastewater disposal systems are included in the proposed project. VII. GREENHOUSE GAS EMISSION. Would the project: a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the X environment? b. Conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of X greenhouse gases? Based on the relatively low threshold of significance criteria formulated by the SCAQMD, the City conducted a detailed air quality assessment of the project's short-temi (construction) and long-term (operational) criteria and greenhouse gas (GHG) emissions. That analysis, included as Attachment B (Air Quality and Greenhouse Gas Analysis) herein, concluded that the proposed project would not result in any significant GHG emission impacts and, with regards to GHG emissions, no mitigation measures or other air quality -related conditions of approval are required or recommended. VIII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous X materials? 28/ Ibid., pp. 12 and 15. 29/ Ibid., p. 17. Page 32 Potenially '. Potentially Significant Less than - No Topical Issue. - - Significant .Unless - Significant Impact ...Impact .'Mitigation Impact Incorporated The proposed project is an expansion of an existing and operating land use. Other than with regards to an increase in the number of users and on-site personnel, proposed on-site activities are not anticipated to differ substantially from those now evident thereupon.. As such, existing operational practices and permit authorizations from other agencies (other than the City) will likely remain in force and in effect. As indicated in the Code of Federal Regulations (CFR), "hazardous materials" are defined as "materials that may pose an unreasonable risk to health, safety, and property when transported in commerce" (49 CFR 171.8).30 Hazardous materials are listed in Appendix A of 49 CFR Part 172.101. Hazardous materials include hazardous wastes, as defined in the federal Resource Conservation and Recovery Act (RCRA), the Federal Hazardous and Solid Waste Amendments (HSWA) of 1984, and the California Hazardous Waste Control Law (HWCL). The Occupational Safety and Health Administration's (OSHA) "Occupational Exposures to Hazardous Chemicals in Laboratories" (29 CFR 1910.1450) establishes regulatory requirements for occupational exposure to hazardous chemicals in laboratory environments. As required thereunder, employers are required to prepare a laboratory "chemical hygiene plan,'setting forth procedures, equipment, personal protective equipment and work practices that are capable of protecting employees from the health hazards presented by hazardous chemicals used in that particular workplace and meeting the requirements of 29 CFR 1910.1450(e)(1)(ii). For laboratory uses of OSHA regulated substances, the employer shall assure that laboratory employees' exposures to such substances do not exceed the permissible exposure limits (PELs) specked in 29 CFR 1910, Subpart Z. Medical laboratories typically include operations and activities that have the potential to result in the introduction or generation of materials, including medical and related wastes31 that could possibly pose a hazard unless appropriately handled, stored, and disposed. In recognition of this potential, "medical waste generators 1132 must prepare a "medical waste management plan, " defined as a document that is completed by generators of medical waste pursuant to Sections 117935 and 117960 of the Health and Safety Code (H&SC), on forms prepared by the enforcement agency. A variety of wastes may be generated by medical and dental laboratories, including spent solvents (used in cleaning, extraction, or otherprocesses),33 unused reagents (that are no longer needed, do not meet specifications, are contaminated, have exceeded their storage life, or are otherwise unusable), reaction products of known or unknown composition, testing samples that are not entirely consumed by the test procedure, and contaminated materials such as glassware, paper, and plastic products. In addition, medical wastes may contain cytotoxic chemicals, heavy (toxic) metals, low-level radioactive wastes (LLRW), and waste contaminated with human pathogenic organisms.34 30/ The United States Environmental Protection Agency's (USEPA) definition of "hazardous waste" (40 CFR 261.3) does not include medical wastes. 31/ Medical waste isregulated under the Medical Waste Management Act (MWMA), codified in Sections 117600 through 118360 of the H&SC, and an include both infectious and noninfectious materials. Infectious wastes can include human, animal, or biological wastes and items contaminated with pathogens. Noninfectious wastes can include toxic chemicals, cytotoxic drugs, radioactive, and flammable wastes. 321 Section 117705 of the H&SC defined "medical waste generator' as any person whose act or process produces medical waste and includes, but is not limited to, a provider of health care as defined in Section 56.05(d) of the Civil Code. All of the following are examples of businesses that generate medical wastes: (a) medical and dental offices, clinics, hospitals, surgery centers, laboratories, research laboratories, unlicensed health facilities, thosefacilitiesrequired to be licensed pursuant to Division 2 (commencing with Section 1200), chronic dialysis clinics, as regulated pursuant to Division 2 (commencing with Section 1200), and educational and research facilities; (b) veterinary offices, veterinary clinics, and veterinary hospitals; (c) pet shops; and (d) trauma scene waste management practitioners. 331 Hazardous solvents typically found in medical waste include acetone, 2 -butanol, butyl alcohol, cyclohexane, diethyl ether, ethyl acetate, formaldehyde, heptane, hexane, methyl alcohol, methyl cellosolve, pentanc, petroleum ether, 2 - propanol, tetrahydrofuran, and xylene. 30/ Pathogens are not, however, unique to medical laboratories and are also present in municipal solid wastes (MSW) in the form of disposable diapers, sanitary napkins, and other similar wastes. Page 33 Medically useful radioactive tracers, which can be extremely valuable in diagnostic procedures, usually have short half -lived radionuclides (i.e., less than eight days).35 Typically, half of the material decays to a non -radioactive form in hours or days. The United States Nuclear Regulatory Commission (USNRC) regulates and licenses all use of radioactive materials in the United States, including use by physicians, clinical laboratories, and hospitals. In addition, the California Radiation Control Regulations (CRCR), codified in 17 CCR 30100 at seq., specify the requirements for obtaining a license to possess radioactive material, obtaining a permit or certificate in radiologic technology and nuclear medicine technology, for registering X-ray machines; and for obtaining approval to be a school of radiologic technology. As required under Section 114715 of the H&SC, "no person shall bury, throw away, or in any manner dispose of radioactive wastes within the state except in a manner and at locations as will result in no significant radioactive contamination of the environment." In recognition of the presence of these materials, the project will likely involve the transport, use, and disposal of hazardous materials. 36 Transportation of both hazardous materials and hazardous wastes are regulated by the United States Department of Transportation (USDOT) under the authority of the Hazardous Materials Transportation Act. RCRA rules also include provisions regarding the transportation of hazardous wastes. As required, in part, under Section 118000(a) of the H&SC, "except as otherwise exempted pursuant to Section 118030, all medical waste transported to an off-site medical waste treatment facility shall be transported in accordance with this chapter by a registered hazardous waste transporter issued a registration certificate pursuant to Chapter 6 (commencing with Section 118025) and Article 6.5 (commencing with Section 25167.1) of Chapter 6.5 of Division 20." Section 118030(a) of the H&SC stipulates that a medical waste generator or parent organization employing health-care professionals who generate medical waste may apply to the enforcement agency for a limited -quantity hauling exemption; however, all medical waste transport activities must be performed in strict compliance with applicable standards. Numerous federal, State, and local regulations have been formulated regarding the transport use, and disposal of medical and mixed wastes generated from laboratories. Under both the RCRA and HWCL, all hazardous wastes are controlled from the "cradle -to -grave." Under the Medical Waste Management Act (MWMA), regulations are established for the proper handling and disposal of medical wastes. In California, the transportation of controlled quantity shipments of radioactive hazardous materials and wastes along highway routes is regulated by the California Highway Patrol (13 CCR Sections 1-6.5). Portions of USDOT regulations (49 CFR Sections 107, 171-179, 292) are incorporated by reference therein and are enforced by the California Highway Patrol (CHP). Medical and dental laboratories are required to perform diligent record keeping and formulate a "chemical hygiene plan" protecting employees from the health hazards presented by hazardous chemicals. Those regulations, which are binding on any medical or dental laboratory tenant, are designed to minimize, to the maximum extent feasible, the presence of any public safety hazards associated with those materials. Under the Superfund Amendments and Reauthorization Act (42 USC 9601 at seq., 11000 et seq.) (SARA), local fire departments and other parties receive annual notice regarding the nature of materials that are present on a project site. So notified, emergency service providers can safely respond to any upset conditions that may occur. Under Proposition 65, additional community notification is provided. 35/ A half-life measures the amount of time it takes for half the radioactive atoms in a radioisotope to decay to a more stable form. After one half-life, for example, half the radioactive atoms in a sample remain radioactive; after two half-lives, one- quarter remain radioactive; after three half lives, one-eighth remain radioactive; and so on. 36/ Waste materials must be transported to a permitted treatment, storage, and disposal facility. Although the waste has left the generator's facility, the generator retains the final responsibility for the long-term fate of the waste. Page 34 -Potentially Potentially Significant Less than : No Topical Issue Significant ;Unless sigmucant 'Impact Impact - - Impact Mitigation - Incorporated Medically useful radioactive tracers, which can be extremely valuable in diagnostic procedures, usually have short half -lived radionuclides (i.e., less than eight days).35 Typically, half of the material decays to a non -radioactive form in hours or days. The United States Nuclear Regulatory Commission (USNRC) regulates and licenses all use of radioactive materials in the United States, including use by physicians, clinical laboratories, and hospitals. In addition, the California Radiation Control Regulations (CRCR), codified in 17 CCR 30100 at seq., specify the requirements for obtaining a license to possess radioactive material, obtaining a permit or certificate in radiologic technology and nuclear medicine technology, for registering X-ray machines; and for obtaining approval to be a school of radiologic technology. As required under Section 114715 of the H&SC, "no person shall bury, throw away, or in any manner dispose of radioactive wastes within the state except in a manner and at locations as will result in no significant radioactive contamination of the environment." In recognition of the presence of these materials, the project will likely involve the transport, use, and disposal of hazardous materials. 36 Transportation of both hazardous materials and hazardous wastes are regulated by the United States Department of Transportation (USDOT) under the authority of the Hazardous Materials Transportation Act. RCRA rules also include provisions regarding the transportation of hazardous wastes. As required, in part, under Section 118000(a) of the H&SC, "except as otherwise exempted pursuant to Section 118030, all medical waste transported to an off-site medical waste treatment facility shall be transported in accordance with this chapter by a registered hazardous waste transporter issued a registration certificate pursuant to Chapter 6 (commencing with Section 118025) and Article 6.5 (commencing with Section 25167.1) of Chapter 6.5 of Division 20." Section 118030(a) of the H&SC stipulates that a medical waste generator or parent organization employing health-care professionals who generate medical waste may apply to the enforcement agency for a limited -quantity hauling exemption; however, all medical waste transport activities must be performed in strict compliance with applicable standards. Numerous federal, State, and local regulations have been formulated regarding the transport use, and disposal of medical and mixed wastes generated from laboratories. Under both the RCRA and HWCL, all hazardous wastes are controlled from the "cradle -to -grave." Under the Medical Waste Management Act (MWMA), regulations are established for the proper handling and disposal of medical wastes. In California, the transportation of controlled quantity shipments of radioactive hazardous materials and wastes along highway routes is regulated by the California Highway Patrol (13 CCR Sections 1-6.5). Portions of USDOT regulations (49 CFR Sections 107, 171-179, 292) are incorporated by reference therein and are enforced by the California Highway Patrol (CHP). Medical and dental laboratories are required to perform diligent record keeping and formulate a "chemical hygiene plan" protecting employees from the health hazards presented by hazardous chemicals. Those regulations, which are binding on any medical or dental laboratory tenant, are designed to minimize, to the maximum extent feasible, the presence of any public safety hazards associated with those materials. Under the Superfund Amendments and Reauthorization Act (42 USC 9601 at seq., 11000 et seq.) (SARA), local fire departments and other parties receive annual notice regarding the nature of materials that are present on a project site. So notified, emergency service providers can safely respond to any upset conditions that may occur. Under Proposition 65, additional community notification is provided. 35/ A half-life measures the amount of time it takes for half the radioactive atoms in a radioisotope to decay to a more stable form. After one half-life, for example, half the radioactive atoms in a sample remain radioactive; after two half-lives, one- quarter remain radioactive; after three half lives, one-eighth remain radioactive; and so on. 36/ Waste materials must be transported to a permitted treatment, storage, and disposal facility. Although the waste has left the generator's facility, the generator retains the final responsibility for the long-term fate of the waste. Page 34 i Potentally Potentially r Significant Less than No - Topical Issue - .Significant - Unless significant Impact - - Impact Mitigation _Impact Incorporated As indicated by the Center for Disease Control and Prevention (CDC), "there is no epidemiologic evidence to suggest that most hospital waste [which may be assumed to be synonymous with laboratory wastes] is any more infective than residential waste. Moreover, there is no epidemiologic evidence that current hospital waste disposal practices have caused disease in the community." 37 Compliance with applicable federal, State, and local regulations and design standards will ensure that all potential hazards to on-site workers, site visitors, and nearby receptors are reduced to below a level of significance. Compliance does not constitute mitigation under CEQA. b. Create a significant hazard to the public or the environment through reasonable foreseeable upset and accident X conditions involving the release of hazardous materials into the environment? See Response No Villa) above. c. Emit hazardous emissions or handle hazardous or acutely X hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? The project site is not located within one-quarter 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 X Government Code Section 65962.5 and, as a result, would X it create a significant hazard to the public or the environment? The project site is not included on a list of hazardous materials sites compiled pursuant to Section 65962.5 of the California Government Code. 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 X result in a safety hazard for people residing or working in the project area? The project site is neither located within an airport land -use plan area nor within two miles of a public airport or public -use airport. f. For a project within the vicinity of a private airstrip, would X the project result in a safety hazard for people residing or working in the project area? The project site is not located within an airport land -use plan or within two miles of an airport or airstrip. 37/ Center for disease Control and Prevention webpage (http://www.cdc.gov/ncidod/hip/Blood/WASTE.HTM), Infectious Wastes. Page 35 - -= Potentally - _ - - Potentially Significant Less than No Topical Issue. Significant -Unless Significant - _ Impact ,Mitigation Impact Impact ' _ - Incorporated = g. Impair implementation of or physically interfere with an adopted emergency response plan or emergency X X evacuation plan? The project site is not located within a locally adopted emergency response or excavation plan. Based on the nature of the existing and proposed use, the facility could play a beneficial role therein. h. Expose people or structures to a significant risk of loss, injury or death involving wildland Fres, including where X wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Neither the project site nor the general project area are identified as located within a "very high fire hazard severity zone" (VHFHSZ) on the most recent map prepared by the California Department of Forestry and Fire Protection. 38 IX. HYDROLOGY AND WATER QUALITY. Would the project: a. Violate any water quality standards or waste discharge requirements? X The City (Permittee) is a permittee under the California Regional Water Quality Control Board, Los Angeles Region's (LARWQCB) "Regional Order No. R4-2012-0175" (Order R4-2012-0175), as issued on November 8, 2012, establishing Waste Discharge Requirements for Municipal Separate Storm Sewer Systems (MS4) Discharges within the coastal watersheds of the County. Order R4-2012-0175 contains requirements for municipalities to adopt low -impact development (LID) ordinances39 in order to participate in Watershed Management and/or Enhanced Watershed Management Programs. In compliance therewith, on October 15, 2013 and December 3, 2013, the City adopted separate ordinances amending Chapter 8.12 (Environmental Protection) in Title 8 (Health and Safety) of the DBMC for the purpose of establishing requirements for construction activities and facility operations of development and redevelopment projects in order to lessen water quality impacts by using smart growth practices and integrated LID practices and standards for storm water pollution mitigation through infiltration, evapotranspiration, biofiltration, and rainfall harvest and use.40 The proposed project is, therefore, subject to compliance with the City's LID ordinance. Qualifying projects must be designed to control pollutants, pollutant loads, and runoff volume to the maximum extent feasible by minimizing impervious surface area and controlling runoff from impervious surfaces through infiltration, evapotranspiration, bioretention, and/or rainfall harvest and use. 30/ California Department of Forestry and Fire Protection, Very High Fire Hazard Severity Zones in LRA, As Recommended by Cal Fire, Map ID: Diamond Bar, September 2011 (ftp://frap.odfca.gov/fhszlocalmaps/los_angeles/Di amond_Bar. pdf). 39/ Ordinance No. 11 (2013) (An Ordinance of the City Council of the City of Diamond Bar, California, Amending Division 5 of Chapter 8.12 of the Diamond Bar Municipal Code Relating to Standard Urban Storm Water Mitigation Plan (SUSMP) Requirements by Imposing Rainwater Low Impact Development (LID) Strategies on Projects that Require Building, Grading and Encroachment Permits), November 5, 2013. 40/ Development projects subject to Permittee conditioning and approval for the design and implementation of post. construction controls to mitigate storm water pollution include, but are not limited to: (1) all development projects of one acre or greater of disturbed area that add more than 10,OOD square feet of impervious surface area; (2) commercial malls 10,000 square feet or more of surface area; (3) parking lots with 5,000 square feet or moreof impervious surface area or with 25 or more parking spaces; and redevelopment projects including land disturbing activity that results in the creation, addition, or replacement of 5,000 square feet or more of impervious surface area on an already developed site on Planning Priority Project categories. . Page 36 Potentially Potentially significant =Significant,mpa,t Topical Issue Significant -.Unless Impact Mitigation Incorporated Planning Priority Projects shall prepare a LID plan to comply with the following: (1) retain storm water runoff on the site for the storm water quality design volume (SWQDv), defined as the runoff from: (a) the 8516 percentile 24-hour runoff event as determined from the County's 851h percentile precipitation isohyetral map, or (b) the volume of runoff produced from a 0.75 -inch, 24-hour rain event, whichever is greater, (2) minimize hydromodification impacts to natural drainage systems; (3) to .demonstrate . technical infeasibility, the applicant must demonstrate that the project cannot reliably retain 100 percent of the SWQDv on the site and that compliance with the applicable post -construction requirements would be technically infeasible by submitting a site-specific hydrologic and/or design analysis, (4) if partial on- site retention is technically infeasible, the project site may biofiltrate 1.5 times the portion of the remaining SWQDv that is not reliably retained on the site; and (5) the remaining SWQDv that cannot be retained or bifiltrated on the site must be treated to reduce pollutant loading. The Applicant indicates that 191, 856 square feet (44 percent) of the site will be landscaped or remain as open space and that 244, square feet (56 percent) of the site will be covered by structures, paving, and other impervious surfaces. Where redevelopment results in an alteration of more than 50 percent of impervious surfaces of a previously existing development and the existing development was not subject to post -construction storm water quality control requirements, the entire project must conform to LID requirements. Where redevelopment results in an alteration of less than 50 percent of impervious surfaces of a previously existing development and the existing development was not subject to Post - construction storm water quality control requirements, only the alternation must conform to LID requirements and not the entire development. Compliance with applicable statutes, regulations, and development standards does not constitute mitigation under CEQA. No further mitigation is, therefore, required. b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the X local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? Landform alternation and excavation activities are not anticipated to occur at depths which will intercept or otherwise interfere with groundwater resources located below or proximal to the project site. c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a X stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? Although minor relocation of existing subsurface drainage is proposed in order to accommodate the proposed improvements, no alternation in the course of a stream or river is proposed and no substantive increase in erosion or siltation is anticipated. See also Response Nos. VIN and IX(a) above. d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a X stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? Page 37 _ - Potential) - Poten4ally Significant ' Less than Rq Topical Issue - Signifcant Unless Sigcant nifi Impact. polluted runoff? 'Impact '.Mitigation', '_Impact — _ - Incorporated X - Although minor relocation of existing subsurface drainage is proposed in order to accommodate the proposed improvements, no alternation in the course of a stream or river is proposed and no increase in flooding is anticipated. See also Response Nos. VI Lb) and IX(a) above. e. Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage X X systems or provide substantial additional sources of polluted runoff? X f. Otherwise substantially degrade water quality? X See Response No. IX(a) above. g. Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood I X Insurance Rate Map or other flood hazard delineation map? h. Place within a 100 -year flood hazard area structures which X would impede or redirect flood flows? As illustrated in the Federal Emergency Management Agency's (FEMA) Flood Insurance Rate Map Panel 168OF (Map No. 06037C1880F), the project site is not located in a 100-yearflood hazard ama.41 i. Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as aTa I X I result of the failure of a levee or dam? The project site is not located within a flood inundation area associated with a dam or levee. j. Inundation by seiche, tsunami, or mudflow? X The project site is located about 40 miles from the Pacific Ocean and there are no large water bodies within the vicinity of the project site that would cause inundation by seiche, tsunami, or mudflow. The project's geotechnical analysis concluded that "a tsunami hazard at the site is considered very low. 1142 X. LAND USE AND PLANNING. Would the project I a. Physically divide an established community? I I _ I l I The proposed project is an expansion of an existing and operating land use. Other than with regards to an increase in the number of users and on-site personnel, proposed on-site activities are not anticipated to differ substantially from those now evident thereupon. As such, existing operational practices and permit authorizations from other agencies (other than the City) will likely remain in force and in effect. The project site is located within an established business pads (Gateway Corporate Center) and constitutes an expansion of an existing land use. The project site is zoned for the proposed use and the project is consistent with the City's General Plan. As such, it does not have the potential to divide an established community or neighborhood. 41/ Federal Emergency Management Agency, Flood Insurance Rate Map Panel 1880F, Map No. 06037C1880F, effective September 26, 2008. 42/ Op, Cit., Geotechnical Report— Kaiser Foundation Health Plan, Inc. Kaiser Permanente — Diamond Bar Phase 2 MOB, 1336 South Bridgegate Drive, Lot 17, Tract 39679, Diamond Bar, California, p. 9. Page 38 No variance, conditional use permits, waivers, or other exceptions are being requested by the Applicant for the proposed project. When constructed in compliance with City requirements, the proposed project will not conflict with any land -use plan, policy, or regulation of any agency with jurisdiction over the project or the project site. c. Conflict with any applicable habitat conservation plan or X natural community conservation plan? Mass grading operations have previously taken place on the project site, substantively altering the site's natural condition. The proposed project site is not included within the boundaries of an adopted or proposed habitat conservation plan or natural community conservation plan. V1 EeIhIMOAI RFR(lIIRr-FS_ Would the project: a. Result in the loss of availability of a known mineral X resource that would be of value to the region and the residents of the State? The project site is not identified as a site with known mineral resources that would be of value to the region and the residents of the State. b. Result in the loss of availability of a locally -important X mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? The proposed project will not result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan, because the site contains no known mineral resources. xll_ NOISE. Would the project result in: a. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or X noise ordinance, or applicable standards of other agencies? Operational noise impacts primarily relate to vehicle trips (mobile sources) associated with the proposed project. Approximately 1,223 average daily trips (ADT) will be generated by the proposed project on a typical weekday, 303 ADT will be generated on Saturday, and 52 ADT will be generated on Sunday. Recent traffic counts conducted by the City along Gateway Center Drive (south of Golden Springs) indicate a total of 7,100 ADT43 along that roadway. A doubling of traffic volumes would raise proximal noise levels by about 3 dBA CNEL. Based on the limited number of new vehicle trips attributable to the proposed project, operational noise impacts will be less than significant. 43/ City of Diamond Bar website (http://Www.d diamond-bar.ca.us/Index.aspx?page=429). Page 39 Potentially Potentially Significant. Less than No Topical Issue 'Significant Impact Unless Mitigation Significant Impact Impact --. 'Incorporated b. Conflict with any applicable land -use plan, policy, or regulation of an agency with jurisdiction over the project (including, but to limited to the general plan, specific plan, X local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? No variance, conditional use permits, waivers, or other exceptions are being requested by the Applicant for the proposed project. When constructed in compliance with City requirements, the proposed project will not conflict with any land -use plan, policy, or regulation of any agency with jurisdiction over the project or the project site. c. Conflict with any applicable habitat conservation plan or X natural community conservation plan? Mass grading operations have previously taken place on the project site, substantively altering the site's natural condition. The proposed project site is not included within the boundaries of an adopted or proposed habitat conservation plan or natural community conservation plan. V1 EeIhIMOAI RFR(lIIRr-FS_ Would the project: a. Result in the loss of availability of a known mineral X resource that would be of value to the region and the residents of the State? The project site is not identified as a site with known mineral resources that would be of value to the region and the residents of the State. b. Result in the loss of availability of a locally -important X mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? The proposed project will not result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan, because the site contains no known mineral resources. xll_ NOISE. Would the project result in: a. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or X noise ordinance, or applicable standards of other agencies? Operational noise impacts primarily relate to vehicle trips (mobile sources) associated with the proposed project. Approximately 1,223 average daily trips (ADT) will be generated by the proposed project on a typical weekday, 303 ADT will be generated on Saturday, and 52 ADT will be generated on Sunday. Recent traffic counts conducted by the City along Gateway Center Drive (south of Golden Springs) indicate a total of 7,100 ADT43 along that roadway. A doubling of traffic volumes would raise proximal noise levels by about 3 dBA CNEL. Based on the limited number of new vehicle trips attributable to the proposed project, operational noise impacts will be less than significant. 43/ City of Diamond Bar website (http://Www.d diamond-bar.ca.us/Index.aspx?page=429). Page 39 - - - - - Potentially - - Potentially Significant Less than No Topical Issuer SignificantfUnless Significant _Impact' Impact Niifigation, _Impact - Incorporated - - Two types of noise impacts could occur during the construction phase. First, the transport of workers and equipment to the construction site would incrementally increase noise levels along site access roadways. Any increase in noise would be less than one dBA when averaged over a 24-hour period and would, therefore, have a less -than -significant impact on noise receptors along the access routes. The second type of impact is related to noise generated by on-site construction operations. Construction activities are carried out in discrete steps, each of which has its own mix of equipment and, consequently, its own noise characteristics. These various sequential phases would change the character of the noise levels surrounding the construction site as work progresses. Composite construction noise is best characterized by Bolt Beranek, and Newman.44 In their study, construction noise for earthwork related to residential development is presented as 88 dBA Leq when measured at a distance of 50 feet from the construction effort. This value takes into account both the number of pieces and spacing of the heavy equipment used in the construction effort In later phases during building construction, noise levels are typically reduced from this value and the physical structures further break up line -of -sight noise propagation. As a worst-case scenario, however, the 88-dBA-value is used to assess the impact of construction. The operation of equipment would result in the generation of both steady and episodic noise significantly above the ambient levels currently experienced near the project site. The noise produced from construction decreases at a rate of approximately 6 dBA per doubling of distance. At 100 feet, the noise levels would be about 6 dBA less or 82 dBA Leq. Similarly, at 200 feet, the noise levels would be 12 dBA less or 76 dBA Leq. The nearest residential uses are located along Bird's Eye Drive to the southeast and beyond the SR -57 Freeway to the west of the project site. These receptors are at distances of approximately 1,000 and 1,150 feet from the project site, respectively. At that distance construction noise would be attenuated to no more than about 64-dBA Leq assuming the receptor were to have a clear line -of -sight to the equipment. Since construction activities are not performed at night, this does not represent a CNEL value. The DBMC recognizes that the control of construction noise is difficult to control and provides days and hours when these activities are permissible. Specifically, Section 22.28.120 of the DBMC notes "Operating or causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work between weekday hours of 7:00 PM and 7:00 AM, or at any time on Sundays or holidays, so that the sound creates a noise disturbance across a residential or commercial property line, except for emergency work of public service utilities is prohibited." The DBMC further notes that construction activities shall be conducted in a manner that the maximum noise levels at affected single-family residential structures will not exceed 75 dBA between 7:00 AM and 8.00 PM. The proposed project will conform to that standard. b. Exposure of persons to or generation of excessive ground- x borne vibration or ground -borne noise levels? The California Department of Transportation (Caltrans) notes that ground -borne vibration is typically associated with blasting operations, the use of pile drivers, and large-scale demolition activities, 45 none of which are anticipated for the construction or operation of the proposed project. As such, no excessive ground -borne vibrations would be created by the proposed project. 44/ Bolt, Beranek, and Newman, Noise from Construction Equipment and Operations, Building Equipment and Home Appliances, United States Environmental Protection Agency, December 31, 1971. 95/ California Department of Transportation, Transportation Related Earthbome vibrations, Technical Advisory, Vibration (TAVO-2-01-R9601), February 20, 2002, pp. 15 and 18. Page 40 Potentially Potentially Significant Less than No Topical Issue_ Significant Unless Significant Impact` -- -.Impact Mitigation Impact Incorporated - c. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the X project? d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? X See Response No Xll(al above. e. For a project located within an airport land -use plan or, where such a plan has not been adopted, within two miles X of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? The oroposed project is not located within an airport land -use plan area. f. For a project within the vicinity of a private airstrip, would X the project expose people residing or working in the project area to excessive noise levels? The proposed project is not located within the vicinity of a private airstrip. XIII. POPULATION AND HOUSING. Would the project a, Induce substantial population growth in an area, either directly (for example, by proposing new homes and X businesses) or indirectly (for example, through extension of roads or other infrastructure)? No new residential development is proposed as part of the project and no new residential development is anticipated to be an indirect consequence thereof. The Applicant has indicated that the proposed project will generate approximately 100 employees in rotating shifts between 7:00 AM and 7:00 PM. A maximum approximately 40 employees will work each shift. Information from the Southern California Association of Governments (SCAG) has been used to independently project potential on-site employment.- Assuming an Anderson Land Use Code 1244 (Major Medical Health Care Facility), in Los Angeles County, employment can be estimated based on a rate of 40.90 employees per acre.46 Assuming a3.1 -acre development footprint, 47 a total of 127 employees is separately estimated. Although slightly higher, the City's estimate is consistent with the information provided by the Applicant. In August 2013, the total labor force in Los Angeles County, as reported by the California Employment Development Department, was 4,996,600 individuals, of which 510,200 individuals (10.2 percent) were unemployed.48 As a result, the existing labor pool is sufficiently large to reasonably accommodate the number of new jobs associated with the proposed project without predicating substantial population growth within the City and the region. 46/ Southern California Association of Governments (The Natelson Company), Employment Density Study - Summary Report, October 31, 2001, Table B-1 (Employment Densities by Anderson Code - All Counties). 47/ KPFF Consulting Engineers, Hydrology Report- Kaiser Permanente Diamond Bar Medical Office Building, August 2013. 46/ State of California, Employment Development Depar4nen1.�, Los Angel's County Prrl�a lPa undated os+Angeles+County& Page 41 b. Displace substantial numbers of existing housing, Potentially altered governmental facilities, need for new or physically necessitating the construction of replacement housing Potentially Sig nificant Less than No Topical Issue -, Significant ..Unless Significant Impact - c. Displace substantial numbers of people, necessitating the Impact Mitigation Impact X + - - - Incorporated X b. Displace substantial numbers of existing housing, impacts associated with the provision of new or physically altered governmental facilities, need for new or physically necessitating the construction of replacement housing altered governmental facilities, the construction of which could cause significant environmental impacts, in order to X elsewhere? performance objectives for any of the public services: i. Fire Protection? c. Displace substantial numbers of people, necessitating the ii. Police Protection? X iii. Schools? X construction of replacement housing elsewhere? X v. Other Public Facilities? X No residential dwellings will be demolished as a direct or indirect result of the proposed project and no individuals, families, or households will be displaced as a result thereof. XIV- PUBLIC SERVICES. a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically neighborhood and regional parks or other recreational altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: i. Fire Protection? X ii. Police Protection? X iii. Schools? X iv. Parks? X v. Other Public Facilities? X The proposed project is an expansion of an existing and operating land use. Other than with regards to an increase in the number of users and on-site personnel, proposed on-site activities are not anticipated to differ substantially from those now evident thereupon. As a result, any increase in public service impacts would be incremental since all such services are presently available and individual providers presently serve both the project site and its existing users. The proposed project will be constructed on a master planned site within an existing and established business pads. The project site constitutes the last undeveloped buildable lot within Gateway. The project is consistent with the City's General Plan and DBMC and is being developed at a lesser density than authorized thereunder and assumed in the Gateway FEIR. The Applicant shall pay all applicable fees, including school impact fees. There are no residential land uses associated with the project and project -related demands upon fire and police protection, schools, packs, and other public facilities is expected to be minimal. XV. RECREATION. a. Would the project increase the use of existing neighborhood and regional parks or other recreational X facilities such that substantial physical deterioration of the facility would occur or be accelerated? Medical and other office -related uses are not typically considered to be land uses that impose substantive demands on public recreational facilities. The proposed project is an expansion of an existing and operating land use. Other than with regards to an increase in the number of users and on- site personnel, proposed on-site activities are not anticipated to differ substantially from those now evident thereupon. Any increase in recreational impacts would be incremental since existing site users have the ability to avail themselves of City -provided recreational services and facilities. Page 42 ementany Potentially ..Significant Less than No ' Topical Issue' -Significant ,:Unless .Significant. Impact Impact Mitigation - .Impact Incorporated b. Does the project include recreational facilities or require _F_F the construction or expansion of recreational facilities X which might have an adverse physical effect on the environment? The proposed project neither includes nor requires the construction or expansion of new or existing recreational facilities. See also Response No XV(a) above. XVI. TRANSPORTATION AND TRAFFIC. Would the project: a. Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized X travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b. Conflict with an applicable congestion management program, including, but not limited to level of service X standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? A project -specific traffic impact analysis was prepared in accordance with.the City's "Guidelines for the Preparation of Traffic Impact Analysis Guidelines,"49 the County's "Congestion Management Program for Los Angeles, `51 and Caltrans' "Guide for the Preparation of Traffic Impact Studies. "57 The "Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase 11 Project, Diamond Bar, California"52 (TIA) is on file with the Department and summarized herein. Based on the application of the Institute of Transportation Engineers (ITE) Land -Use Code 720 (Medical - Dental Office Building) and the trip generation factors associated therewith, the TIA predicts that the proposed project will generate 1, 223 average daily trips (ADT) on weekdays, including 81 morning (AM) peak -hour trips (64 inbound and 17 outbound) and 121 evening (PM) peak -hour trips (34 inbound and 87 outbound).53 Beyond Gateway, those trips were then assigned to the area's roadway network based on the following distribution assumptions: (1) 20 percent to/from the east via the SR-571SR-60 Freeway; (2) 10 percent to/from the west via the SR -60 Freeway; (3) 15 percent to/from the north via Grand Avenue; (4) 15 percent to/from the south via Grand Avenue; (5) 5 percent to/from the north via Brea Canyon Road; (6) 15 percent to/from the south via the SR -57 Freeway; (7) 10 percent to/from the east via Golden Springs Drive; and (8) 10 percent from the west via Golden Springs Drive. 49/ City of Diamond Bar, Guidelines for the Preparation of Traffic Impact Analysis Report, July 2005, revised October 2009. so/ Los Angeles County Metropolitan Transportation Authority, Congestion Management Program for Los Angeles County, adopted July 22, 2004. 51/ California Department of Transportation, Guide for the Preparation of Traffic Impact Studies, December 2002. 52/ Op. Cit., Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase II Project, Diamond Bar, California. 53/ With regards to the number of vehicles traveling along a street segment or through an intersection, "peak hour" is generally defined as the highest one-hour period between 7:OOAM and 9:OOAM in the morning and between 4:OOPM and 6:00PM in the evening, Page 43 - - Potentially - - Potentially Significant Less than No Topical Issue Significant .Unless ,.Significant Impact a :Impact Mitigation 'Impact - - Incorporated - - _ _ In addition to the two project driveways, the following ten study area intersections were identified where project -related traffic might have a measureable impact: (1) Brea Canyon Road/SR-60 Freeway westbound (WB) ramps; (2) Brea Canyon Road/Golden Springs Drive; (3) Golden Springs Drive/SR-60 Freeway eastbound (EB) ramps; (4) Gateway Center Drive/Golden Springs Drive; (5) Copley Drive/Golden Springs Drive; (6) Grand Avenue/Golden Springs Drive; (7) Gateway Center Drive/Valley Vista Drive; (8) Copley Drive/Bridge Gate Drive; (9) Grand Avenue/SR-57/SR-60 Freeway WB ramp; and (10) Grand Avenue/SR-57/SR-60 Freeway EB ramps. All presently operate at a satisfactory "level of service" (LOS), identified as LOS "D" or better, during AM and PM peak hours. As described in the TIA, a total of eight traffic scenarios were examined, including: (a) existing traffic; (b) existing traffic plus project conditions; (c) existing traffic plus project conditions plus mitigation; (d) existing traffic plus ambient growth to the year the project will be completed (Year 2015) plus cumulative project traffic; (e) traffic in "d" plus project,' O traffic in "e" plus mitigation; (g) traffic in "d" plus ambient growth to 20 years upon completion of the project (Year 2035); (h) traffic in "g" plus project, and (i) traffic in "h" plus mitigation. With regards to "b," the traffic study concluded that the proposed project will not significantly impact any of the ten study area intersections, each of which will continue to operate at an acceptable LOS during both the AM and PM peak hours with the addition of project -generated traffic to existing traffic. No mitigation was, therefore, deemed to be required, thus eliminating scenario "c." With regards to "d" and "e," the traffic study concluded that existing traffic plus ambient growth plus cumulative project traffic and existing traffic plus ambient growth plus cumulative project traffic plus project traffic will not significantly impact any of the ten study area intersections, each of which will continue to operate at an acceptable LOS during both the AM and PM peak hours with the addition of ambient growth and cumulative project traffic and ambient growth, cumulative project traffic, and project - generated traffic in Year 2015, respectively. No mitigation was, therefore, deemed to be required, thus eliminating scenario "f." With regards to "g," the TIA concluded that one intersection (Copley Drive/Golden Springs Drive) is projected to operate at an adverse LOS (LOS "E) under Year 2035 cumulative project traffic conditions. The remaining intersections are forecast to operate at LOS "D" or better during both AM and PM peak hours. With regards to "h," the traffic study concluded that the proposed project will not significantly impact any of the ten study area intersections; however, on a cumulative basis, the proposed project will contribute to an adverse service level at one intersection (Copley Drive/Golden Springs Drive) forecast to operate at an unsatisfactory LOS (LOS "F') in Year 2035. Although the Copley Drive/Golden Springs Drive intersection is forecast to continue to operate at LOS "F" with the addition of project traffic, the project's ICU increment is less than the maximum allowable threshold (0.020 increase); therefore, the project's traffic impact at that intersection is not considered to be significant. The proposed project will, nonetheless; be required to pay its proportional "fair -share" contribution toward the construction of the recommended improvements to that intersection. No mitigation was, therefore, deemed to be required, thus eliminating scenario "i." Each of the remaining study area intersections are forecast to operate at an acceptable LOS during both the AM and PM peak hours in Year 2035 with the proposed project. In accordance with City requirements, the Applicant has a TIA. The TIA concluded that the proposed project would not result in any significant traffic or transportation -related impacts subject to the conditions and assumptions identified therein. As a result, the Applicant has self-imposed the following condition on the project and has made that condition an integral part thereof. - Page 44 Potentially Potentially - Significant .Less lhan No Topical Issue - Sigriifcan[ -Unless Significant Impact -Impact Mitigation Impact .Incorporated Unless otherwise revised by the City, from a traffic engineering perspective, the site's development shall conform to the recommendations contained in "Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase 11 Project, Diamond Bar, California" (Linscott, Law & Greenspan, June 13, 2013, revised November 7, 2013). As specified therein, the Applicant will pay $173,960.00 as its proportional "fair -share" contribution toward Year 2035 cumulative -plus -project improvement costs at intersections forecast to operate at adverse service levels to help alleviate with areawide traffic deficiencies. rc.)Result in a change in air traffic patterns, including either an X increase in traffic levels or a change in location that result in substantial safety risks? The proposed project is not of a type nor of sufficient size to alter traffic patterns. d. Substantially increase hazards due to a design feature X (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Based on the proximity of the proposed new driveway located along Copley Drive (Driveway No. 2) and the Copley Drive/Bridge Gate Drive intersection, a sight -distance analysis was presented in the TIA based on the criteria and procedures set forth in Caltrans' Highway Design Manual" (HDM). Site lines at Driveway No. 2 were deemed to be adequate provided that obstructions within the site triangle were minimized. In accordance therewith, landscaping and hardscaping (inclusive of proposed signage) shall be designed such that a driver's clear line of sight is not obstructed. In addition, the internal circulation layout for the proposed project was examined and deemed to be adequate to accommodate service/delivery trucks, trash trucks, and fire trucks. The proposed driveways on Bridge Gate Drive (Driveway No, 1) and on Copley Drive (Driveway No. 2) enhance ingress and egress to the site and improve on-site circulation. As so designed, neither the TIA nor the City's review thereof identified the presence of any substantial increase in traffic -related hazards due to the project's proposed design. e. Result in inadequate emergency access? I � � X � � Site access conforms to City and County requirements. As a result the proposed project will not result in inadequate emergency access. f. Result in inadequate parking supply? I I I X As indicated in Table KP -1 (Existing and Proposed Development), pursuant to Section 2.7 (Packing Requirements) of the Design Guidelines and based on a standard of one parking space for each 180 square feet of "clinic and professional office" use, a total of 361 parking spaces are required for the 64,900 square feet of existing and proposed on-site land uses. That requirement exceeds the DBMC standard of one space for every 250 square feet of use presented in Table 3-10 (Parking Requirements for Land Use and Use Type) in Section 22.30 (Parking) therein. s" ml It is noted that similar standard (1 space/250 square feet) is presented in the Design Guidelines (Section 2.7.3[A]) for "industrial and office" uses. Absent from the Design Guidelines are definitions for or distinctions between the terms "office" and "professional office." Page 45 -; t :-z Pofenhally X ;� - _ `_ -* '� �' Potentially Sig'nifipant Less than _: _ _ � = - Topi�lssue'— S�gntficant -lJ�nless Significant No x _> Impact M�tigat�on Impact+ Impact -� - ro - Incorporated - As proposed, with regards to both Phases I and ll, the current development plan contains only 352 parking spaces, representing a ratio of one space for every 184.3 square feet of use. With regards to Phase 11 alone, the proposed 33,850 square feet of "clinic and professional office" would require a total of 188 spaces. As proposed, the Applicant will provide a total of 188 additional spaces on the project site, retaining (after relocation and reconfiguration) the 164 parking spaces now provided in Phase I. The adequacy of existing and proposed parking supply was examined in the TIA. As indicated therein: "To forecast the peak parking demand of the proposed project and validate overall parking supply of 352 spaces for the Kaiser Permanente Diamond Bar site, the peak parking generation rate for ITE Land Use: 720 Medical -Dental Office, as published in the 4th Edition of 'Packing Generation,' published by the Institute of Transportation Engineers (ITE) [Washington, D.C., 2010], was utilized. Per 'ITE Parking Generation,' a ratio of 4.27 spaces per 1,000 SF [square feet] (85th percentile) is considered to be a solid demand factor. When applied to a total MOB floor area of 64,900 SF, the peak parking demand of 277 parking spaces is forecast (64,900 SF x 4.27 space per 1000 SF = 277 spaces). Therefore, the proposed parking supply of 352 will adequately support the proposed Project's peak parking needs as well as that of the existing Kaiser MOB Phase 1. "55 Based on the findings of the TIA, sufficient parking will be provided on the project site to accommodate both the existing and proposed land use. g. Conflict with adopted policies, plans, or programs regarding X public transit, bicycle, or pedestrian facilities, or otherwise X decrease the performance or safety of such facilities? As illustrated in Figure KP -7 (Kaiser Diamond Bar Medical Office Building, Phase 11— Proposed Site Plan), the proposed improvements include the provision of on-site parking for bicycles and includes improved public access from the main entry to the public sidewalk. Although no transit facilities or transit - related improvements are proposed, no impediments to public transportation will be created or introduced by the project. Asa result the proposed project will not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities or otherwise decrease the performance or safety of such facilities. XVII. UTILITIES AND SERVICE SYSTEMS. Would the project: a. Exceed wastewater treatment requirements of the X applicable Regional Water Quality Control Board? Pursuant to Section 118215(6) and (c) in Title 8 of the CCR, medical waste may be discharged to a public sewage system without treatment if those wastes are not bio -hazardous wastes of a type described in Section 117635(a) or (b) therein, it is liquid or semiliquid, and its discharge is consistent with waste discharge requirements placed on the public sewage system by the Regional Water Quality Control Board (RWQCB) with jurisdiction. Liquid and semi-liquid medical wastes may be released into the public sewer system if those wastes meet the system's discharge requirements and have been pre- treated. Pre -treating ensures that water and soil will not be polluted when the waste is released. A medical waste that is a bio -hazardous waste may be treated by a chemical disinfection if the medical waste is liquid or semi-liquid and the chemical disinfection method is recognized by the National Institute of Health, the Center for Disease Control (CDC), or the American Biological Safety Association and if the use of chemical disinfection as a treatment method is identified in the site's medical waste management plan. 55/ Op. Cit., Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase II Project, Diamond Bar, California, p. 42. Page 46 -; - Potentially .Potentially - Significant Less than No - Topical Issue'`. Significant Unless Significant Impact Impact Mitigation `Impact Incorporated Following treatment by chemical disinfection, the medical waste may be discharged to the pupuc sewerage system if the discharge is consistent with waste discharge requirements (WDRs) placed on the public sewerage system by the RWQCB and the discharge is in compliance with the requirements imposed by the owner or operator of the public sewerage system. b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing X facilities, the construction of which could cause significant environmental effects? Phase I already discharges wastewater to the local and regional wastewater collection and treatment system. The proposed project would increase the quantity of those daily and peak flows. The Sanitation Districts of Los Angeles County (CSDLAC or Districts) has formulated general loading factors for a wide - range of land uses, including "office buildings." Based on a generation rate of 200 gallons per day per 1,000 square feet of building area, Phase 11 will likely contribute about 6,770 gallons of wastewater per day to the existing sanitary sewer system. Within the Gateway area, that sewer system has been designed to accommodate projected flow rates associated with authorized development therein. The CSDLAC is authorized by the H&SC to charge a fee for the privilege of connecting (directly or indirectly) to the Districts' sanitary sewer system or increasing the existing strength and/or quantity of wastewater attributable to a particular parcel or operation already connected. This connection fee is a capital facilities fee that is imposed in an amount sufficient to construct an incremental expansion of the sewerage system to accommodate project -related demands. Payment of the connection fee is required prior to the issuance of a permit to connect to the sewer line. c. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the X construction of which could cause significant environmental effects? See Response No. IX(al above. d. Have sufficient water supplies available to serve the project X from existing entitlements and resources, or are new or expanded entitlements needed? Phase I already receives potable water from the Walnut Valley Water District (WVWD). The proposed project would increase the quantity of potable water consumed on the project site. The water delivery system within Gateway has been designed to deliver both potable waterand adequate fire -flow capacity to accommodate authorized development therein. Because water delivery is the purview of the WVWD and not the City, to ensure water available, the Lead Agency has identified the following condition: Prior to the issuance of building permits, the Applicant shall deliver to the City a "will serve" letter or similar documentation from the Walnut Valley Water District demonstrating the available of sufficient potable water to adequate service consumptive and fire -flow requirements. e. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has X adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Page 47 - Potentially X -' Potentially significant Less than No Topical Issue. Significant -Unless significant I impact drop below self-sustaining levels, threaten to eliminate a Impact :.Mitigation :.Impact X plant or animal community, reduce the number or restrict incorporated See Response No. XVII(b) above. f. Be served by a landfill with sufficient permitted capacity to X accommodate the project's solid waste disposal needs? As indicated in the City's "Final Environmental Impact Report - General Plan and Zoning Amendment No, PL2013-227, SCH No. 2012061066": "The short-term and mid-term disposal capacities for the vicinity and the region can be met through reliance on the existing landfills in the County (Sunshine Canyon, Chiquita, and Antelope Valley) with the likely use of transfer stations to make transport more efficient The long-term disposal capacity will be met through continued conservation and waste reduction to meet the mandated 75% reduction in per capita waste disposal rates and through the rail - haul option to the Mesquite Regional Landfill, which is already permitted, constructed, and available. "56 g. Comply with federal, state, and local statutes and X regulations related to solid waste? Hospitals, medical and dental clinics, research facilities, diagnostic labs, and other related facilities produce medical waste. Medical wastes are generated as a result of patient diagnosis and/or treatment and immunization. The bulk of the wastes generated by most health-care facilities, however, is municipal solid waste (MSW). MSW includes paper, cardboard, plastics, metals, glass, food waste, and wood. Medical waste, though a smaller portion of the total health-care waste stream, is of special concern because of the potential hazards from pathogens that may be present and/or from hazardous chemicals. See also Response No. VIII(a) above. XVIII. MANDATORY FINDINGS OF SIGNIFICANCE. a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to X drop below self-sustaining levels, threaten to eliminate a X plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? As indicated by this analysis, as conditioned, the proposed project does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate an important example of the major periods of the State's history or prehistory. b. Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable' means that the incremental effects of a X project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? ss/ City of Diamond Bar, Final Environmental Impact Report - General Plan and Zoning Amendment No. PL2013- 227, SCH No. 2012061056, p. 5.15-18, certified August 29, 2013. Page 48 'Potentially Potentially ' Significant .Less than No Topical Issue Significant Unless Sigmrmant Impact Impact .Mitigation Impact- IncoFporated As indicated by this analysis, as conditioned, the proposed project does not have impacts that are individually limited but cumulatively considerable. c. Does the project have environmental effects which will X cause substantial adverse effects on human beings, either directly or indirectly? As indicated by this analysis, as conditioned, the proposed project does not have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly. Andrew Gonzales Name LI—L/ � Signature December 18 2013 Date Contract Planner Title Page 49 Sources Cited in the Evaluation of Environmental Impacts (Planning Case PL2013-261): In addition to various architectural, engineering, and landscape drawings, the Applicant submitted the following documents to the City: • Checklist for Categorizing Development Planning Projects as Priority or Exempt, dated May 29, 2013. • Environmental Information Form (Initial Study Questionnaire), dated August 20, 2013. • Planning Division Application Form, Part 1, dated May 31, 2013. • Letter from Dan Stanley, Architect, Nardini & Stanley Architects, Inc. (Re: Architectural Review Comments for Gateway Corporate Center — Review of Construction Documents for a New 2 -Story Building Addition and Adjacent Parking Lot at 1336 South Bridgegate Drive Diamond Bar, CA Lot #17), to Gateway Corporate Center Association (c/o The Muller Company), dated August 20, 2013. • Letter from Sandra Deeds, Senior Property Manager, The Muller Company (Re: Gateway Corporate Center Association, 1336 S. Bridgegate Drive, Diamond Bar, CA Lot #17, Approval of Addition and Landscape), to Skylar Denniston, Kaiser Permanente, dated August 26, 2013. The Applicant also submitted the following technical studies to the City: • GEOBASE, Inc., Geotechnical Report— Kaiser Foundation Health Plan, Inc. Kaiser Permanente— Diamond Bar Phase 2 MOB, 1336 South Bridgegate Drive, Lot 17, Tract 39679, Diamond Bar, California, May 7, 2012. • GEOBASE, Inc., Supplemental Geotechnical Recommendations, March 20, 2013. • GEOBASE, Inc., Supplemental Geotechnical Recommendations —Waterproofing, July 2, 2013. • KPFF Consulting Engineers, Hydrology Report - Kaiser Permanente Diamond Bar Medical Office Building, August 2013. • Linscott, Law & Greenspan, Revised Traffic Impact Analysis Report — Kaiser Permanente Diamond Bar Medical Office Building, Phase II Project, Diamond Bar, California, June 13, 2013, revised November 7, 2013. The following additional documents were cited by the Department in this environmental analysis: • Bolt, Beranek, and Newman, Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances, United States Environmental Protection Agency, December 31, 1971. • California Air Resources Board, California Surface Wind Climatology, Reprinted February 1994. • California Department of Forestry and Fire Protection, Very High Fire Hazard Severity Zones in LRA, As Recommended by Cal Fire, Map ID: Diamond Bar, September 2011 (ftp://frap.cdf.ca.gov/fhszlocalmaps/los_angeles/Diamond Bar.pdf). • California Department of Transportation, Transportation Related Earthborne Vibrations, Technical Advisory, Vibration (TAVO-2-01-R9601), February 20, 2002 • Center for Disease Control and Prevention webpage (http://www.cdc.gov/ncidod/hip/Blood/WASTE.HTM), Infectious Wastes. • City of Diamond Bar, Addendum to the Final Environmental Impact Report for the City of Diamond Bar General Plan, SCH No. 91041083, July 25, 1995. • City of Diamond Bar, City of Diamond Bar General Plan, July 25, 1995. • City of Diamond Bar, City of Diamond Bar Municipal Code, November 3, 1998. • City of Diamond Bar, Final Environmental Impact Report - City of Diamond Bar General Plan, SCH No. 91041083, July 14, 1992. • City of Diamond Bar, Final Environmental Impact Report— General Plan and Zoning Amendment No. PL2013-227, SCH No. 2012061066, August 29, 2013. • City of Diamond Bar, Gateway Corporate Center Design Guidelines, Resolution 89-104, October 17, 1989. • City of Diamond Bar, Guidelines for the Preparation of Traffic Impact Analysis Report, July 2005, revised October 2009. • City of Diamond Bar, Negative Declaration No. 2007-01 — Development Review No. 2005-32, 2007. • City of Diamond Bar, Master Environmental Assessment - City of Diamond Bar, July 14, 1992. • City of Diamond Bar, Natural Hazards Mitigation Plan, adopted October 5, 2004. • City of Diamond Bar website (http://www.ci.diamond-bar.ca.us/index.aspx?page=429). • County of Los Angeles, Gateway Corporate Center Design Guidelines, October 1986, amended July 1988, Page 50 • Federal Emergency Management Agency, Flood Insurance Rate Map Panel 1880F, Map No. 06037C1 880F, effective September 26, 2008. • Govemor's Office of Emergency Services, California Multi -Hazard Mitigation Plan, September 2004. • Jenkins, Bruce, Archaeological Survey of Tentative Tract No. 39679 Diamond Bar, Los Angeles County, CA, 1981. • Linscott, Law & Greenspan, Kaiser Permanente Medical Office Building Project— Diamond Bar Traffic Study Addendum Memorandum, February 21, 2007. • Linscott, Law & Greenspan, Revised Traffic Analysis and Fair -Share Calculations/Improvement Costs for Kaiser Permanente Medical Office Building Project — Phase I, Diamond Bar, March 8, 2007. • Linscott, Law & Greenspan, Traffic Impact Study Update — Kaiser Permanente Medical Office Building Project, Diamond Bar, California, August 18, 2006. • Los Angeles County Metropolitan Transportation Authority, Congestion Management Program for Los Angeles County, adopted July 22, 2004. • Los Angeles Times, Office Park to Rise in Diamond Bar: Work Starts this Week on Gateway Corporate Center, July 26, 1987; Los Angeles Times, Ground Broken for Diamond Bar Corporate Center, July 6, 1986. • Pacific Soils Engineering, Inc., Final Soils Engineering Report, Lots 1-5, 11-13, 16-18, and 20-23, Inclusive, Tract 39679, 1987. • Pacific Soils Engineering, Inc., Geotechnical Review of Revised Grading Plan and Supplemental Subsurface Investigation, Tract 39679, Diamond Bar, California, 1987. Southern California Association of Governments (The Natelson Company), Employment Density Study — Summary Report, October 31, 2001. • South Coast Air Quality Management District, A Climatological/Air Quality Profile, California South Coast Air Basin, Prepared by Ralph W. Keith, 1980. • South Coast Air Quality Management District, 2008-2012, Air Pollution Data Monitoring Cards, 2009, 2010, 2011, 2012, 2013. • South Coast Air Quality Management District, California Emission Estimator Model, Version 2013.2.2, October 2013. • South Coast Air Quality Management District, Draft Final 2012 Air Quality Management Plan, December 7, 2012. • South Coast Air Quality Management District, Final Localized Significance Threshold Methodology, June 2003. • South Coast Air Quality Management District, Localized Significance Thresholds, revised October 21, 2009. • South Coast Air Quality Management District, Main Presentation, Greenhouse Gases (GHG) CEQA Significance Thresholds Working Group Meeting #15, September 28, 2010. • South Coast Air Quality Management District, Rules and Regulations, January 1993. • South Coast Air Quality Management District, Sample Construction Scenarios for Projects Less than Five Acres in Size, February 2005. • South Coast Air Quality Management District, SCAQMD CEQA Air Quality Handbook, April 1993. • State of California, Employment Development Department, Los Angeles County Profilundated e, (http://www.labormarketinfo.edd.ca.gov/cg i/databrowsing/localareaprofi[egsresults.asp .select darea=Los+ Angeles+County&selectedindex=l &menuchoice=localareapro&state=true&geogarea=0604000037&county name=). • Twining-Govil-Ryan, Geotechnical Investigation Report for Proposed Medical Office Building, Lot 18, Tract 39679, 1336 S. Bridge Gate Drive, Diamond Bar, California, Kaiser Project No. L0012, February 14, 2003. • United States Geological Survey, Yorba Linda Quadrangle, 7.5 -Minute Series, 2012. With the exception of those available on the Internet, all documents cited above can be reviewed at the City of Diamond Bar, Community Development Department, 21810 Copley Drive, Second Floor Diamond Bar, California 91765. The Department's office hours are Monday through Thursday between 7:30 AM and 5:30 PM and Friday between 7:30 AM and 4:30 PM. Page 51 This page intentionally left blank. Page 52 Attachment A Gateway Corporate , Architectural is Ap This page left intentionally blank. Mlle Real Estate Management & Investment Via Regular Mail August 26, 2013 Skylar Denniston Kaiser Permanente 825 Colorado Blvd, Suite 222 Los Angeles, CA 9004I Re: Gateway Corporate Center Association 1336 S. Bridgegate Drive, Diamond Bar, CA Lot # 17 Approval of Addition and Landscape Mr. Denniston, Please be advised that we have received your request for approval of the new 2 -story building addition and adjacent parking lot at 1336 South Bridgegate Drive Diamond Bar, California Lot # 17. Please let this letter serve as formal notification on behalf of Gateway Corporate Center Association Architectural Design Committee that the request to accept the addition and landscape at the above referenced location has been reviewed. and approved. If any revisions are made to the above referenced changes, they will'need to be reviewed and approved by the architectural committee. Should you have any further questions or concerns, please feel free to give our office a call at 951.687.2900. Sincerely, Sandra Deeds Senior Property Manager The Muller Company 2900 Adams e Suite C-16 .- Riverside, California 92504 Ph: 951.687.2900 - Fax: 951.687.2961 www.themullercompany.com a info@themullercompany.com h'& S NAR DINI & STANLEY nrchitects, ine, ■ 925) 547- & 4 (714154 ROAD ORA! (714, E4 92968 (714) 547-2839 (719) 547-7878 FAX JUE. Ea 92869 August 20, 2013 Gateway Corporate Center Assoc. C/o The Muller Company 2900 Adams Street, # B30-1 Riverside, CA. 92504 Attn: Ms. Sandra Deeds Cc: Christine Porter Architectural Review Comments for Gateway Corporate Center Re: Review of constructional document for a new 2 -story building addition and adjacent parking lot at, 1336 South Bridgegate Drive Diamond Bar, CA Lot #17 Nardini & Stanley Architects, Inc. has received sheets: L-1, L-2, LOEX, A01-00, A01-01, A03-01, A03-02, A03-03, All -00, All -01, All -02 Plus existing site key plan and 5 sheets of photographs. Based open a review of the submitted construction documents, the materials and architectural treatment follows that which was used on the existing building to which this new structure will be attached. The mass and geometry meets with the goals set forth by the design guidelines. Of interest, it appears that the newly created secondary entries have flat trellises as opposed to the main entry arched trellis, thus, drawing the eye to the intended public entrance. The building exterior finish material of concrete plaster falls within the category of materials that require special review. This material was also the exterior finish material of the existing building. In as much as approval was given on the previous construction, this material should also be allowable at the newer structure. The new addition has a maximum height of 36 feet. This is within the 45'maximum height restrictions. The building setbacks are all within compliance. The parking lot is arranged in an orderly, simple geometric pattern with. compliance aisle and stall dimensions. The required number of parking spaces has been achieved. The driveway entry of 40' wide exceeds the minimum requirement of 30'. I11'as'0 NARDINI & STANLEY architects, inc. N& � 926 TOMM & COUNTRY ROAD ORAN Gc, CA 91BEe (714)547-2834 (714)5+1-7878 FAX (714) 547-8229 A probable change if the type of construction should be noted. Current code classifies the building as type V -B as shovni on the elevations; rooftop equipment is located behind screen walls. The additional trees to be planted along the Bridgegate Road will continue the planned orderly nature along this roadway. The planting in the parking lot falls within the parameters as outline in the master plan guidelines. In all, the materials and architectural treatment of the building addition follow the development design guidelines and present a continuing contemporary and complementary design to the Gateway Corporate Center. Dan Stanley, Architect NCARB DS/dc Zit'1piC This page left intentionally blank. Attachment B Air Quality and This page left intentionally blank. Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 South Bridge Gate Drive Lots 17 and 18, Tract No. 39679 Diamond Bar, California Prepared for: City of Diamond Bar Community Development Department 21810 Copley Drive, Second Floor Diamond Bar. California 91765 Kaiser Foundation Health Plan, Inc. 825 Colorado Boulevard, Suite 222 Los Angeles, California 90041 Prepared by: Environmental Impact Sciences 26051 Via Concha Mission Viejo, California 92691-5614 November 2013 This page left intentionally blank. Kaiser Diamond Bar Medical office Building, Phase |\ 1336-1368 S. Bridge Gate Drive, Diamond Bar Table ofContents List ofSections Environmental Impact Sciences Air Quality Analysis November 2013 Page � � 1.8 |NTFX}DU(�T|(}N—r..--.—.—~~.^~—^..--.—.^----^—^`— _^`�~_,~..—.1 � 2.0 ANALYTICAL METHODOLOGY .'...--~^~............ ............. 1 38 EXISTING CONDITIONS .................................................. .—'^_~^^^—'_,__2 .—.-2 31 C|iroute/��oteonu|ogy...--.—~~—^~..'--.~...^.~^~~_,,—� 32 A/nb��nt/�r(�uaUh/ ..~—._,~_'^,_'~,~.^,~,___^_,_'_,, � ���`'—^~^� 3 321 /�fachedEnvnonn�ent..—.—~~—^—.'^^.-L~~.^_----._^—~—'' 32.2 Criteria Air Pollutants ................................................................................ - 3.2.3 Toxic Air Contaminants .............. ....................................... —................. , 3.2.4 Other Effects of Air PoUodnn............................................. ..................... " 325 Groonhuune(�aeEn�k�sonn...—.^^~—.—.^'~.~.—.—'_^'~_, �� � 7 33 /\n1b��ntAjrC)uu|�vS\ond�rdn—.—.--'—'.—^.^^.'.,—.—.—.—'—.—, � ' 7 uUh/NU Management —~'-.—^—~'—'—.. «»'y»" ^"'~~�^---" � 3,1 Air Quality anag ---^—^^~—'.—'.' 7 3/41 Looa|F1anUingReouhon�entn.-.--.--.—'—'—'~.'.—^,'.—^' � ' .8 342 /\�C)uuUh//\�nh�n�ontSt�tuo.—.--^^—~'~'~~.—.'—~~—'—^' �� —` iU 343 3t8�oP|enning�k+qui»}n8en[e....—.—...~''.~.—.—^'~.—^^. � � 11 344 Federa|Ck�an��r/\o�Requ�en�entu—..,.~—.---^—.--^.—.— � � 35 8moob�efUr(�uo]�v ..^.'^_.--^—.~.-.—.~.,.~~'—,—'— - � nmx� ,^—~~' .—�11 13 3U Standan�Cnnd uAo�o n ~—.—^...'~—'—..'.-^.—� Kj ndU U�[n�[�odea � ~ ^~` '—� - '^.—. 37 Senu�k/aReceptors ..—.~—^—.--"—.—^.'—.—.—.' ,,~,^^__.—.—�i3 4.8 THRESH[)LD{}FS|GN|F|(�/\NCECR[TERV\^'~—,—~^.'.--~.—.—~~~—.—_18 17 41 Construction . .—'—_~~..'.—~—'~_~—.—'—'----. � --�'~' 42 operational .''.-.-.~.--^~—^'~'.,_,~_—^—.—.'i8 � p�/uov —'—'~�� 18 4.3 Local EnoinskonStandards .....—.~'~—.—,_'---~--._'—_^~_'_ EN\/|R(}Ny�ENT/\L|��P/\CTS/\ND��[T|Go�T|(}N��E/\3UF3ES'~.—._^^..—'~'10 19 50 � vv�htheAou|k�obl���r[>uaUh/P|mn .—^—~—^.—'—, 51 [\�nsoh�noy _���` '^.~_~' ^�' `---o '\/k�|otn /\ddtua\/k>bdk�n0[an/\�C\u m ...--^~� / v.=".^'�n'^`---����- Quality ~��-_- - 19 � "'"'""' '^^~`-- -�� 52 PotenUo|Un cx 19 521 Cunntn�u�on|no8ac�;..—.~.—.—.~'~—,-,,—^,_'_,,_,_^_^ � � Impacts 2U Recommended ~^�oed-onMeasure ,.''.—.—~---.—.'— 20 Residual |noaoL. .—.~—.—^�—^'~'.—'_.__~,,................ 22 52�2 || '~'^.~—^'.—'~'—~~_—,_,,~,_,__� � vpn/p"...° "'r~`�'�-- 22 ��ubi|oSource Eno�axons~'...-..^'^—.—.~~~..~.—^—^'--' � Stutunn�/Source Enoissionn—.—.~—~--^'~'~'~--~'—.—~—.' 53 Pntenbu|-Result inaCumulatively Considerable Increase in __ � Criteria Pollutants ............................... .—..^^^'.'~.~—.—~,~^,............ 54 Potential toExpose Sensitive Receptors tu 23 SubntaoUa|Pollutant Cnnnentrodons.—.'.—'~—^—.---^-.,..~.—.' 235.4.1Sh8�-Tonn Localized |nnpacto.—..—^~.—.'.~—_.~_—~—^'^—. 5.4.2 Lo Localized Impacts ................................................. '—^~''2` Environmental Impact Sciences Air Quality Analysis November 2013 Page Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Table of Contents List of Sections (Continued) Section Page _ 5.5 Potential to Create Objectionable. Odors ............................................................25 5.6 Potential to Generate Greenhouse Gas Emissions, Either Directly or Indirectly, that may have a Significant Impact on the Environment.....................................25 5.6.1 Construction...........................................................................................26 5.6.2 Site Operations.......................................................................................26 5.7. Potential to Conflict with an Applicable Plan, Policy or Regulation Adopted for the Purpose of Reducing the Emissions of Greenhouse Gases....................27 6.0 SUMMARY OF RECOMMENDED MITIGATION MEASURE.........................................27 7.0 REFERENCES..............................................................................................................27 8.0 APPENDICES...............................................................................................................28 List of Appendices Appendix AQ -A CaIEEMod Model Results for Winter Emissions AQ -B CaIEEMod Model Results for Summer Emissions AQ -C CaIEEMod Model Results for Annual Emissions List of Tables Table Paqe AQ -1 Ambient Air Quality Standards for Criteria Pollutants.......................................................8 AQ -2 Air Quality Attainment Status for the South Coast Air Basin............................................9 AQ -3 Ambient Air Quality Monitoring Summary — Pomona/Walnut Valley and Southwest San Bernardino Valley Monitoring Stations..................................................12 AQ -4 South Coast Air Quality Management District Required Best Available ControlMeasures..........................................................................................................14 AQ -5 Comparison of Projected Construction Emissions and Daily Criteria Values .................21 _ AQ -6 Comparison of Projected Daily Operational Emissions and Daily Criteria Values ..........23 AQ -7 Construction -Related Greenhouse Gas Emissions by Year...........................................26 AQ -8 Yearly Operational Greenhouse Gas Emissions............................................................26 November 2013 Page ii Environmental Impact Sciences Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar 1.0 INTRODUCTION Proposed is the construction and operation of a 33,850 square foot expansion to an existing 31,050 square foot medical office building (MOB) located at 1336-1368 S. Bridge Gate Drive in the City of Diamond Bar (City or Lead Agency). The proposed project, identified as Kaiser Diamond Bar Medical Office Building, Phase II (Phase 11) includes a 33;850 -square foot expansion of the existing Kaiser Diamond Bar Medical Office Building, Phase I (Phase 1). Project implementation will necessitate one or more discretionary actions by the City, including development review pursuant to Section 22.48.020 (Applicability) in Chapter 22.40 (Development Review) in Title 22 (Development Code) of the "City of Diamond Bar Municipal Code" (Municipal Code). As a result, the project is subject to compliance with the provisions of the California Environmental Quality Act (CEQA) and the State of California's (State) "Guidelines for the Implementation of the California Environmental Quality Act" (State CEQA Guidelines). This air quality analysis has been prepared in accordance with the requirements of the CEQA and the State CEQA Guidelines for the purpose of determining whether any significant air quality impacts are likely to occur in conjunction with the construction and operation of the proposed Phase 11 project. 2.0 ANALYTICAL METHODOLOGY The impact analysis contained in this report was prepared in accordance with the methodologies provided by the South Coast Air Quality Management District (SCAQMD), as included in the SCAQMD's "CEQA Air Quality Handbook" (April 1993) (CEQA Handbook) and updates thereto available on the SCAQMD's Internet website. The analysis makes use of the California Emissions Estimator Model (CaIEEMod) urban emissions model (Version 2013.2), screening tables included in the SCAQMD's "Final Localized Significance Threshold Methodology" (June 2003), and "Sample Construction Scenarios for Projects Less than Five Acres in Size" (February 2005). Projected air emissions are calculated using the California Emissions Estimator Model (CaIEEMod Version 2013.2.2) distributed by the SCAQMD. The CaIEEMod model uses EMFAC2011 emissions factors for vehicle traffic and the OFFROAD2011 emissions factors for construction equipment. For the purposes of this analysis, construction is estimated to begin in January 2014 and follows the CaIEEMod default construction schedule. Project occupancy would occur in 2015. The subsequent occupation of the site is also based on the CaIEEMod model using traffic - projections included within the model for a "medical center" land use. In accordance with the model, the proposed project is estimated to generate approximately 1,223 average daily vehicle trips (ADT) on a typical weekday, 303 ADT on a Saturday, and 52 ADT on a Sunday. The calculated emissions of the project are compared to thresholds of significance for individual projects using the CEQA Handbook as well as the SCAQMD's Internet updates. The analysis finds that volatile organic compounds (VOC) emissions associated with the application of paints and coatings during construction has the potential to exceed the suggested daily threshold and mitigation is, therefore, provided in order to reduce this impact to a less -than -significant level. All other air quality emissions and localized concentrations would remain below their respective Environmental Impact Sciences November 2013 Air Quality Analysis Page 1 Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar threshold values. The project is found to be consistent with the goals of applicable air quality and climate change plans and no significant construction -related or operational air quality impacts are projected. 3.0 EXISTING CONDITIONS 3.1 Climate/Meteorology The project site lies in the South Coast Air Basin (SCAB or Basin) that includes all of Orange County and the non -desert portions of Los Angeles, Riverside, and San Bernardino Counties. The Basin is located in a coastal plain with connecting broad valleys and low hills, bounded by the Pacific Ocean in the southwest quadrant with high mountains forming the remainder of the perimeter. The general region lies in the semi-permanent high-pressure zone of the eastern, Pacific. As a result, the climate is mild, tempered by cool sea breezes. This usually mild climatological pattern is interrupted infrequently by periods of extremely hot weather, winter storms, or Santa Ana winds. The annual average temperature varies little throughout the Basin, ranging from the low to middle 60s, measured in degrees Fahrenheit (°F). With a more pronounced oceanic influence, coastal areas show less variability in annual minimum and maximum temperatures than inland areas. The climatological station located nearest to the project site is located in Pomona and reports a yearly average of 62°F. The average low is reported at 38°F in January and the average high is 91°F in both July and August. All areas in the Basin have recorded temperatures above 100°F in recent years and temperatures as high as 114°F have been recorded at the Pomona station. January is typically the coldest month in this area of the Basin, with minimum temperatures in the 30s. In contrast to a very steady pattern of temperature, rainfall is seasonally and annually highly variable. Almost all rain falls from November through April. Summer rainfall is normally restricted to widely scattered thundershowers near the coast with slightly heavier shower activity in the east and over the mountains. Annual rainfall averages around 14.4 inches in the project area, as measured in Pomona. Although the Basin has a semi -arid climate, the air near the surface is typically moist because of the presence of a shallow marine layer. Except for infrequent periods when dry, continental air is brought into the Basin by off -shore winds, the ocean effect is dominant. Periods of heavy fog, especially along the coastline, are frequent and low stratus clouds are a characteristic climatic feature. Annual average humidity is 70 percent at the coast and 57 percent in the eastern portions of the Basin. Wind patterns across the region are characterized by westerly and southwesterly on -shore winds during the day and easterly and northeasterly breezes at night. Wind speed is somewhat greater during the dry summer months than during the rainy winter season. Annually, typical winds in the project area average about 5-8 miles per hour (mph) during the day and 2-5 mph during the night. Between the periods of dominant air flow, periods of air stagnation may occur, both in the morning and evening hours. Whether such a period of stagnation occurs is one of the critical determinants of air quality conditions on any given day. During the winter and fall months, surface high-pressure systems over the Basin, combined with other meteorological conditions, November 2013 Environmental Impact Sciences Page 2 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar can result in very strong, downslope Santa Ana winds. These winds normally have a duration of a few days before predominant meteorological conditions are reestablished. In conjunction with the two characteristic wind patterns that affect the rate and orientation of horizontal pollutant transport, there are two similarly distinct types of temperature inversions that control the vertical depth through which pollutants are mixed. These inversions are the marine/subsidence inversion and the radiation inversion. The height of the base of the inversion at any given time is known as the "mixing height" This mixing height can change under conditions when the top of the inversion does not change. The combination of winds and inversions are critical determinants in leading to the highly degraded air quality in summer and the generally good air quality in the winter. 3.2 Ambient Air Quality The following characterization of the baseline atmospheric environment includes an evaluation of the ambient air quality and applicable rules, regulations, and standards for the area. Because the project has the ability to release gaseous emissions of criteria pollutants and dust into the ambient air, it falls under the ambient air quality standards promulgated at the local, State, and federal levels. 3.2.1 Affected Environment Topographical features that affect the transport and diffusion of pollutants in the project area include the mountain ranges to the northeast that prevent the transport of pollutants. Air quality in the SCAB generally ranges from fair to poor and is similar to air quality in most of coastal southern California. The entire region experiences heavy concentrations of air pollutants during prolonged periods of stable atmospheric conditions. The quality of the ambient air is affected by pollutants emitted into the air from stationary and mobile sources. Stationary sources can be divided into two major subcategories: point sources and area sources. Point sources consist of one or more emission sources at a facility with an identified location and are usually associated with manufacturing and industrial processing plants. Area sources are widely distributed and produce many small emissions. Mobile sources refer to emissions from motor vehicles (including tailpipe and evaporative emissions) and are classified as either on -road or off-road.' 3.2.2 Criteria Air Pollutants The air pollutants emitted into the ambient air by stationary and mobile sources are regulated by State and federal law. These regulated air pollutants are known as "criteria air pollutants" and are categorized as primary and secondary pollutants. Primary air pollutants are those that are emitted directly from sources. Carbon monoxide (CO), reactive organic gases (ROG), nitrogen oxides (NOx), sulfur dioxide (SO2), and most fine particulate matter (PMio and PM2.5), including 1/ On -road sources are a combination of emissions from automobiles, trucks, and indirect sources. Indirect sources are sources that, by themselves, may not emit air contaminants; however, they indirectly cause the generation of air pollutants by attracting vehicle trips or consuming energy. Examples of indirect sources include a commercial center that generates vehicle trips and consumes energy resources through the use of natural gas for space and water heating. Indirect sources also include actions proposed by local governments, such as public and private development projects. In addition, indirect sources include those emissions created by the distance vehicles travel. Off-road sources include aircraft, ships, trains, and self-propelled construction equipment. Environmental Impact Sciences November 2 Air Quality Analysis Page 2013 3 3 Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar lead (Pb) and fugitive dust, are primary air pollutants. Of these CO, SO2, PMio, and PM2.e are criteria pollutants. ROG and NOx are criteria pollutant precursors and form secondary criteria pollutants through chemical and photochemical reaction in the atmosphere. Ozone (03) and nitrogen dioxide (NO2) are the principal secondary pollutants .2 Presented below is a description of each of these primary and secondary criteria air pollutants and their known health effects. Carbon monoxide (CO) is a colorless, odorless, toxic gas produced by incomplete combustion of carbon substances (e.g., gasoline or diesel fuel). The primary adverse health effect associated with CO is the interference of normal oxygen transfer to the blood, which may result in tissue oxygen deprivation. Reactive organic gases (ROGs) are compounds comprised primarily of atoms of hydrogen and carbon. Internal combustion, associated with motor vehicle usage, is the major source of hydrocarbons. Other sources of ROG include the evaporative emissions associated with the use of paints and solvents, the application of asphalt paving, and the use of household consumer products such as aerosols. Adverse effects on human health are not caused directly by ROG but rather by reactions of ROG to form secondary pollutants. For the purposes of this analysis, ROG and VOC, such as the emissions released from paint, are synonymous. Nitrogen oxides (NOx) serve as integral participants in the process of photochemical smog production. The two major forms of NOx are nitric oxide (NO) and nitrogen dioxide (NO2). NO is a colorless, odorless gas formed from atmospheric nitrogen and oxygen when combustion takes place under high temperature and/or high pressure. NO2 is a reddish -brown irritating gas formed by the combination of NO and oxygen (0). NOx acts as an acute respiratory irritant and increases susceptibility to respiratory pathogens. Nitrogen dioxide (NO2) is a byproduct of fuel combustion. The principal form of NO2 produced by combustion is nitric oxide (NO). NO reacts to form NO2, creating the mixture of NO and NO2 commonly called NOx. NO2 acts as an acute irritant and, in equal concentrations, is more injurious than NO. At atmospheric concentrations, however, NO2 is only potentially irritating. There is some indication of a relationship between NO2 and chronic pulmonary fibrosis. Some increase in bronchitis in children (2- 3 years old) has been observed at concentrations below 0.3 parts per million (ppm). NO2 absorbs blue light, resulting in a brownish -red cast to the atmosphere and reduced visibility. NO2 also contributes to the formation of PM10 (particulates having an aerodynamic diameter of 10 microns or 0.0004 inch or less in diameter). Sulfur dioxide (SO2) is a colorless, pungent, irritating gas formed by the combustion of sulfurous fossil fuels. Fuel combustion is the primary source of SO2. At sufficiently high concentrations, SO2 may irritate the upper respiratory tract. At lower concentrations, when combined with particulates, SO2 may injure lung tissue. Particulate matter (PM) consists of finely divided solids or liquids, such as soot, dust, aerosols, fumes, and mists. Two forms of fine particulate are now recognized. Course 2/ Other pollutants, such as carbon dioxide (CO2), a natural by-product of animal respiration that is also produced in the combustion process, have been linked to such phenomena as global warming. These emissions are now starting to be regulated and there are preliminary thresholds for their release; however, these pollutants do not jeopardize the attainment status of the SCAB. November 2013 Environmental Impact Sciences Page 4 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar particles (PMto) include that portion of the particulate matter with an aerodynamic diameter of 10 microns (i.e., 10 one -millionths of a meter or 0.0004 inch) or less. Fine particles (PM2s) have an aerodynamic diameter of 2.5 microns (i.e., 2.5 one -millionths of a meter or 0.0001 inch) or less. Particulate discharge into the atmosphere results primarily from industrial, agricultural, construction, and transportation activities. Wind action on the and landscape also contributes substantially to the local particulate loading. Both PMio and PM2.5 may adversely affect the human respiratory system, especially in those people who are naturally sensitive or susceptible to breathing problems. Fugitive dust poses primarily two public health and safety concerns. The first concern is that of respiratory problems attributable to the suspended particulates in the air. The second concern is that of motor vehicle accidents caused by reduced visibility during severe wind conditions. Fugitive dust may also cause significant property damage during strong windstorms by acting as an abrasive material agent. Fugitive dust can also result in a nuisance factor due to the soiling of proximate structures and vehicles. Ozone (03) is one of a number of substances called photochemical oxidants that are formed when reactive organic compounds (ROC) and NOx (both byproducts of the internal combustion engine) react with sunlight. 03 is present in relatively high concentrations in the SCAB and the damaging effects of photochemical smog are generally related to the concentrations of 03. Ozone may pose a health threat to those who already suffer from respiratory diseases as well as healthy people. 03 has been tied to crop damage (typically in the form of stunted growth and pre -mature death) and acts as a corrosive (resulting in property damage such as the embitterment of rubber products). 3.2.3 Toxic Air Contaminants The public's exposure to toxic air contaminants (YACs) is an environmental health issue in California. In 1983, the State Legislature enacted a program to identify the health effects of TACs and to reduce exposure to these contaminants to protect the public health. The California Health and Safety Code (H&SC) defines a TAC as "an air pollutant which may cause or contribute to an increase in mortality or in serious illness, or which may pose a present or potential hazard to human health:' Pursuant to Section 112(b) of the Federal Clean Air Act of 1970 (CAA) (42 U.S.C. 7412[b]), a substance that is listed as a "hazardous air pollutant" (HAP) is a TAC. Under State law, the California Environmental Protection Agency (CaIEPA), acting through the California Air Resources Board (GARB), is authorized to identify a substance as a TAC if it determines the substance is an air pollutant which may cause or contribute to an increase in mortality or serious illness or which may pose a present or potential hazard to human health. In California, TACs are primarily regulated through Assembly Bill 1807 (Tanner Air Toxics Act) and Assembly Bill 2588 (Air Toxics "Hot Spot" Information and Assessment Act of 1987). The Tanner Air Toxics Act sets forth a formal procedure for CARB to designate substances as TACs. Once a TAC is identified, CARB adopts an "airborne toxics control measure" for sources that emit designated TACs. If there is a safe threshold for a substance at which there is no toxic effect; the control measure must reduce exposure to below that threshold. If there is no safe threshold, the measure must incorporate toxics best available control technology (T-BACT) to minimize emissions. November 2 Environmental Impact Sciences Pagee 5 5 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Air toxics from stationary sources are regulated in California under the Air Toxics "Hot Spot" Information and Assessment Act of 1987. Under Assembly Bill 2588, TAC emissions from individual facilities are quantified and prioritized by the local air quality management district (AQMD) or air pollution control district (APCD). High priority facilities are required to perform a health risk assessment and, if specific thresholds are exceeded, required to communicate the results to the public in the form of notices and public meetings. To date, the CARB has designated nearly 200 compounds as TACs and has implemented control measures for a number of compounds that pose high risks and show potential for effective control. The majority of the estimated health risks from TACs can be attributed to a relatively few compounds, the most important being particulate matter from diesel -fueled engines (diesel PM).3 3.2.4 Other Effects of Air Pollution Just as humans are affected by air pollution, so too are plants and animals. Animals must breathe the same air and are subject to the same types of negative health effects. Certain plants and trees may absorb air pollutants that can stunt their development or cause premature death, as well as interfere with their ability to convert CO2 to oxygen. There are also numerous impacts to our economy including lost workdays due to illness, a desire on the part of business to locate in areas with a healthy environment, and increased expenses from medical costs. Pollutants may also lower visibility and cause damage to property. Certain air pollutants are responsible for discoloring painted surfaces, eating away at stones used in buildings, dissolving the mortar that holds bricks together, and cracking tires and other items made from rubber. 3.2.5 Greenhouse Gas Emissions In 2005, in recognition of California's vulnerability to the effects of climate change, then Governor Schwar2enegger established Executive Order S-3-05 which set forth the following target dates by which Statewide emission of GHGs would be progressively reduced: (1) by 2010, reduce GHG emissions to 2000 levels; (2) by 2020, reduce greenhouse gas emissions to 1990 levels; and (3) by 2050, reduce GHG emissions to 80 percent below 1990 levels. In 2006, California passed the California Global Warming Solutions Act of 2006 (Assembly Bill 32 [AB32]; Division 25.5, Sections 38500 et seq., H&SC) requiring CARB to design and implement emission limits, regulations, and other measures, such that feasible and cost-effective Statewide GHG emissions are reduced to 1990 levels by 2020 (representing an approximate 25 percent reduction in emissions). In June 2007, CARB directed staff to pursue 37 early actions for reducing GHG emissions under AB32. The broad spectrum of strategies to be developed (e.g., tow -carbon fuel standard, regulations for refrigerants with high -global warming potentials, guidance and protocols for local governments to facilitate GHG reductions, and green ports) reflects that the serious threat of climate change requires action as soon as possible. In addition to approving the GHG reduction strategies, CARB directed staff to further evaluate early action recommendations made in June 2007. The general sentiment of CARB suggested a desire to try to pursue greater GHG emissions reductions in California in the near-term. CARB staff evaluated all 48 recommendations submitted by several stakeholder and several internally -generated staff ideas and published the "Expanded List of Early Action Measures to 3/ In 2000, the SCAQMD conducted a study on ambient concentrations of TACs and estimated the potential health risks from air toxics The results showed that the overall risk for excess cancer from a lifetime exposure to ambient levels of air toxics was about 1,400 in a million. The largest contributor to this risk was diesel exhaust, accounting for 71 percent of the air toxics risk. - November 2013 Environmental Impact Sciences Page 6 Air Quality Analysis Kaiser Diamond Bar Medical office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Reduce Greenhouse Gas Emissions in California," recommended for board consideration in October 2007. Based on its additional analysis, CARB staff recommended the expansion of the early action list to a total of 44 measures. Nine of the strategies meet definition of "discrete early action measures" established under Assembly Bill 32. Discrete early action measures are measures that were to be in place and enforceable by January 1, 2010. The discrete early action items include: (1) a low -carbon fuel standards for ethanol, biodiesel, hydrogen, electricity, compressed natural gas, liquefied petroleum gas, and biogas; (2) restrictions on high -global warming potential refrigerants; (3) landfill methane capture; (4) Smartway truck efficiency; (5) port electrification; (6) reduction of pertluorocarbons from the semiconductor industry; (7) reduction of propellants in consumer products; (8) tire inflation; and (9) sulfur hexafluoride (SFo) reductions from the non -electricity sector. The 2020 target reductions are currently estimated to be 174 million metric tons of carbon dioxide equivalent (MMTCO2e). In total, the recommended early actions have the potential to reduce GHG emissions by at least 42 MMTCOie emissions by 2020, representing about 25 percent of the estimated reductions needed by 2020. CARB adopted Resolution 07-55 in December 2007, approving 427 MMTCO2e as the Statewide GHG emissions limit for 2020, which is equivalent to the 1990 emissions level. The measures are in the sectors of fuels, transportation, forestry, agriculture, education, energy efficiency, commercial, solid waste, cement, oil and gas, electricity, and fire suppression. 3.3 Ambient Air Quality Standards (AAQS) The Clean Air Act Amendment of 1971 established national Ambient Air Quality Standards (AAQS) with states retaining the option to adopt more stringent standards or to include other pollution species. These standards are the levels of air quality considered to be safe (with an adequate margin of safety) to protect the public health and welfare. They are designed to protect those "sensitive receptors' most susceptible to further respiratory distress such as asthmatics, the elderly, very young children, people already weakened by other disease or illness, and persons engaged in strenuous work or exercise. Healthy adults can tolerate occasional exposure to air pollutant concentrations considerably above these minimum standards before adverse effects are observed. Both the State and federal governments have established health -based AAQS for six air pollutants. As shown in Table AQ -1 (Ambient Air Quality Standards for Criteria Pollutants), these pollutants include ozone, carbon monoxide, nitrogen dioxide, sulfur dioxide, suspended particulate matter (PM,o and PM2.5), and lead. In addition, the State has set standards for sulfates, hydrogen sulfide, vinyl chloride, and visibility reducing particles. These standards are designed to protect the health and welfare of the populace with a reasonable margin of safety. In addition to primary and secondary AAQS, the State has established a set of episode criteria for ozone, carbon monoxide, nitrogen dioxide, sulfur dioxide, and particulate matter. These criteria refer to episode levels representing periods of short-term exposure to air pollutants, which actually threaten public health. 3.4 Air Quality Management Planning 3.4.1 Local Planning Requirements The SCAQMD and the Southern California Association of Governments (SCAG) are the agencies responsible for preparing the "air quality management plan" (AQMP) for the SCAB. November2013 Environmental Impact Sciences page 7 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Since 1979, a number of AQMPs have been prepared. The AQMP was designed to comply with State and federal requirements, reduce the high level of pollutant emissions in the SCAB, and ensure clean air for the region through various control measures. To accomplish its task, the AQMP relies on a multilevel partnership of governmental agencies at the federal, State, regional, and local level. The United States Environmental Protection Agency (USEPA), CARB, local governments, SLAG, and SCAQMD are the cornerstones that implement the AQMP programs. Table AQ -1 AMBIENT AIR QUALITY STANDARDS FOR CRITERIA POLLUTANTS Y YP-0Ilutanf" Averaging California;= 2Federall ryw§ Pnmary z I�lator Pollutant S-6 Jn Time Stand Standard Ozone 1 hour 0.09 ppm ' (03)8 Motor vehicles, paints, coatings, and solvents. hours 0.070 0.075 ppm Carbon Monoxide 1 hour 20 ppm 35 ppm Internal combustion engines, primarily 8 hours 9.0 ppm 9 ppm (CO) gasoline -powered motor vehicles. Nitrogen Annual Average 0.030 ppm 0.053 ppm Motor vehicles, petroleum -refining operations, Dioxide industrial sources, aircraft, ships, and (NO2) 1 hour 0.18 ppm railroads. Annual Average 0.03 ppm Sulfur Dioxide Fuel combustion, chemical plants, sulfur 1 hour 0.25 ppm (SO2) recovery plants, and metal processing. 24 hours 0.04 ppm 0.14 ppm SuspendedAnnual Dust and fume -producing construction, Particulate Arithmetic Mean 20 pg/m3 * industrial, and agdcultural operations, Matter combustion, atmospheric photochemical (PM10)reactions, and natural activities (e.g. wind - 24 hours 50 pg/m3 150 pg/m3 raised dust and ocean sprays). Suspended Annual 12 gg/m3 15 pg/m3 Dust and fume -producing construction, Particulate Arithmetic Mean industrial, and agricultural operations, Matter combustion, atmospheric photochemical (PM2.5) 24 hours 35 pg/m3 reactions, and natural activities (e.g. wind - raised dust and ocean sprays). Lead Monthly 1.5 pg/m3 Present source: lead smelters, battery (Ph) manufacturing & recycling facilities. Past Quarterly 1.5 pg/m3 source: combustion of leaded gasoline. Sulfates (SO4) 24 hours 25 pg/m3 Industrial processes. Notes: ppm: parts per million; pg/m3: micrograms per cubic meter * = standard is not applicable for this pollutant/duration by this entity. Source: California Air Resources Board On December 7, 2012, the SCAQMD adopted the "2012 Air Quality Management Plan" (2012 AQMP). The purposes of the 2012 AQMP for the Basin are to set forth a comprehensive and integrated program that will lead the Basin into compliance with the federal 24-hour PM2.e air quality standard, to satisfy the planning requirements of the CAA and to provide an update to the Basin's commitments towards meeting the federal 8 -hour ozone standards. It also serves to satisfy the recent USEPA proposed requirement for a new attainment demonstration of the November2013 - Environmental Impact Sciences Page 8 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar revoked 1 -hour ozone standard, as well as a vehicle miles traveled (VMT) emissions offset demonstration. Specifically, the 2012 AQMP serves as the official "State Implementation Plan" (SIP) submittal for the federal 2006 24-hour PM2.5 standard (for which USEPA established a due date of December 14, 2012). In addition, the 2012 AQMP updates specific new control measures and commitments for emissions reductions to implement the attainment strategy for the 8 -hour ozone SIP and helps to reduce reliance on the CAA's Section 182(e)(5) long-term measures. Once approved by the SCAQMD and CARB, the 2012 AQMP will be submitted to USEPA as the 24-hour PM2.5 SIP addressing the 2006 PM2.5 NAAQS and as a limited update to the approved 8 -hour ozone SIP. The 1 -hour ozone attainment demonstration and VMT emissions offset demonstration will also be submitted through CARB to the USEPA. The 2012 AQMP also includes an update on the air quality status of the Salton Sea Air Basin (SSAB) in the Coachella Valley, a discussion of the emerging issues of ultrafine particle and near -roadway exposures, a report on the health effects of PM2.s, and an analysis of the energy supply and demand issues that face the Basin and their relationship to air quality. Pursuant to statute, the public hearing will also discuss the report on health effects of PM2.5 (Section 40471, H&SC). The 2012 AQMP incorporates the most recent planning assumptions and the best available information including: (1) revised stationary point and area source emissions inventories; (2) on - road and off-road mobile source emissions inventories based on CARB's latest EMFAC2011 and Off -Road Models; (3) the use of new meteorological episodes for ozone and expanded air quality modeling analysis; and (4) the latest demographic growth forecasts based on the approved "2012-2035 Regional Transportation Plan/Sustainable Communities Strategy: Toward a Sustainable Future' (2012-2035 RTP/SCS), as adopted by SCAG on April 4, 2012. 3.4.2 Air Quality Attainment Status Areas that meet the AAQSs are classified as "attainment' areas and areas that do not meet those standards are classified as "non -attainment" areas. The severity of the classifications for 03 non -attainment include and range in magnitude from "marginal," "moderate," "serious," "severe," to "extreme." The SCAB's attainment status is included in Table AQ -2 (Attainment Status for the South Coast Air Basin). Table AQ -2 ATTAINMENT STATUS FOR THE SOUTH COAST AIR BASIN Pollutant State Status Federal Status Ozone (1 -hour) ExtremeNon-attainmentExtreme Non -attainment (under the prior standard) Ozone (8 -hour) Extreme Non -Attainment Severe -17 (may petition for Extreme) PMto Serious Non -attainment Serious Non -attainment PM2.5 Non -attainment Non -attainment CO Attainment AttainmentlMaintenance NO2 Attainment AttainmenUMaintenance Source: California Air Resources Board The Basin is also designated as attainment of the California Ambient Air Quality Standards (CAAQS) for SO2, lead, and sulfates. Areas that are designated as Severe -17 for the ozone standard must meet attainment of the 8 -hour standard by 2021 (2024 if reclassified to Environmental Impact Sciences November 2013 Air Quality Analysis Page 9 Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar "extreme"). Areas considered as "serious" non -attainment of the PM,o standards must have reached attainment by the end of 2006, or as expeditiously thereafter as possible. To date, the Basin still does not meet this standard. The PM2.5 attainment date is to be met in 2015. 3.4.3 State Planning Requirements The following applicable State planning requirements relate to air quality. Executive Order S-3-05. Under Executive Order S-3-05, as signed by then Governor Arnold Schwarzenegger on June 1, 2005, the following GHG emission reduction targets were established for California: (1) by 2010, reduce GHG emissions to 2000 levels; (2) by 2020, reduce GHG emissions to 1990 levels; and (3) by 2050, reduce GHG emissions to 80 percent below 1990 levels. In response, in March 2006, the CaIEPA published a "Climate Action Team" (CAT) report detailing how State agencies could implement a series of policies to meet the 2010 and 2020 GHG reduction goals. As indicated therein, among the policy actions that are cited are "smart land use and intelligent transportation." The CAT states that smart land use is an umbrella term for strategies that integrate transportation and land -use decisions. Such strategies generally encourage jobs/housing proximity, promote transit -oriented development, and encourage high-density residential/commercial development along transit corridors. These strategies develop more efficient land -use patterns within each jurisdiction or region to match population increases, workforce, and socioeconomic needs for the full spectrum of the population. Intelligent transportation systems (ITS) is the application of advanced technology systems and management strategies to improve operational efficiency of transportation systems and movement of people, goods, and service.4 California Health and Safety Code. Section 41700 of the H&SC requires that "no person shall discharge from any source whatsoever such quantities of air contaminants or other material which causes injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, response, health, or safety of any such person or the public, or which causes, or have a natural tendency to cause, injury or damage to business or property." Section 39606(b) of the H&SC authorizes the CARB to adopt standards for ambient air quality "in consideration of public. health and safety, and welfare, including but not limited to health, illness, irritation to the senses, aesthetic value, interference with visibility, and the effects of air pollution on the economy." The objective of AAQS is to provide a basis for preventing or abating adverse health or welfare effects of air pollution (17 CCR 70101). Section 39607(e) requires that the CARB establish and periodically review area designation criteria. The CARB makes area designations for the following nine criteria pollutants: ozone (03), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), particulate matter less than 10 microns (PM,o), sulfates (SO4), lead (Pb), hydrogen sulfide (1-12S), and visibility -reducing particles. Assembly Bill 2595, known as the California Clean Air Act (CGAA), divided non -attainment areas into categories with progressively more stringent requirements (Sections 40918-40920.5, H&SC). As specified, it is the responsibility of each APCD and AQMD within the State to attain and 4/ California Environmental Protection Agency, Climate Action Team Report to Governor Schwarzenegger and the Legislature, March 2006, p. 58. November 2013 Environmental Impact Sciences Page 10 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar maintain CAAQS.' The CCAA requires that an attainment plan be developed by all non - attainment districts for 03, CO, sulfur oxides (Sox), and nitrogen oxides (NOx) that are either receptors or contributors of transported air pollutants. The CAAQS are listed in Table AQ -1 (Ambient Air Quality Standards for Criteria Pollutants) herein.6 Areas meeting CAAQS are classified as attainment; areas not meeting CAAQS are classified as non -attainment. AB32 established a comprehensive program to reduce GHG by 2020 and identifies several major requirements that CARB is required to implement, including: (1) adoption and implementation of a list of discrete and early action GHG reduction measures; (2) approval of a Statewide1990 emission level that becomes the Statewide 2020 emissions limits; (3) adoption of mandatory GHG reporting rules for significant GHG sources; and (4) adoption of regulations to achieve the maximum technologically feasible and cost- effective reductions. 3.4.4 Federal Clean Air Act Requirements The CAA (42 U.S.C. Section 7401 et seq.) requires any new major stationary sources of air pollution and any major modifications to major stationary sources to obtain an air pollution permit before commencing construction. "New source review" (NSR) requirements (42 U.S.C. 7411) differ depending on the attainment status of the area where the major facility is to be located. 'Prevention of significant deterioration (PSD) requirements (42 U.S.C. 7470-7491) apply in areas that are in attainment of the National Ambient Air Quality Standards (NAAQS). Non -attainment area NSR requirements apply to areas that have not been able to demonstrate compliance with the NAAQS. Section 108 of the CAA directs the United States Environmental Protection Agency (USEPA) to list pollutants that may reasonably be anticipated to endanger public health and welfare and to issue air quality criteria for those pollutants. The USEPA has set NAAQS for the following pollutants:. carbon monoxide (CO), lead (Pb), nitrogen dioxide (NO2), ozone (03), particulate matter (PM), and sulfur dioxide (SO2). The NAAQS for those primary pollutants are listed in Table AQ -1 (Ambient Air Quality Standards for Criteria Pollutants). Section 176(c) prohibits federal agencies from taking actions in NAAQS non -attainment or maintenance areas that do not conform to the SIP for the attainment and maintenance of NAAQS pursuant to Section 110(a).' 3.5 Baseline Air Quality Existing levels of ambient air quality and historical trends and projections in the general project area are best documented by measurements made by the SCAQMD. The project is located within the central portion of Source Receptor Area (SRA) 10 (Pomona/Walnut Valley). This station does not, however, monitor particulate matter and these data are as monitored at the 5/ The CARB considers an area to be non -attainment of a CAAQS for a particular pollutant if the standards for 03, CO (except Lake Tahoe), SO2 (1 hour and 24 hour), NO2, Pwo, and visibility -reducing particles are exceeded. 6/ These standards are designed to protect the health and welfare of the populace with a reasonable margin of safety. In addition to primary and secondary ambient air quality standards, the State has established a set of episode criteria for ozone, carbon monoxide, nitrogen dioxide, sulfur dioxide, and particulate matter. These criteria refer to episode levels representing periods of short-term exposure to air pollutants which threaten public health. 7/ The purpose of conformity is to ensure federal activities do not interfere with the budgets in the SIPS, ensure actions do not cause or contribute to new violations, and ensure attainment and maintenance of the NAAQS. Environmental Impact Sciences November 2013 Air Quality Analysis Page 11 Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Southwest San Bernardino Valley monitoring station (SRA 33) located to the east of the project area. Data from these stations are summarized in Table AQ -3 (Ambient Air Quality Monitoring Summary — Pomona/Walnut Valley and Southwest San Bernardino Valley Monitoring Stations). Table AQ -3 AMBIENT AIR QUALITY MONITORING SUMMARY POMONA/WALNUT VALLEY AND SOUTHWEST SAN BERNARDINO VALLEY MONITORING STATIONS' Number of Days Threshold Were Exceeded and Polluian'b'Stanidaid Maximum Levels During Such Violations .2008 20092010 2011 i 2012 _z Ozone State 1 -hour > 0.09 ppm 32 25 9 15 21 State 8 -hour >0.07 ppm 47 37 20 24 28 Federal 1 -hour > 0.12 ppm 5 1 D 0 0 Federal 8 -hour > 0.075 ppm 35 23 4 16 15 Max. 1 -hour concentration (ppm) 0.141 0.138 0.115 0.119 0.117 Max. 8 -hour concentration (ppm) 0.110 0.099 0.086 0.096 0.092 Carbon Monoxide State 8 -Hour> 9.1 ppm 0 0 0 0. 0 Max. 8 -Hour concentration (ppm) 2.0 1.8 1.8 1.6 1.5 Nitrogen Dioxide State 1 -Hour> 0.18 ppm 0 0 0 0 0 Max. 1 -Hour concentration (ppm) 0.11 0.10 0.097 0.087 D.082 Inhalable Particulates (PMi0)2 State 24 -Hour > 50 pg/m315/62 9/62 3/60 3/60 4/61 Federal 24 -Hour> 150 pg/m3 0/62 0/62 0/60 0/60 0/61 Max. 24 -Hour concentration (Ng/m3) 90 70 87 70 57 Inhalable Particulates (PM2.5)2 Federal 24 -Hour> 35 pg/m3 - 6/113 3/114 1/112 21118 0/120 Max. 24 -Hour concentration(pg/m3) 54.2 46.9 46.1 52.9 35.2 Notes: 1. Ozone, carbon monoxide, and nitrogen dioxide are as measured at the Walnut/Pomona Valley monitoring station. PMru and PM2.5 particulates are monitored at the Southwest San Bernardino Valley monitoring station. 2. Violations per number of samples. ppm: parts per million; pg/m3: micrograms per cubic meter Source: South Coast Air Quality Management District The data show recurring violations of both the State and federal ozone standards. Although the recent years show reductions from historic levels, no clear trend is apparent. The data indicates that the area regularly exceeds the PM10 standards (11.15 percent [34 of 305] of the samples exceeding the standard). PM2.5 has also exceeded the federal standard (2.08 percent [12 of 5771 of the times it was monitored) in the last 5 years. Neither the CO nor NO2 standards have been violated in the last 5 years. Although NO2 measurements indicate that no standards were exceeded, NO2 is a precursor to O3 formation, which does continually exceed the standards. Hydrocarbons and NO2 are emitted by both mobile and stationary sources, with the greater portion emanating from mobile sources. Pollutants emitted from upwind cities react during their transport downwind to produce the November 2013 Environmental Impact Sciences Page 12 Air Quality Analysis Kaiser Diamond Bar Medical office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar oxidant concentrations measured at the monitoring stations. All upwind areas within the SCAB, therefore, contribute to the 03 production. These concentrations increase during the summer,. with concentrations increasing from the late morning through the afternoon. 3.6 Standard Conditions and Uniform Codes All projects constructed in the SCAB are subject to standard conditions and uniform codes. Compliance with these provisions is mandatory and as such, does not constitute mitigation under CEQA. Those conditions specific to air quality include, but may not be limited to: (1) SCAQMD Rule 403 (setting requirements for dust control associated with grading and construction activities); (2) SCAQMD Rules 431.1 and 431.2 (requiring the use of low -sulfur fuel for stationary construction equipment); (3) SCAQMD Rule 1108 (setting limitations on ROG content in asphalt); (4) SCAQMD Rule 1113 (setting limitations on ROG content in architectural coatings); and (5) SCAQMD Rule 1143 (setting limitations on ROG content in consumer paint thinners and multipurpose solvents). In addition, the proposed project shall comply with Title 24 (Part 6, California Code of Regulations) energy-efficient design requirements as well as the provision of window glazing, wall insulation, and efficient ventilation methods in accordance with the requirements of the Uniform Building Code (UBC). During construction, the project would be subject to SCAQMD Rule 403 (Fugitive Dust). SCAQMD Rule 403 does not require a permit for construction activities but sets forth general and specific requirements for all construction sites (as well as other fugitive dust sources) in the Basin. The general requirement prohibits a person from causing or allowing emissions of fugitive dust from construction (or other fugitive dust source) such that the presence of such dust remains visible in the atmosphere beyond the property line of the emissions source. Rule 403 also prohibits a construction site from causing an incremental PM10 concentration impact at the property line of more than 50 µg/m3 as determined through PM10 high-volume sampling. The concentration standard and associated PM10 sampling do not apply if specific measures identified in the rule are implemented and appropriately documented. In accordance with Rule 403, the SCAQMD requires that contractors implement Best Available Control Technology (BACT) for construction activities. Rule 403 identifies two sets of specific measures, one for projects less than 50 acres and another set of conditions for projects that exceed 50 acres. The requirements applicable to the project are included in Table AQ -4 (South Coast Air Quality Management District Required Best Available Control Measures). These measures are regulatory requirements and, as such, do not constitute mitigation under CEQA. 3.7 Sensitive Receptorse Residential areas are considered to be,sensitive to air pollution because residents (including children and the elderly) tend to be at home for extended periods of time, resulting in sustained exposure to any pollutants present. Schools are also considered as sensitive since children are present for extended durations and engage in regular outdoor activities. Recreational land uses are considered moderately sensitive to air pollution. Although exposure periods are generally short, exercise places a high demand on respiratory functions, which can be impaired by air pollution. In addition, noticeable air pollution can detract from the enjoyment of recreation. B/ Some land uses are considered more sensitive to air pollution than others due to the Types of population groups or activities involved. Sensitive population groups include children, the elderly, the acutely ill, and the chronically ill, especially those with cardio -respiratory diseases. Environmental Impact Sciences November 2013 Air Quality Analysis Page 13 Kaiser Diamond Bar Medical Office Building, Phase II 1336-1366 S. Bridge Gate Drive, Diamond Bar Table AQ -4 SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT REQUIRED BEST AVAILABLE CONTROL MEASURES (AnnAcahle to All Construction Activity Sources) Source Category Control Measures Guidance., Mix backfill soil with water prior to moving; and Stabilize backfill material when not Dedicate water truck or high rapacity hose to Backfilling actively handling; and Stabilize backfill backfilling equipment; and Empty loader bucket material during handling; and Stabilize slowly so that no dust plumes are generated; soil at completion of activity and Minimize drop height from loader bucket Maintain stability of soil through - prewatering of site prior to clearing and Maintain live perennial vegetation where Clearing and grubbing; and Stabilize soil during possible; and Apply water in sufficient quantity to Grubbing clearing and grubbing activities; and prevent generation of dust plumes. Stabilize soil immediately after clearing and grubbing activities. Use water spray to clear forms; or Use sweeping and water spray to clear Use of high pressure air to clear forms may Clearing Forms forms; or Use vacuum system to clear - cause exoeedance of Rule requirements. forms. Follow permit conditions for crushing equipment; Stabilize surface soils prior to operation and Pre -water material prior to loading into Crushing of support equipment; and Stabilize crusher; and Monitor crusher emissions opacity; material after crushing. and Apply water to crushed material to prevent dust plumes. Pre -water soils prior to cut and fill For large sites, pre -water with sprinklers or water trucks and allow time for penetration; and Use Cut and Fill activities; and Stabilize soil during and waterstrucks/pullsto water soils to depth of cut - after cut and fill activities. nt cuts. prior to subsequent b - Stabilize wind erodible surfaces to - reduce dust; and Stabilize surface soil Demolition where support equipment and vehicles Apply water in sufficient quantities to prevent the Mechanical/Manual will operate; and Stabilize loose soil and generation of visible dust plumes. demolition debris; and Comply with Rule 1403. Limit vehicular traffic and disturbances on soils Stabilize disturbed soil throughout the where possible; and If interior block walls are Planned, install as early asn possible; and Apply Disturbed Soil construction site; and Stabl�ize disturbed waterta stabilizing agent in sufficient " . soil between structures quantities to prevent the generation of visible dust plumes. - Pre -apply water to depth of proposed Grade each project phase separately, timed to cuts; and Re -apply water as necessary coincide with construction phase; and Upwind Earth -Moving to maintain soils in a damp condition and to ensure that visible emissions do fencingcan prevent material movement on site; Activities not exceed 100 feet in any direction; and Apply water or a stabilizing agent in sufficient quantities to prevent the generation of and Stabilize soils once earth -moving visible dust plumes. activities are complete. November 2013 Environmental Impact Sciences Page 14 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Table AQ -4 (Continued) SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT REQUIRED BEST AVAILABLE CONTROL MEASURES (ADolicable to All Construction Activity Sources) 3oLrce Category j Control Measures Guidance ; Stabilize material while loading to reduce fugitive dust emissions; and r other suitable enclosures on haul Maintain at least six inches of freeboard Check belly -dump truck seals nd remove any trapped rocks to Fand Importing/Exporting on haul vehicles; and Stabilize material transporting to reduce fugitive dustillage; and Comply with track -out of Bulk Materials while emissions; and Stabilize material while /mitigation requirements; and Provideunloading e loading and unloading to reduce to reduce fugitive dust emissions; and Comply with CVC visible dust plumes. Section 23114. Apply water to materials to stabilize; and Maintain materials in a crusted condition; and Maintain effective cover over materials; and Landscaping Stabilize soils, materials, slopes Stabilize sloping surfaces using soil binders until or ground cover can effectively vegetation stabilize the slopes; and Hydroseed prior to rain season. Apply water to unpaved shoulders prior Installation of curbing and/or paving of road can reduce recurring maintenance Road Shoulder to clearing; and Apply chemical dust suppressants and/or washed gravel to shoulders costs; and Use of chemical dust suppressants inhibit vegetation growth and reduce future Maintenance maintain a stabilized surface after completing roadshoulder maintenance. can road shoulder maintenance costs. Dedicate water truck or high capacity hose to Pre -water material prior to screening; screening operation; and Drop material through and Limit fugitive dust emissions to the screen slowly and minimize drop height; and Screening opacity and plume length. standards; Install wind barrier with a porosity of no more and Stabilize material immediately after than 50% upwind of screen to the height of the screening. drop point Stabilize staging areas during use; and Limit size of staging area; and Limit vehicle Staging Areas Stabilize staging area soils at project speeds to 15 miles per hour, and Limit number and size of staging area entrances/exits. completion. Stabilize stockpiled materials, and wit 100 yards of off-site. occupied buildings must not be greater than feet in height; or must have a Add or remove material from the downwind StockpilesBulk eight road bladed to the top to allow water F_ portion of the storage pile; and Maintain storage Material Handling truck access or must have an piles to avoid steep sides or faces. operational water irrigation system that is capable of complete stockpile coverage. for Stabilize all off-road traffic and parking Apply gravel/paving to all haul routes as soon as to all future roadway areas; and Traffic Areas areas; and Stabilize all haul routes; and possible Barriers can be used to ensure vehicles are only Construction Activities Direct construction traffic over established haul routes. used on established parking areas/haul routes. November 2013 Environmental Impact Sciences Page 15 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Table AQ -4 (Continued) SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT REQUIRED BEST AVAILABLE CONTROL MEASURES (Applicable to All Construction Activity Sources) source Category 47 Control Measures Guidance _ - Stabilize material while loading to reduce fugitive dust emissions; and Use tarps or other suitable enclosures on haul Maintain at least six inches of freeboard trucks; and Check belly -dump truck seals Importing/Exporting on haul vehicles; and Stabilize material regularly and remove any trapped rocks to of Bulk Materials while transporting to reduce fugitive dust prevent spillage; and Comply with track -out . emissions; and Stabilize material while prevention/mitigation requirements; and Provide unloading to reduce fugitive dust water while loading and unloading to reduce emissions; and Comply with CVC visible dust plumes. Section 23114. Pre -watering of soils prior to trenching is an Stabilize surface soils where trencher or effective preventive measure. For deep excavator and support equipment will trenching activities, pre -trench to 18 inches soak Trenching operate; and Stabilize soils at the soils via the pre -trench and resuming trenching; completion of trenching activities. and Washing mud and soils from equipment at the conclusion of trenching activities can prevent crusting and drying of soil on equipment. Pre -water material prior to loading; and Empty loader bucket such that no visible dust Truck Loading Ensure that freeboard exceeds six plumes are created; and Ensure that the loader inches (CVC. 23114) bucket is close to the truck to minimize drop height while loading. Apply sufficient water immediately prior Turf Turf to conducting turf vacuuming activities Ove ng to meet opacity and plume length Haul waste material immediately off-site. standards; and Cover haul vehicles prior to exiting the site. - Stabilize soils to meet the applicable Unpaved performance standards; and Limit Restricting vehicular access to established Roads/Parking Lots vehicular travel to established unpaved unpaved travel paths and parking lots can roads (haul routes) and unpaved reduce stabilization requirements. parking lots. In instances where vacant lots are 0.10 acre or larger and have a cumulative area of 500 square feet or more that are - driven over and/or used by motor vehicles and/or off-road vehicles, Vacant Land prevent motor vehicle and/or off-road vehicle trespassing, parking and/or access by installing barriers, curbs, fences, gates, posts, signs, shrubs, - trees or other effective control measures. Source: South Coast Air Quality Management District November 2013 Environmental Impact Sciences Page 16 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase 11 1336-1368 S. Bridge Gate Drive, Diamond Bar Industrial and commercial areas are considered the least sensitive to air pollution since exposure periods are relatively short and intermittent, as the majority of the workers tend to stay indoors most of the time. In addition, the working population is generally the healthiest segment of the public. The project is the expansion of an existing medical center and, therefore, is sensitive in nature. The nearest residential uses are located along Bird's Eye Drive to the southeast and beyond the SR -57 Freeway to the west of the project site. These receptors are at distances of approximately 1,000 and 1,150 feet from the project site, respectively. 4.0 THRESHOLD OF SIGNIFICANCE CRITERIA Presented below are the threshold of significance criteria identified by the SCAQMD relative to this topical issue. In accordance therewith, the proposed project would normally be deemed to produce a significant air quality impact if the project or if project -related activities were to: • Conflict with or obstruct implementation of the applicable air quality plan. • Violate any air quality standard or contribute substantially to an existing or projected air quality violation. • 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 standards. • Expose sensitive receptors to substantial air pollutant concentrations. Create objectionable odors affecting a substantial number of people. • Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment. • Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. As indicated in Section 15064(i)(1) of the State CEQA Guidelines, "cumulatively considerable' is defined to mean "that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects." In order to determine whether or not the proposed project would cause a significant effect on the environment, the impact of the project must be determined by examining the types and levels of emissions generated and its impacts on factors that affect air quality. To accomplish this determination, in order to assist lead agencies in determining whether or not the proposed project is significant, the SCAQMD has established air pollution thresholds against which a proposed project can be evaluated. If the thresholds are exceeded by a proposed project, then that project impacts would normally be considered to be significant. While the final determination of whether or not a project produces significant air quality impacts is within the purview of the lead agency, the SCAQMD recommends that the following air pollution thresholds be used in determining whether the air quality impacts attributable to the construction and operational phases of a proposed project is significant. As recommended by the SCAQMD, if the lead agency finds that the proposed project has the potential to exceed any of these air pollution thresholds, the project would normally be considered significant. November2013 Environmental Impact Sciences Page 17 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar 4.1 Construction Phase The following significance thresholds for air quality have been established by the SCAQMD on a daily basis for construction emissions: • 75 pounds per day for ROG • 100 pounds per day for NOx • 550 pounds per day for CO • 150 pounds per day of SOx 150 pounds per day for PMio • 55 pounds per day for PM2.5 4.2 Operational Phase Specific criteria pollutants have been identified by the SCAQMD as pollutants of special regional concern. As indicated in the SCAQMD Handbook, a project is considered to be mitigated to a level of insignificance if its primary effects are mitigated below the following thresholds: • 55 pounds per day of ROG • 55 pounds per day of NOx • 550 pounds per day of CO • 150 pounds per day of SOx • 150 pounds per day of PMio • 55 pounds per day for PM2.5 In addition to the criteria pollutants, the SCAQMD Working Group has established a tentative threshold of 3,000 metric tons (Mtons) per year for CO2e emissions for residential and commercial projects and a threshold of 10,000 Mtons per year for industrial projects.9 4.3 Local Emission Standards In addition to the mass daily threshold values presented above, projects that have the ability to exceed or add measurably to an existing excess of the ambient concentrations presented in Table AQ -1 (Ambient Air Quality Standards for Criteria Pollutants) may be considered significant. The following localized significance thresholds have been established by the SCAQMD for individual projects: • California State 1 -hour CO standard of 20.0 parts per million (ppm); • California State 8 -hour CO standard of 9.0 ppm; • California State 1 -hour NO2 standard of 0.18 ppm; • SCAQMD 24-hour construction PMio and PM2.5 standards of 10.4 micrograms per cublic meter (Ng/m'); and/or • SCAQMD 24-hour operational PM10 and PM2.5 standards of 2.5 pg/m3. If ambient levels already exceed a State or federal standard, then project emissions are considered significant if they increase ambient concentrations by a measurable amount. In the case of CO, the SCAQMD defines a measurable amount as 1.0 ppm or more for the 1 -hour CO concentration or 0.45 ppm or more for the 8 -hour CO concentrations. The SCAQMD indicates g/ SCAQMD website (http://www.aqmd.gov/mga/handbook/GHG/2010/sept28mtg/ghgmtgl5-web.pdo. November 2013 Environmental Impact Sciences Page 18 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar that they consider a project to be mitigated to a level of insignificance if its secondary effects are mitigated below these threshold values. 5.0 ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES The Phase II project includes the construction and operation of a 33,850 square foot expansion to the existing 31,050 square foot MOB. For the- purposes of this analysis, construction is estimated to begin in January 2014 and follows the CaIEEMod default construction schedule. Daily emissions are based on the higher of the summer or winter emissions, regardless of when those emissions actually occur. The subsequent occupation of the site is based on the CaIEEMod emission model's traffic projections. In accordance with the model, project expansion is estimated to generate approximately 1,223 average daily trips (ADT) on a typical weekday, 303 ADT on a Saturday, and 52 ADT on a Sunday. The analysis follows the format included in Appendix G (Environmental Checklist Form) for Section III (Air Quality) and Section VII (Greenhouse Gas Emissions), as presented in the State CEQA Guidelines. 5.1 Project Consistency with the Applicable Air Quality Plan Less than Significant with Mitigation. CEQA requires that projects be consistent with the applicable AQMP. A consistency determination plays an essential role in local agency project review by linking local planning and individual projects to the AQMP in the following ways: (1) it fulfills the CEQA goal of fully informing local agency decision - makers of the environmental costs of the project under consideration at a stage early enough to ensure that air quality concerns are fully addressed; and (2) it provides the local agency with ongoing information assuring local decision -makers that they are making real contributions to clean air goals contained in the AQMP. Only new or amended general plan elements, specific plans, and regionally significant projects need to undergo a consistency review. This is because the AQMP strategy is based on projections from local general plans. Projects that are consistent with the local general plan are, therefore, considered consistent with the AQMP. As proposed, the Applicant seeks approval for the construction of 33,850 square feet of medical center use. With the inclusion of the noted measures for construction, project - generated emissions are not projected to exceed the daily threshold values suggested by the SCAQMD. Additionally, the project would not result in significant localized air quality impacts. As such, the project is consistent with the goals of 2012 AQMP and, in that respect, does not present a significant air quality impact. 5.2 Project Potential to Violate or Add to a Violation of an Air Quality Standard 5.2.1 Construction Impacts Less than Significant with Mitigation. The potential air quality impacts associated with and attributable to construction and operation are separately addressed below. Air quality impacts may occur during site preparation and construction activities required to implement the proposed use. Major sources of emissions during construction include Environmental Impact Sciences November 2013 Air Quality Analysis Page 19 Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar exhaust emissions, fugitive dust generated as a result of soil and material disturbance during demolition, site preparation, and grading activities, and VOC (ROG) emissions during the painting of the structure. Construction was modeled as beginning in January, 2014 following the CalEEMod construction schedule and equipment default settings. SCAQMD's Rule 403 governs fugitive dust emissions from construction projects. This rule sets forth a list of control measures that must be undertaken for all construction projects to ensure that no dust emissions from the project are visible beyond the property boundaries. Adherence to Rule 403 is mandatory and, as such, does not denote mitigation under CEQA. The following analysis assumes the use of the minimal measures specified in Rule 403 that overlap between the rule and the CalEEMod model. These include: (1) soil stabilizers shall be applied to unpaved roads; (2) groundcover shall be quickly applied in all disturbed areas; and (3) the active construction site shall be watered twice daily. The model assigns a control efficiency of 55 percent for twice daily watering and a similar efficiency was assumed for other controlled dust -producing, heavy equipment activities.10 Table AQ -5 (Comparison of Projected Construction Emissions and Daily Criteria Values) includes the daily emissions projected for site construction. As indicated, VOC (ROG) emissions from the application of paints and coatings could exceed the daily thresholds. Mitigation is, therefore, warranted to reduce this impact to a less -than -significant level. Recommended Mitigation Measure Option 1 - Painting and surface coating shall be limited to an aggregate area of not more than 6,422 square feet per day during any phase of construction; or (2) Option 2 - Paints and surface coatings shall be limited to a VOC content of not more than 118 milligrams per liter of VOC content. Residual Impact As indicated in Table AQ -5 (Comparison of Projected Construction Emissions and Daily Criteria Values), building construction is estimated to release 157.40 pounds of ROG per day from the application of paints and coatings for each of the 5 days associated with this phase of the construction schedule. The model projects that 50,775 square feet of interior area and 16,925 square feet of exterior area (67,700 square feet total) would be coated (twice the floor area) and divides this area by the number of days allocated for this phase. Based on the proposed construction schedule, 5 days are allocated to painting the structure and 13,540 square feet per day of area would thus be painted. The reduction to under the 75 pound -per -day ROG threshold could be attained if the daily area to be painted is limited using the following assumptions: 67,700 square feet/5 days = 13,540 square feet/day 156.89 pounds/day/ 13,540 square feet/day = 0.0116 pounds/square foot 75 pounds/day— (0.45 pounds (equip.] + 0.06 pounds/day ftrave@ = 74.49 pounds/day 74.49 pounds/day/ 0.0116 pounds/square foot = 6,422 square feet/day 10/ Rule 403 specifies several measures that the CaIEEMod model does not consider so the modeled PM10 and PM25 emissions associated with fugitive dust are considered conservative. November 2013 Environmental Impact Sciences Page 20 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Table AQ -5 COMPARISON OF PROJECTED CONSTRUCTION EMISSIONS AND DAILY CRITERIA VALUES' (oounds/dav) Source ROG NOx CO SO2 PM10 Dust PM10 Exhaust PM10- Total- PMzs Dust PMzs Exhaust PMzs- Total Site Preparation Fugitive Dust Off Road Diesel Worker Trips Totals 0.00 1.43 0.15 1.58 0.00 14.47 0.04 14.51 0.00 7.39 0.42 7.B1 0.00 0.01 0.00 0.01 0.11 0.00 0.06 0.17 0.00 0.89 0.00 0.89 0.11 0.89 0.06 1.06 O.Dt 0.00 0.01 0.02 0.00 0.82 0.00 0.82 0.01 0.62 0.02 0.85 Grading Fugitive Dust Off Road Diesel Worker Trips0.29 Totals 0.00 1.49 1.78 0.00 12.48 0.08 12.56 W6O.256 .0.00 0..0.03 0.93 1.19 0.060.00 D.11 0.690.89 0.00 0.89 0.08 0.113 1.00 Building Construction Off Road Diesel Vendor Trips Worker Trips Totals 1.49 0.13 0.32 1.94 14.82 0.70 0.08 15.60 8.33 0.87, 0:93 10.13 0.01 0.00 0.00 0.01 0.00 0.04 0.12 0.16 1.03 0.01 0:00 1.04 1.03 0.05 0.12 1.20 0.00 0.01 0.03 0.04 0.95 0.01 0.00 0.96 0.95 0.02 0.03 1.00 Asphalt Paving Off -Gas Off Road Diesel Worker Tips Asphalt Totals T34 0.00 7.35 1.52 6.87 D.00 0.01 0.00 0.01 0.00 0.00 0.20 0.20 O.OD 0.75 .0.200.05 0.75 0.00 0.75 0.95 D.00 0.00 0.05 0.00 0.69 0.00 0.69 0.00 0.69 0.06 0.75 Architectural Coatings Off -Gas Off Road Diesel Worker Trips Coating Totals Daily Threshold 156.89 0.45 0.06 157.401 75 0.00 2.78 0.01 2.79 100 0.00 1.92 0.17. 2.09 550 0.00 0.00 0.00 0.00 150 0.00 0.00 0.02 0.02 -3 0.00 0.25 0.00 0.25 0.00 0.25 0.02 027 150 0.00 0.00 0.01 0.01 0.00 0.25 O.DD 0.25 0.00 025 0.01 0.26 55 Notes: 1. The CaIEEMod model projects summer and winter emissions and the higher of the two values was included in the table. 2. Bold value represents a potentially significant impact November2013 Environmental Impact Sciences Page 21 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar The restriction to not more than 6,420 square feet per day would, therefore, ensure that the impact is reduced to a less -than -significant level. Alternatively, the CalEEMod model uses a value of 250 milligrams per liter for the VOC content in commercial paints and coatings. Selecting paint based on a lesser VOC concentration would also serve to attain the SCAQMD's threshold standard. 75 pounds/day — (0.45 pounds [equip.] + 0.06 pounds/day [travel]) = 74.49 pounds/day 74.49 pounds/day/ 156.89 pounds/day x 250 milligrams/liter = 118.70 milligramsAitter The restriction to not more than 118 milligrams per liter of VOC content in the coatings would, therefore, ensure that the impact is reduced to less than significant. 5.2.2 Operational impacts Less than Significant Impact. The major source of long-term air quality impacts is that associated with the emissions produced from project -generated vehicle trips. Stationary sources add only minimally to these values. Mobile Source Emissions The CalEEMod Model estimates that the project expansion will generate approximately 1,223 ADT on a typical weekday, 303 ADT on a Saturday, and 52 ADT on a Sunday. The model uses these values in calculation of the annual emission and the highest day (i.e., weekday) for projecting the peak daily emissions. Weekend trip rates are considered in the calculation of annual emissions for modeling greenhouse gases. The CalEEMod model uses a vehicle mix that is projected from the BURDEN module of the EMFAC2011 computer model. The mix is reported to be representative of Los Angeles County within the Basin. Emissions associated with project -related trips are based on the CalEEMod computer model and assume occupancy in 2015. Since emissions per vehicle are reduced each year due to tightening emissions restrictions and the replacement of older vehicles from the road, the use of 2015 emission factors presents a worst-case analysis with regards to operational air quality impacts. Both summer and winter scenarios were modeled and the higher of the two values have been included in Table AQ -6 (Comparison of Projected Daily Operational Emissions and Daily Criteria Values). As indicated therein, all emissions are within their respective threshold values and the impact is less than significant. Stationary Source Emissions With regards to stationary source emissions, in addition to vehicle trips, the occupants would produce emissions from on-site sources, including the combustion of natural gas for space and water heating. Additionally, the structures would be maintained and this requires repainting over time, thus resulting in the release of additional VOC (ROG) emissions. The use of consumer aerosol products (e.g., cleaners) are also associated with the proposed project. Finally, landscaping would require maintenance and the mechanized equipment associated with landscape maintenance produces emissions. The resultant emissions are projected by the CalEEMod model and are included in Table November 2013 Environmental Impact Sciences Page 22 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase Ii 1336-1368 S. Bridge Gate Drive, Diamond Bar AQ -6 (Comparison of Projected Daily Operational Emissions and Daily Criteria Values). All emissions are within their respective criteria and the impact is less than significant. Table AQ -6 COMPARISON OF PROJECTED DAILY OPERATIONAL EMISSIONS AND DAILY CRITERIA VALUES' Source: Environmental impact aaern;es 5.3 Potential to Result in a Cumulatively Considerable increase in Criteria Pollutants Less than Significant with Mitigation. In accordance with SCAQMD methodology, projects that do not exceed or can be mitigated to less than the daily threshold values do not add significantly to a cumulative impact. With application of the recommended mitigation measure for construction paint emissions, criteria pollutants are all within the recommended SCAQMD threshold levels and, from an air quality perspective, the resulting impact is less than significant. 5.4 Potential to Expose Sensitive Receptors to Substantial Pollutant Concentrations 5.4.1 Short -Term Localized Impacts Less than Significant Impact. In addition to the mass daily threshold standards discussed above, project construction has the potential to raise localized ambient pollutant concentrations. This could present a significant impact if these concentrations were to exceed the ambient air quality standards included in Table AQ -1 (Ambient Air Quality Standards for Criteria Pollutants) at receptor locations. The SCAQMD has developed screening tables for the construction of projects up to five acres in size. These tables are included in the SCAQMD's "Final Localized Significance Threshold Methodology" (June 2003) and are periodically updated on the SCAQMD Internet website. The most current update was in 2008 and these data are use in this analysis. The emissions values included in the screening tables are based on the emissions produced at the project site and do not include mobile source emissions (i.e., trucks and worker vehicles) spread over a much larger geographic area. November 2013 Environmental Impact Sciences Page 23 Air Quality Analysis wnuo, Souiroe ROG f NOX Op. SOz PM,o PMzs ,'; s E 51.22 0.10 6.91 1.96 Mobile Sources 14.42 12.66 0.01 0.10 O.OB 0.00 0.01 0.01 Natural Gas Structural Maintenance 0.21 0.00 0.00 0.00 O.OD 0.00 Consumer Products 0.57 0.00 0.00 0.00 0.00 0.00 Landscape Maintenance 0.00 0.00 0.01 0.00 0.00 0.00 Operational Total 15.31 12.76 51.31 0.10 6.92 1.97 55 55 550 150 150 55 Threshold Exceeds Threshold? No No No No No No Notes: These differ for mobile sources and the 1. The CaIEEMod model projects summer and winter emissions. higher of the two values were included in the table. Source: Environmental impact aaern;es 5.3 Potential to Result in a Cumulatively Considerable increase in Criteria Pollutants Less than Significant with Mitigation. In accordance with SCAQMD methodology, projects that do not exceed or can be mitigated to less than the daily threshold values do not add significantly to a cumulative impact. With application of the recommended mitigation measure for construction paint emissions, criteria pollutants are all within the recommended SCAQMD threshold levels and, from an air quality perspective, the resulting impact is less than significant. 5.4 Potential to Expose Sensitive Receptors to Substantial Pollutant Concentrations 5.4.1 Short -Term Localized Impacts Less than Significant Impact. In addition to the mass daily threshold standards discussed above, project construction has the potential to raise localized ambient pollutant concentrations. This could present a significant impact if these concentrations were to exceed the ambient air quality standards included in Table AQ -1 (Ambient Air Quality Standards for Criteria Pollutants) at receptor locations. The SCAQMD has developed screening tables for the construction of projects up to five acres in size. These tables are included in the SCAQMD's "Final Localized Significance Threshold Methodology" (June 2003) and are periodically updated on the SCAQMD Internet website. The most current update was in 2008 and these data are use in this analysis. The emissions values included in the screening tables are based on the emissions produced at the project site and do not include mobile source emissions (i.e., trucks and worker vehicles) spread over a much larger geographic area. November 2013 Environmental Impact Sciences Page 23 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar Screening -level allowable emissions are calculated from the "mass -rate look -up tables' included in the "Final Localized Significance Threshold Methodology" (Appendix C). Rather than using the entirety of the site, the CaIEEMod emissions model bases the area of disturbance on equipment use. In this case, the CaIEEMod model assumes that site preparation covers an area of 0.5 acre and a similar area is assumed for other phases of construction involving the use of heavy equipment (e.g., grading and building construction). Commercial land uses that do not have staff/residents on the site for 24 -hours per day are not subject to the particulate matter localized thresholds because the particulate standards are based on 24 hours of average, continuous exposure on a daily basis. Still, the project represents the addition to an existing MOB and, it is feasible, that patients could stay for extended periods. As such, as a reasonable worst-case scenario, the minimal distance to sensitive land uses (i.e., 25 meters) was selected for use in the screening analysis. The nearest residential units lie to the southeast of the project site at a distance of over 1,000 feet (305 meters). The smallest parcel addressed in the screening tables is one acre. The documentation notes in the case of parcels lying between those sizes included in the screening tables (i.e., one, two, and five acres), the allowable screening level may be determined through linear interpolation. This same methodology was applied to the 0.5 -acre area of disturbance projected during construction on a daily basis and the minimal screening values for a one -acre construction site were halved. Based on this logic, CO and NOx emissions for a 0.5 -acre construction site located in SRA 10 (Pomona/Walnut Valley) with sensitive receptors at 25 meters would not create a significant impact if emission levels did not exceed 306.0 and 51.5 pounds/day, respectively." At peak on-site levels of 8.84 and 14.82 pounds/day for CO and NOx, respectively, these emissions would not create localized impacts. Because *the Basin is a non -attainment area for particulate matter, the thresholds for both PM,o and PM2.5 are much more stringent than those for CO and NOx. In the case of PM,o and PM2s, the screening tables show allowable values of 4 and 3 pounds/day, respectively, for a one -acre site with receptors at 25 meters. Halving these values for a 0.5 -acre parcel, the threshold values are reduced to 2.0 and 1.5 pounds per day, respectively. The grading phase creates the highest level of on-site PM10 emissions and is estimated to generate as much as 1.08 pounds/day (0.15 + 0.93 pounds/day). This value is under the 2.0 pound threshold for a 0.5 -acre site and is, therefore, less than significant. Similarly, at 0.95 pound/day, the grading phase creates the highest level of on-site PM2.5 emissions. This value is less than the 1.5 pound per day for a 0.5 -acre site and is also less than significant. 5.4.2 Long -Term Localized Impacts Less than Significant Impact. Long-term effects of the proposed project could also be significant if they exceed the CAAQS. As noted for construction, these criteria only 1V South Coast Air Quality Management District, Localized Significance Thresholds, Appendix C (Mass Rate LST Lood-Up Table), Table C-1 (2006-2008 Threshold for Construction and Operation with Gradual Conversion of NOx to NO2) and Table C-2 (2006-2008 CO Emission Thresholds for Construction and Operation), Revised October 21, 2009 (http://www.aqmd.gov/cega/handbook/IstlappC.pdf). November 2013 Environmental Impact Sciences Page 24 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar apply to CO, NO2, PM,o, and PM2.5. CO and NO2 would be significant if the project were to raise existing levels above those values included in the CAAQS. Because the Basin is a non -attainment area for particulate matter, the operational thresholds for both PM10 and PM2.e are set at a measurable increase of 2.5 pg/m3. Unlike construction equipment that generates exhaust and dust in a set area, the primary source of emissions from project operations is due to the addition of vehicles on the roadway system. These emissions are then spread over a vast area and do not result in localized concentrations in proximity to the project site. As such, localized modeling for the project operations is not prepared for residential, limited commercial, light industrial, or similar development that does not include a truck terminal. Because CO is the criteria pollutant that is produced in greatest quantities from vehicle combustion and does not readily disperse into the atmosphere, long-term adherence to AAQS is typically demonstrated through an analysis of localized CO concentrations. In the past, areas of vehicle congestion had the potential to create "pockets' of CO called "hot spots." The SCAB, however, has now been designated as an "attainment" area of both the State and federal CO standards and no "hot spots" have been reported in the project area in more than the last five years. CO is no longer a localized pollutant of concern near roadways and, as such, this analysis is no longer necessary. 5.5 Potential to Create Objectionable Odors Less than Significant Impact. Project construction would involve the use of heavy equipment creating exhaust pollutants from on-site earth movement and from equipment bringing concrete and other building materials to the site. With regards to nuisance odors, any air quality impact will be confined to the immediate vicinity of the equipment itself. By the time such emissions reach any sensitive receptor sites away from the project site, they would be diluted to well below any level of air quality concern. An occasional "whiff' of diesel exhaust from passing equipment and trucks accessing the site from public roadways may result. Such brief exhaust odors are an adverse but less - than -significant air quality impact. Additionally, some odor would be produced from the application of asphalt, paints, and coatings. Any exposure to these common odors would be of short-term duration and, while potentially adverse, are less than significant. There are no operational odors associated with the use of the medical center. 5.6 Potential to Generate Greenhouse Gas Emissions, Either Directly or Indirectly, that may have a Significant Impact on the Environment Less than Significant Impact. To provide guidance to local lead agencies on determining significance for GHG emissions in their CEQA documents, the SCAQMD has convened a GHG CEQA Significance Threshold Working Group (GHG Working Group) for the process of establishing a threshold for GHG emissions to determine a project's regional contribution toward global climate change impacts for California. On September 28, 2010, the SCARMD put forth a threshold of 3,000 metric tons (MTons) of CO2e per year for residential, commercial, and mixed-use projects and 10,000 Mtons CO2e for industrial projects under CEQA.. The proposed project's potential to generate significant quantities of GHG emissions during construction and operation are separately addressed below. Environmental Impact Sciences November 2013 Air Quality Analysis Page 25 Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar 5.6.1 Construction Construction activities would consume fuel and result in the generation of greenhouse gases. Construction CO2e emissions are as projected using the CaIEEMod emissions model and are included in Table AQ -7 (Construction -Related Greenhouse Gas Emissions by Year). As noted therein, all emissions are within the threshold value and the impact is less than significant. Table AQ -7 CONSTRUCTION -RELATED GREENHOUSE GAS EMISSION BY YEAR Mtons/ ear ,,ear , r�t5�<+;�rp.. CD'� s r 0.00 a 2014 72.33 0.02 0.00 72.71 Threshold --- -- --- 3,000 Exceeds Threshold? --- 0.00 - No Notes: 1. Because different gases have different conversion factors, totals may not equal. Source: Environmental Impact Sciences 5.6.2 Site Operations In the case of site operations, the majority of GHG emissions, specifically CO2, is due to vehicle travel and energy consumption. As shown in Table AQ -8 (Yearly Operational Greenhouse Gas Emissions), the CaIEEMod emissions model projects that combined, mobile, area source, energy, waste, and water conveyance generates 1,626.40 Mtons of CO2e on an annual basis. This value is less than the suggested threshold of 3,000 Mtons per year and the resulting air quality impact is less than significant. Table AQ -8 YEARLY OPERATIONAL GREENHOUSE GAS EMISSIONS Mtons/ ear AM Mobile Sources 3S'4,F 1,123.50 0.05 0.00 - 1,124.59 Electricity 273.94 0.01 0.00 274.49 Natural Gas 19.74 0.00 0.00 19.86 Area (Landscape Maintenance) 0.00 0.00 0.00 0.00 Water Use 37.16 0.14 0.00 41.15 Waste Disposal 74.21 4.39 0.00 156.31 Operational Total 11528.55 4.59 0.00 1,626.40 Threshold - -- -- 3,000 Exceeds Threshold? No Notes: 1. Because different gases have different conversion factors, totals may not equal. Source: Environmental Impact Sciences November 2013 Environmental Impact Sciences Page 26 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar 5.7 Potential to Conflict with an Applicable Plan, Policy, or Regulation Adopted for the Purpose of Reducing the Emissions of Greenhouse Gases • Less than Significant Impact. A GHG emissions impact can also be potentially significant if the project does not comply with the applicable plans necessary for the reduction of greenhouse gases. Like criteria air quality impacts, projects that generate de minimus levels (i.e., less than 3,000 Mtons per year) and do not result in a significant impact or can be mitigated to a less -than -significant level would be deemed to be in compliance with local policies with respect to GHG. The project remains subject to AB32 and any requirements set forth therein. Like adherence to SCAQMD requirements (e.g., Rule 403 for dust control), adherence to AB32 and any measures outlined therein constitute a requisite obligation and, as such, are not mitigation under CEQA. 6.0 SUMMARY OF RECOMMENDED MITIGATION MEASURE Option 1 - Painting and surface coating shall be limited to an aggregate area of not more than 6,410 square feet per day during any phase of construction; or (2) Option 2 - Paints and surface coatings shall be limited to a VOC content of not more than 117 milligrams per liter of VOC content. With the implementation of the recommenced mitigation measure, the proposed project's construction and operational air quality impacts and greenhouse gas emissions would be reduced to a less -than -significant level. 7.0 REFERENCES • California Air Resources Board, California Surface Wind Climatology, Reprinted February 1994. • South Coast Air Quality Management District, AClimatological/Air Quality Profile, California South Coast Air Basin, Prepared by Ralph W. Keith, 1980. • South Coast Air Quality Management District, 2008-2012, Air Pollution Data Monitoring Cards, 2009, 2010, 2011, 2012, 2013. • South Coast Air Quality Management District, California Emission Estimator Model, Version 2013.2.2, October 2013. • South Coast Air Quality Management District, Draft Final 2012 Air Quality Management Plan, December 7, 2012. • South Coast Air Quality Management District, Final Localized Significance Threshold Methodology, June 2003. • South Coast Air Quality Management District, Localized Significance Thresholds, revised October 21, 2009. • South Coast Air Quality Management District, Main Presentation, Greenhouse Gases (GHG) CEQA Significance Thresholds Working Group Meeting #15, September 28, 2010. South Coast Air Quality Management District, Rules and Regulations, January 1993. • South Coast Air Quality Management District, Sample Construction Scenarios for Projects Less than Five Acres in Size, February 2005. • South Coast Air Quality Management District, SCAQMD CEQA Air Quality Handbook, April 1993. Environmental Impact Sciences November 2013 Page 27 Air Quality Analysis Kaiser Diamond Bar Medical Office Building, Phase II 1336-1368 S. Bridge Gate Drive, Diamond Bar 8.0 APPENDICES The following three appendices are included herein and made a part of this analysis: (1) Appendix AQ -A (CaIEEMod Model Results for Winter Emissions); (2) Appendix AQ -B (CaIEEMod Model Results for Summer Emissions); and (3) Appendix AQ -C (CaIEEMod Model Results for Annual Emissions). 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TIE mGMEY a PE.1 ARI1 WTT.", Ap IMOP t0 CNrAHIc P IXRNIIGIE OF CttwAKI. 1.L 101 9 AVC PEN MiM I. CIST WI RL C-B4Y WY6'lIC MATER PPE � ' EN ,s•.. . fl. " N HE P54MUA. OF I1L SIWGY CRVI NU S. UVM IM'E µB'°NRAM %MpPE PER O W°Y NUNWF FELE SEE PIWdA'4 — CSPARH %mE CaxPIL1aP swu'ONCE uYJ uFAYY nE IwIRoiT.L NO Y}xNLV. mGTpX OF THE MU" Wi ' WWs UM WTW .MENUSHROCBP CAR. MNEmw - ' SURN wlmWwnox uxM TIC tiwwm c9xWlwx IM9 eRx LvuwTEB I RMT Xqf M NXXFLTCN 5 fEEi iRBY BNIgXB FMC SEE PWYBPG BWMWs f00. mMW WTAX. ]i, FIT BPAXW45 mR ..TOM. - ®�A 'R.UENBE PE0. BEiM {� MR. ® CIFA4".. PER MTA, A SIYEi GS.N. W1 R. VAAL &SINIAON IOVL YUIFP PRO.tOEA ENtlNN L . PRfGSi MYCPEIE GTMI FEW BWNUYUNPV NPPoS6 qKY. W M ER . MUPpwT: ® WSTNL immDE. WE PUN. PASWs12E AYU CAME WE Pm PVN. WAIW R. NIWECIMN X11N Id'K PRM10IX. C PRASR. O I.O AW PUUIINa PER 1. PJEXsfN WPXWUW9 CpNREIE UICN w9M. PPFLSI URPA'S .ID W'A' SPIN IOP SCIIFWIIU REFFAENLE CVL . EWNNEm. WE M UPAE SECIRM TAPE PER OT J"4 i10 9: Ax. D1 ME WATER ® CU9 MM NI PFR WPJC I. -J.. 6 fl PF C -9m ME WA1FA P.PE ® 4' P.0 PWONTW RPE SAM. WRWPW. O PRT M CdIMCMN B RR FROM BU ma CARE sR ftINNTG / 9]B PEE CCXAfLIpX TO . ST MOI °RUN iEW SP%C JJS-R. %M M. TOP ONSIUMTRW. dINNMBICP 10 4EAItt W P.L. EYILT LOG1pN. AZE AW WhW O ..aA, . RM WATER LOOP. LCMRWIM TU KIBtt W I I Of Etl911XU PWE PW3410 WXWU LLiMC11LW. F. I.., SSE MO OMAf Of FIMIWO HIE 1. m MW1. mMNECRON.. I r ® BUMNE PFP R.'.' SNEET R.01. A F4 MT VEDA I L UNARY SEMEI2 O P60GIF➢ {WE M9RNIE pSRE PFA UETM B. SNEET GSO2 SSf M SC -M SWRAW COVER PWE PIPE FA E aX4 POETM 1, I v IL SIF£F BBA2. WE MIO 91WE PG I4N1. ®� /IEE�f/p MIN 1119U5! aLIXK YiSIAY. FEP DETAI B. SNEfI I O TPOY NMYNC TILL 9E PWYNMG o1. /� M. ITS LgNW HAN' O59 PAFAVOM PER C L J.... BEOL OTHER& M�fS VI REEIRW.f01WUR.N EIECIPIGL WMN M!M. PDERR ® PdVM FASTYMKA GP I!A TMMC, EXSNG 6' S.1. SRCUIGINFAS. CWIM.w1KK1 PIIPPOSFS SLY. ; y� D CR ,, I. (Q4IPMILW I E YERYI'. M FlEW WLE LBG1pX SRE. A40 US GS WE S. GS WIP1Rf w1WWG5 FOP BfiMS AW INNRW E161W0 %PE PWX TO MWAG C0.YTECR]X. SPE<UIG1WFM. SHOWN iCR DS Y,," MPO56 MHY. , OR EITMtlGL UNE SEE YECWM'.V. dMMNG9 HIS MTIR$ AND sttCYluRMs. 5N]M2 FCR NORgwIKKI %AVMEs WRY.. ( I j LEGEND: / —4— SVMIAl5fl1FR POLVf Bf CWBILBIIdI TB fx15M'O OR PpSµ£ a S RIWIc alum I @Dm TY UNGSGAXC Mvs FEW FDNFWB) / w— wATFA —H VISM PCNF M NYCIpX C AVG —Ps— rWE SERNCE (REIWN VNp Mxc MN5 FOP UEFMs) F 1 1 L L t rLDINYJL U..M, �¢— SICWI W..VH I SIOPY %WM NILT gFBI NWF AVG 1 F — HIS ® TMUSF RCCN (PFEFR 10 WIOSGAAtl Mos iM MiMGj HUM. PERWWc CAL PILYf10W A4d8LY WPB / I � I s -3m - �.tePe 4Va4tIf IN, -.1,'/'I F--1 Ili'—I I °I— VAF. I AC yr� �trJ SG i SGB / /% ISHApX wA1FA "CUR IAIES /NO MPMR)VP[m 8! mNmx \I11�/ T KAISERPERMANEWE„ ASR TO 8! TIE mGMEY a PE.1 ARI1 WTT.", Ap IMOP t0 CNrAHIc P IXRNIIGIE OF CttwAKI. 1.L _ _ . I: .tee � ' EN ,s•.. . fl. " N HE P54MUA. OF I1L SIWGY CRVI NU S. UVM IM'E — CSPARH %mE CaxPIL1aP swu'ONCE uYJ uFAYY nE IwIRoiT.L NO Y}xNLV. mGTpX OF THE MU" Wi ' WWs UM WTW .MENUSHROCBP CAR. MNEmw - ' SURN wlmWwnox uxM TIC tiwwm c9xWlwx IM9 eRx LvuwTEB I RMT _ ]i, FIT L L AC yr� �trJ SG i SGB / /% ISHApX wA1FA "CUR IAIES /NO MPMR)VP[m 8! mNmx \I11�/ xL sePo'OsmASAVMIAmwPRwmi...RE KAISERPERMANEWE„ ASR TO 8! TIE mGMEY a PE.1 ARI1 WTT.", Ap IMOP t0 CNrAHIc P IXRNIIGIE OF CttwAKI. a nMx.upe " N HE P54MUA. OF I1L SIWGY CRVI NU S. UVM IM'E — CSPARH %mE CaxPIL1aP swu'ONCE uYJ uFAYY nE IwIRoiT.L NO Y}xNLV. mGTpX OF THE MU" Wi ' WWs UM WTW .MENUSHROCBP CAR. MNEmw - ' SURN wlmWwnox uxM TIC tiwwm c9xWlwx IM9 eRx LvuwTEB N.P.F.HkS SSMres PwI01fce Box 12RIfi _ L L mallm a 1 m n N PARING n yn/NpM PERKINS +WILL v: =M 0112"!l. FACILITY: RAISER-OIAMONUB9R 1336 SOUTH SRIUGEGATE DRIVE LOTI7.TRACT3MR9 DIAMOND BAR, CALIFORNIA PROJECTS: LOGSIMOI ? Tx UTILITY PLANT rww a nMx.upe C1.51 _ h9AF ml OT J"4 i10 9: Ax. D1 - r„ w —AC M m n N PARING n yn/NpM PERKINS +WILL v: =M 0112"!l. FACILITY: RAISER-OIAMONUB9R 1336 SOUTH SRIUGEGATE DRIVE LOTI7.TRACT3MR9 DIAMOND BAR, CALIFORNIA PROJECTS: LOGSIMOI ? Tx UTILITY PLANT rww a nMx.upe C1.51 _ COUNT' OF LOS ANGELES DEPARTMENT OF PUBLIC WORKS PD#1968 STORM DRAIN REALIGNMENT STA. 1+57.12 TO STA. 5+50.28 GENERAL NOTES 1. NUMBERS IN CIRCLES INDICATE ITEMS UNDER VMICH PAYMENT WILL BE MADE 2. EXISTING UTUPES SHALL BE MAINTAINED IN PLACE BY THE CONTRACTOR, UNLESS OMERWSE NOTED, AND ALL UTURES CROSSING THE TRENCH SHALL BE TEMPORARILY SUPPORTED TO THE SATISFACPW OF TIE OWNER. 3. ME WIRX SHOKN ON THESE DRAWNCS REWIRES THE PRIME CONTRACTOR TO HAVE A VAUO CLASS A OR C42 LICENSE ISSUED BY ME STATE OF CALIFORNIA. 4. ALL BETA BOOK REFERENCES ARE TO LOS ANGELES COUNTY DEPARTMENT OF PUBLIC WORKS FIELD BOOKS. UNLESS OMERWSE NOTED. CONCRETE REMOVAL NOTES B. WERE REINFORCEMENT IS REWIRED TO EXTEND THROUGH THE NEW JOINT. CONCRETE SHALL BE REMOVED IN TILE FOLLOWNG SEQUENCE. I., A SAW OUT SHALL BE MADE ONE AND ONE-HALF INCHES DEEP AT ME REMOVAL UMIM. CARE SHALL BE DEPOSED IN SAWNG AT ME REMOVAL UMIn SO AS NOT TO WT THE REINFORCING STEEL IN THE REMAINING SIA& INE EXISTING REINFORCING STEEL SHALL BE RETAINED AND EXTENDED INTO WE NEW CONSIRUCRON AS INDICATED ON THE PLANS. 2. USING HANDHELD EQUIPMENT, ME CONCRETE SHALL BE CAREFULLY REMOVED FOR TIE NLL DEPTH OF THE WALL OR SLAB AND FOR A MINIMUM DISTANCE FROM THE SAWWT EQUAL TO THE LONGEST EXTENSION OF ME EXISTING BARS TO BE EXTENDED INTO ME NEW CONSTRUCTED: THIS EXTENSION SHALL BE 30 BAR DIAMETERS, UNLESS OTHERWSE SHOWN. 3, EXISTING REINFORCEMENT SHALL BE WT TO THE REWIRED BAR EXTENSION. 4. TIE REMAINING CONCRETE MAY BE REMOVED BY ANY SUITABLE METHOD UPON APPROVAL OF ME ENGINEER, VMO SHALL BE THE SOLE JUDGE OF ME USE OF ANY CONCRETE REMOVAL EQUIPMENT. EXPLOSIVES, WIECKING BALL, OR OVER SIMILAR DEVICES, WHICH ARE LIKELY TO DAMAGE ME CONCRETE TO BE LEFT IN PLACE, SHALL NOT BE USED. PRIVATE ENGINEERS NOTICE TO CONTRACTORS R. exRrm.e ma 1-11. nl - -d,—d uMl vbea w e4ueluras anevn on mue qma ve WlvNed nye .eatl, el We owrede Gx Ta Na beat of wr MadeEge, Dae as no ee [meq` u 1.1 a R. nv Un llemn1.. I. bee Ln r tlu. v,ewuum m p,alal R. elan r re .no.. e7e o+r ana I eee ml�,eme a enewn e. ub e1� en y e0 RPE 9plANRE RPIE 1-800-227-2800 WL UM B FOR UMNU4ftAU` UCAM 1B MM BEFORE VW OIEI IMPORTANT NOTICE .m .../nu aF Whmd0.T IXS REWP6AIP WFA nFam T2X MNBFA BE 691➢ ". ORA W. m FMGWR' .O OMER FLfl Tl)VI pCI1FAf FA CVL NCfMleYAN MIML4 NEAT Ml fv¢ 1 Ytl-2M-26711p X91Wp qK AIp1E lW p4 LOCATION MAP NTS THOMAS GUIDE PG 879-J3 PROJECT ADDRESS 1336 DRIDGEGAM DR. DIPMOND OAR, CA 91765 SITE IT OJECT DRAWINGS SHEEP 1T 2AIN REAUGNMENT . 1+57.12 TO STA 5+93.92) 3ON INDEX TO STANDARD PLANS 0.MFR A X811.'GRUE A�nruTlwF STANDARD SPEGFIGTIONS FOR MENG WO1M5 CONSUCCUM RON STO PLED TIRE 3&1-4 CIXJCRETE COLLAR FOR RCP IF THROUGH 72' Lo ANFD �e C JNIY UMMM PL S 3080-3 PIPE REQUIRE IN TRENCHES REEERENCES DWG NO. PF -5100 LAT C-4 SHUT 18 OF 21 STA. 1+00.00 BENCHMARK LOS ANGELES COUNTY BENCHMARK NO. CG 4231, ROOM TAGIN NE COR GONG SLAB OF GENERAL ELECTRIC RICH VOLTAGE BOX 45 FT N/0 CA GOLDEN SPRINGS DR. k 0.5 MI W/O CA GRAND AVE. ELEYATON: 691.843 1900 ADJ. I @I I __ FXI�GE�(3ATE CHOW LI L 2rmW- 1r -I '� z � il3reasEoi DEFW DSSN :�`•�/��/ �f� 1 FATFIDA'lr. WING I' ix=�)f J/ q 1 � G�114 m t P ycUo'Tm As F. 1 '' - lr •t ?1M 1H RR%10/67,71 EN Ka - ,R 221LN 62,11 rLI_ ? X33, VICINITY MAP SCALE 1' - 100• ARCHITECT CmvAyErtpaax Wtl Csb R.SiM A'gelex CatlpeYeWr] P:o1CMaatl FuP10Ie65mis M 00 _q KAISER PERMANEMEB Ne9ma Faaites Service Posl OfficeBox 12916 o3Iu3Ra, caerval3 sa D3e PERKINS + W I L L FACILITY: WISER-MMIONOBAR IM SOUTH BRI00EGATE DRIVE LOT17.TRACT396M DIAMOND BAR, CALIFORNIA PROJECT Y: LOM1001 LOS ANGELES COUNTY STORM DRAIN a.*a RELOCATION SHEET C1.52 s�• \m/i KAISER PERMANENTE9 Natimal Facgilie9 R9wlws P0910NIm RUF 1916 Oaklawl. Calilwnla0g80q748 70 744 740 70 daxvq Hve Wla 736 736 P E R K I N S + W I L L 728 u. fle+.neMan 716 M�rwnvnoo¢w 712 x n ti �nz%x HM W 6 0 GV ww..._fx nnxaaasrcreuw � ppp a b ® $ FACILITY: 1330 SOKAIMER-0HBRIDGIAMOND GA E 1]5650UTHBPI9679 EOPIVE DIMLUTO D ACT CALL OI0051M BAR, CALIFORNIA PROJECT M: LOUSIm01 N s ti LOS ANGELESNTY STORM RAIN STORM DRAIN ? RELOCATION SHEET2 awwuW mid a a C1.53 2 qp Ip9 n ]52 ]52 HORfLOMAL SCALE: 1"=R0' - - VFADCPL SCALE: 1•=4' I TO fiENAINFgINEO BY IACDPW/IACFCO - I, - Ow = bJ3d CFS I I 1' I � I 1 ]32 _ ]21 r j ' SII � �- TD lEc u5rvu WiLV Y' � LJ 724 FV 9IX01 PNN PD X0.1969 qPu "_ 5T IRuo Puv ]RO JPO p : ]16 aTuivPu Y1'vw"uvnc 96a 712 li / �'�� - SIAVUNIUCPJII Yq-1 � I. ]00 o-zi )OB 0+80 I+00 1+20 1+10 1+60 1+80 2i00 2+20 2F10 2+60 2+80 3y1�00 3+20 3+40 3+60 3480 1+00 4+20 4+b 4+60 4+60 5+00 5+20 5+10 5t60 5+80 6i00 8+20 8+10 1I _ INfId Id d \ Pi s\i¢sm� timmlN ��.N � >�y�\' \ E � i `9011 N \ \\� \ \(\\� ♦ , r/ � q tEOEND/:p� -l1 IS]4J] 1 Illkl t_ I IAIFALL \ _. I �` flNPWiO SE0.tY 9P.W 36 � LPIEVT�tiO H 1 5A. CPMI 516 4zl � � � 6a�I19N }. `•r\ ®F � \ - \ - +\ )� - / i� � Pm Pm FO 6U9➢IN9 f 1 3� � \ \ Qi IMCU M RCP \ Cd1NCRYo EMNro VLFm M' t,. I r I' \ � 2 \. a flEVICNWN[.P Ox •. � 1 (PS SIIXUI DP131 PD NJ. 1960. I UXE-\II E=1 IJTI O] X-IB21DZj Gs]nvl a�eo�' CONSRiUCT10N NOTES: Q� 1 � I�J II W-1 EA696 v` i2 $Yi TQwa 51/\S m.]x'6uR SUI m WE mm81U NUI IPSNGWITS 6NNU HIS N14fl6 / T3 '�IG6 V OYMIY 5IM4KU %AY Ym-] USE 1 F 1 I I 9 1_ { t mNg1ElE [NM PEP /FX\ Sm -1. I l N IS$IRN59 35• pp � � i � 016319 SJS E 6811319.11 E�96115)311 \ \ (\ �g�� PLAN 1=LI 1�—? � PD//7968 STORM DRAIN REALIGNMENT \ STA. 1+57.12 TO STA. 5+50.28 PLAN AND PROFlLE ' CDUNtt OF LOS .W Gf1f5 oFPggINFNT Si' PU6UC WORKS ggCHHECF . "1�\Ql^�L yJ�' Cta Pt'�8 �Cui+eK9 FnT>en c.�wd saJm . ii b[M4NriGWmY YMS 1]i01965i1f] 1aD19166YM3 rt 1RACT N0. 396JU SHEEE 2 pF 3 ep ' w �tll KAISER PERMANEW& Nallanal Facilities 6emces 7" 744 PDamlr sox teats OaXIaM, Ca1RDmia 94LYW WaWMluu Oak' 736 736 73 732 P E R K I N S +WILL 724 724 720 716 w.�crveoxmvrmis.ru ios�uusasu�m i�5� �mnFmN�a� e 5 yp ✓tiauwMmypn/ � R o $ nV FACILITY. NAISER-DWAONDRAR 1]3fi SOUTH BRIDGEANTE DRIVE R 8 LOT 1],TRALT396T9 DIAMOND BAR. CALIFORNIA PROJECT/: 00510001 B LOS ANGELES COUNTY 8 2 8 o STORM DRAIN RELOCATION SHEET 3 6 5 ah omlwlva 3 °`b 4 auA C7.54 F w AOND ' ]10 90eN'k VIiDWSE-e'�iaclCOwart _ ]!0 I • .(1,� ,�F' � �/ _ 1 • • NfiB SOFA DPI'JI 0.5XIUR j`ter! /�.• ��' \ � Ali ORi� CO, YALIL WA% _ "p EII,C aR+LE CUFa IJD fl i'l� �+ ILL I I I / I \ � i `. \ \ \\ ^ ) •_ �.•.� •' — ]I6 - PIIOPOSm 3fi1 � T20 I ,� I I .I), I "� Ot00 0+20 0+10 Oh60 O+BO 1+00S ]12 12 SECTION A—A ���/ / // .�J/// I — __ HORIZOMAI C41E 1"=20• SCALF / r LEGEND. P. FE—N. BiBnxo P.I6' / �u'N:p< PD#1968 STORM DRAIN REALIGNMENT 1 r STA. i+57.12 TO STA. 5+50.28 PIPE SECTION CDUNtt W LOS MIDELES DEPARTMENT ,11 / aF PUBLIC WORKS P� � PRCNHECT r WIOLmW R SN]tp % �� ImMgel4CxYan69]MS � D+01MaaaoO Fu Pl01�a 1 T f eue }RI.CiSHEET 3 CF 3 RUPEE., 1. 9MAlpN J[WIT 9 BE RAC EO. AS SIEMR, 3. NwROL.KWIS WXSIBIW6 Of 1' OEP ELg16 MYL BE RABEO Ai lo• wlEwAls as a MFOL A MOX I51➢11[QII TOW=B. WJCWIB 9WL AIICN NXX JOIGOw Ili. �11 CONCRETE CURB `J xTr swvE sxML xoR ExcFm 2x w AV! BHErnay. (-51ACCESSIBLE 9(T PARKING STALL S RAY 4crt0 T. FBDi. NOTES 1. 601Anox JOWLS 9WL BE RIRT MR, As SPEC01F0 2. QMMACnav JUND' NY. CT 1' BEEP S ELCPFS O L BE RILED AT 15 wEBMAS DC, I wAERE A. IS NWLfM TO ME NRB THE Jwxrs Mml A9cx xTM Jwxrs w THE wxx 4, 09Ex9d5 OF CURB A4 WMAL, YMF V NFB MJtINE ARO UPON MPPoJk BY FL6B1FL4. EXTRUDED P.C.C. SLOTTED CURB J.T. ti @1 81.0SWXE INLET C0100L `�.T NI F I. EPAPoVEMFMI P.iWfCF CNIECNNGL P �T� �21 ASPHALT PAVEMENT SECTION �Jxls fWX1EDAKK ROOM 14 D. ANCHOMNB PWS ,a• iO➢Of 6' 4 RIBVt- � RfW �614'SLONG REINFORCED PRECAST WHEEL S70P TV47 "'E" 14 -MAY. PNIIM9 DLARF DMM, _4 r fIXICREIE PAN4C. SAWITIT CONTROL JOINT 1/C NO 103101.KKVF W/ FORRE PoRMEM 1/4' RW EPiFS � LONYRIE PANX4 yM NQS TOO[HI CONTROI .INT 1. WMRa JOYPS EIWL Po WAs1D1.Clm Pm Bs.P.w.c. 2 NE FLRI N IDOL .YAMS'MII W 44 NOa. 4 PdAI. a SEE PVN FOX LOGIWX Cf NMRC4.AMM5. �1(XINTROL J01M'FOR CONCRETE PAVEMENT `fxT: N(RM. 1. ALL D. SYflFM6 9WL BE SIP-p6KIAV(. x DEFER ro A9CITEtTIBx pUN1NCS {4q [p M. DAMN. lIXN3E, B9 MEJL a SF£ PIN! 10.41WTNV1 OF Gg11110. JOMS �� CONCRETE WALK SECTON �J CTs 067, wl ao pM �1 STANDARD 90' PARKING STALL 3.5' MAX RETWNED HEIGHT ,� S.0' MAX RETAINED HEIGHT \'.J Rao. U Tis �Tl RETAINING WALL DETIALS X18: I. IRu1MN JOMS 9WL W WLN ONLY /5 SPtRlF0. i WmXaL JwwS LON56TJIG W r oFLE SWR¢ sTPu BL RUEo Ar la unFmus ac. %B1 CONCRETE VALLEY GURER AAYIOIJWC JOM BFNFA. I/T HVL wYDI 1/Y 1KKR A9 HLLRIC SIRP- 1. SMERaL MATERIAL SHALL BE i IAYER RMUERT RIERMOPLASM NIM 30% - WARM GLASS BEADS, 3.15 NM (125 MILS) TOTAL THICKNESS N11H BEV Efl EDGES. MAWIAL MAIL BE AAMPD DESIGNATED 9249-79(88), EXCEPT THAT MATERIAL SHALL BE PRE -FORMED. 10IPT5 KAISER PERMANENTE., NX9Wd1 FdCaaIP: sP,MI W e POBa091WBox OaUlwd, CMaornla .1.94 MB04 P E R K I N S - I-WILL nadw�w.. 2 BEFORE APPUCAMM, PREPARE P.C.C. SURFACES MITI A PRIMER SEALER. APPLY AFNLLi B4SE 1338SOUTHBRAF EGAREDRNE LOT IT, TRAGI 39029 AC. PALEYFM lll£ CONCT¢lE COHSE MOMPOE SUBMIT FAL-94E WAMMGS AND MATERIAL SAMPLES TO THE CHT ENGINEER 0LN6) (NLN6) (ONJ25) "DOERIM PM M. S yB' NGW IRVCN IMRID 0' 4' 10' NI F I. EPAPoVEMFMI P.iWfCF CNIECNNGL P �T� �21 ASPHALT PAVEMENT SECTION �Jxls fWX1EDAKK ROOM 14 D. ANCHOMNB PWS ,a• iO➢Of 6' 4 RIBVt- � RfW �614'SLONG REINFORCED PRECAST WHEEL S70P TV47 "'E" 14 -MAY. PNIIM9 DLARF DMM, _4 r fIXICREIE PAN4C. SAWITIT CONTROL JOINT 1/C NO 103101.KKVF W/ FORRE PoRMEM 1/4' RW EPiFS � LONYRIE PANX4 yM NQS TOO[HI CONTROI .INT 1. 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WM r0 DE Pa MO NRR In I.E 'I - Bp D¢NA ) 1 sr,I WAR WNLAEIE C Y4 YYI. fM NN PF4Vh PoRIMN Wm wvwoRPure aDWNc uLw 501 X110 20.tl P31 La1G EXISTING ONS ToISMS, STEEL UAIN W1X N N PBLWON. W SFIMLE (IN PPEIDJREf WSAL V' P OR PU4 3EIL NWI WIIN WACPBE Y 0 € POEN Caxc. nwusr elms READ. DMNRR,AM oM AM ROOM PARDON DF FM ORM LNx FMM (RAO RN DROMETE) EYJSBNG ana KAISER PERMANENTEM NatipnN FaRNe]BeNIWs OaMMN. CN PaNW.CJOK12R16 %omnia 94609 Mw!X•�a P E R K I N S + W I L L ELLaxXvw�A�nsw axis x[x �aixc o2ewv6Es.nc _ P•py.gxrt n•e,e•.e,e•f mwNn MiaAaaaAw�x FACILITY: NAISEH-DIAMOND BAR 1336 SONH BRIDGEGATE DRIVE LOT V. TRALT 295]9 DIAMOND BAR CAUFORMA PR03ECrp:L0051W01 axra. DETAILS C5.02 Ill p'�I��IIIWY TAG' 160 I 1Lll LEGEND: SYMBOL ETo. TREE W BE 1 O NUMFORD M PALE EASNIC PNM TO BE RMGfA J INIDSUFE. "VAN 4 HTML PER , WSRHO TIRE 10 BE RELOV.UN I ESO% 8 REPUNf PFA WOSCAPE AN PEEETO I � ` FYJSRHC ABED TO BE REMOVED. TURIN —.D SHRHB ANDGRJO.WLP/FA - FIIDIECF ON NAGE . AG1E MOMOTECTED TREE SPEEVE ME BEING REMOVED FROMMESRE TREE PROTECTION ZONE a1J NOTES' A WE TYPICAL TPZ SHOULD ENCOMPASS WE CANOPY PWS AN MBMORM RADIAL WOW OF TEN FEET. B. MULCH THE MGM AREA OF THE TPZ IN AN EFFORT TO IMPROVE TIE GROWING EM'1RONMEW FOR THE RODIS. DURING CONSIRUCRON PHASE DAMNN A FOUR M SIX INCH IAMB OF CHIP MULCH OVER WE. SOIL SURFACE TO REDUCE SOIL COMPACTION, IMPROVE AERATION, ENHANCE MOISTURE INTERNET AND REDUCE TEMPERATURE EaTEME5. MULCH GENERALLY CONSISTS OF SHREDDED LEAVES, PINE STRAW, PLAT MOSS, MOD CHIPS OR COMPOSTED GREENWASTE. APPLY WATER AS NECESSARY FOR SUSTNNED HEALTHY TOM UNTIL AN AMOMATC IRRIGATION SYSTEM IS INSTALLED. C. PENCE THE TPZ WON SURABIE FENGNG MATERIAL TO PREVENT WOUNGS M WE TREE ANO SOIL COMPACTION MN WE ROOT ZONE. POST WE FENCE M A SIGN STATED "TREE PROTECTION ZONE - KEEP OUT. D. SHOULD IT BE NECESSNiY TO TRENCH MIN THE TPZ ALL TRENCHES SHALL BE HAND DLG. NO ROOTS WAGER THAN TWO INCHES SHALL BE CUT UNLESS NO OTHER PLTERNAINE IS FEASIBLE. NL SMA ER ROOTS THAT REQUIRE OWNING SHALL BE CUT WITH PRUNING SAWS. CUR SHALL BE MADE HUSH WITH WE 51DE OF INE WENCH, IF AT ANY TIME 45% OF WE AREA WDWN WE TPZ IS BUNG SEPMATEM MGM THE MEE BY A TRENCH, THEN INE UNE SWML BE WHEN RELOCATED OR INSFALLED BY BORING. E BEMW& OF HARDBCAPE MATERIALS FROM MIN THE TPZ SHAW. BE DONE MANUALLY. F. INE MINIMUM DISTANCE BETWEEN AN OPEN TRENCH ANO ANY MEE SMALL BE BETWEEN 6 INCHES TO 1 FOOT FOR EVERY INCH OF THUNK DIAMETER MEASURED AT 41 MET AUDI IXISMG OWE. DEPENDING ON AHE. SPECIES OF AHE WEE BROWN CLEARANCE SHVL BE 10 FEET MOM MUNK OF AHE TREE. G. AT NO TME SHALL ANY EQUIPMENT, MATERIALS, SUPPLIES, OR HLL SOTS BE ALLOWEO IN INE TPZ UNLESS NECESSARY. H. PRUNE ANO FERUUZE AHE TREES AFTER DIE COMPLETION OF ARL E)OFAIOR WORK MY ME BUILDING AND AT THE EMINNING OF INE LANDSCAPE CONSTRUCTION PHIL I. BOXED FREES SHWL BE RELOCATED ON SITE W A LOMTON ACCEPTABLE TO WE OWNER PROWDE WAAWNG AS NOVO ABOVE IN NOTE C- J. J. REMWAL OF LANDSCAPING SHALL INCLUDE ALL ROOTS AND ORGANIC MATERIALS. K. CONTRACTOR TO TAKE MEASURES TO PROTECT STRUCTURES ON ADJACENT PROPERMES. L WE CONTRACTOR SHALL BE RESPONSIBLE FOR A SHE INSPECTION TO FULLY ACKNOWLEDGE THE EXTENT OF THE DEMOLITION WORK PRIOR TO COMMENCING WORK. M. ALL DEBRIS ANO DEMOLISHED MATERIAL SHALL BE DISPOSED OF AT APPRODAM DISPOSAL SITES. THE CONTRACTOR SHALL DRUM NECESSARY PERMITS FOR THE TRANSPORTATION OF MATERIAL TO AND FROM ME SITE. �i111Pp� KAISER PERMANENTEN National Faciff. S.M., P.M. OAmd,Ca mIa N604 P E R K I N S + W I L L w�uAwa.,s,..�nauwr� � Amx,>grc wvextatRc aryml M ImAu>rn M Nm++ FACILITY: HASER-DIAMONDBAR 1336SOMH BRIDGEGATE DROVE LOT 17, TRACT 39619 DMMOHOBAR,CAUFORNIA PROJECTG: L00510001 DEMOLITION PLAN D -N aasW _o i „�j L01-011 :g inn KAISER PERMANENiEa NINEGARDEN' } V 1 - Natond Fadfdes Sen9Paa r E • I ! 'LANDSCAPE PATH' PNMOIfim BOo?Na94 OaMaM. 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MSER-DNMONDRFR 1530 SOMH BRIDOEWTEDRW LMiT,TRACT39S79 DIAMMD BAR, MWORNN PROJECTS: L003ID0% ARCHITECTURAL SITE PLAN r w.bwlxe xo.xx Win' _ b AOI -01 EXISTING NEWCONSTRUCTION n LEVEL 01 CODE COMPLIANCE PLAN ..y Ire•=ry F.3 _ FIRE SAFETY LEGEND vANnnax NAnxss D9smxanoxs Dcuwnxr Lww 112FW®2FWN EmsvRe9Fs .1FPsiFPe ��_, 101 lel IIFEWmI`.mSSm.L ��� mE ett vulenwi� I'plHg � KAISER PERMANENTEP National Faolities S6Nms Pas10M,C Box 12916 OagaNd,Cffifania 94661 PERKINS +WILL aw FACIIITT: KAISER-DNMORDBAR 133a s0um BWDDEMEEDR LOT II.TRACT 39618 DNMONO BAR, CAUFORNW PRO.IECTA: 199519001 LEVEL D1 COOE a Rl COMPLIANCE PLAN NOTE: BUILDINGSARE NOT DEPENDENT OF EACH OTHER FOR EXITING. PLEASE REFERENCE SHEETA2.1 B FOR „ MEDICAL OFFICE BUILDING PHASE I EXIT DIAGRAM. 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C� EB46 R (xIQ i>b-SM EA%(J14) TYf905 81@MIIWPL FNCI!$i dWP MMpNXF.NC`9x604• �� ]W m (949) eM-SNI Ag949) Ssl-eln ASCI WicA1 @!EI¢lE91 NEbIMICII Midi PLUMBING FIRES NTALRMRAR A=>1K032F1. ttGMR.Y W\0=a1t ROHE I.0.501tE0 bJFT.1 NIALi6PAlBli(1M RttALf4FNttll�1155) TOTAL TOTAL Fl%rIPE9 flXTll✓® P®Ill® PpWbKo WLEp61 fdNlEp91 NALEp6) FFWIEj101 fWllf� 1✓$u FA'rv. XWO. Nva. NHt0. XMI. WAIFII 4O3Ei 1 1 ] 6 6 lfi M IRNLL 1 1 1 t IAVAitlO' I ] t x 5 6 6 n nae¢M LvaX�u,�_z mv+.1BANAf®ICALOFRCE IOR1] #! OAIEWAY¢/ICIV.tEC91191 rGJXIAN ROf®=2 li%£P6MIRID x � 1 MIXED OCCUPANCY BUILDING ONLY MLOWIbIE Mu acnox sou wun oawMcr (EzmRwxs 1 e x) aso mn. A -s 0.WX¢/v,xrs-aRlcq-Mru.wY To No4 en sari. (ax oP iPq X ItlR41-NAIM aEO.MNIOC b4]'A SC.R. (9>x tt' 1GA1 WLMNC TC P.0 dC ews NGXM/NEl = �- 3WXM/.:. M au wow a Ao+wxo Pwuc wnn xonm/EAn — SFDFPA90X (GVg4)W 90Ey, QCIKK150SId UXUIXIFD RIXA MFA 1E41r-WxgH6`[WPIILS Ww 5EC11tl1591z 110 . 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U U �/1 U Q _N U &5 C) U) O O O O N N m :0 0 3 m 'v m 3 i0 3 •= 3 m 3 N r N a m a ov a w 3 a o v N -o Q Z N Z Z Z W Z N- N Q N a N¢ N¢ N Z N Q N¢ N m m N¢ = ) / \ ) ) / \ { { { 0 / \) \0 }) }\ \) � q) /{ »f »{ 2{ »{ 71 f , ) \ ) : ?- k} & § G N \ p \ � \IT «: G C14 ° ) \ a_) § - § § R r \ \ - \ : LLI \\ } 0 j 7a. \c »! 2 U) /\ m§ LU a. E CITY OF DIAMOND BAR NOTICE OF PUBLIC MEETING AND AFFIDAVIT OF POSTING STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF DIAMOND BAR I, Stella Marquez, declare as follows: On January 14, 2014, the Diamond Bar Planning Commission will hold a Regular Meeting at 7:00 p.m., at City Hall, Windmill Community Room, 21810 Copley Drive, Diamond Bar, California. Items for consideration are listed on the attached agenda. I am employed by the City of Diamond Bar. On January 10, 2014, a copy of the agenda of the Regular Meeting of the Diamond Bar Planning Commission was posted at the following locations: South Coast Quality Management District Auditorium 21865 East Copley Drive Diamond Bar, CA 91765 Diamond Bar Library 21800 Copley Drive Diamond Bar, CA 91765 Heritage Park 2900 Brea Canyon Road Diamond Bar, CA 91765 I declare under penalty of perjury that the foregoing is true and correct. Executed on January 10, 2014, at Diamond Bar, California. -Stella Marquez Community Development Department CDAzstelIa\af davitposting.doe