STARLITE RESIDENTIAL DEVELOPMENT City of South El Monte (proposed redevelopment of Starlite Drive-In as housing development)

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January 2022 | Initial Study
STARLITE RESIDENTIAL DEVELOPMENT
City of South El Monte
Prepared for:
City of South El Monte
Contact: Colby Cataldi, Community Development Director
City of South El Monte
1415 Santa Anita Avenue,
South El Monte, California 91733
626.579.6540

Prepared by:
PlaceWorks
Contact: JoAnn Hadfield, Principal
3 MacArthur Place, Suite 1100
Santa Ana, California 92707
714.966.9220
[email protected]
www.placeworks.com

STARLITE RESIDENTIAL DEVELOPMENT INITIAL STUDY
CITY OF SOUTH EL MONTE
Table of Contents
Section Page
1. INTRODUCTION ............................................................................................................... 1
1.1 PROJECT LOCATION ...................................................................................................................... 1
1.2 ENVIRONMENTAL SETTING ..................................................................................................... 1
1.3 PROJECT DESCRIPTION ............................................................................................................... 2
1.4 EXISTING ZONING AND GENERAL PLAN ....................................................................... 28
1.5 CITY ACTION REQUESTED ...................................................................................................... 29
2. ENVIRONMENTAL CHECKLIST .................................................................................... 39
2.1 PROJECT INFORMATION ........................................................................................................... 39
2.2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED .......................................... 41
2.3 DETERMINATION (TO BE COMPLETED BY THE LEAD AGENCY) ........................ 41
2.4 EVALUATION OF ENVIRONMENTAL IMPACTS ............................................................... 42
3. ENVIRONMENTAL ANALYSIS ...................................................................................... 45
3.1 AESTHETICS .................................................................................................................................... 45
3.2 AGRICULTURE AND FORESTRY RESOURCES .................................................................. 47
3.3 AIR QUALITY ................................................................................................................................... 49
3.4 BIOLOGICAL RESOURCES ......................................................................................................... 56
3.5 CULTURAL RESOURCES ............................................................................................................. 58
3.6 ENERGY ............................................................................................................................................. 66
3.7 GEOLOGY AND SOILS ................................................................................................................ 68
3.8 GREENHOUSE GAS EMISSIONS ............................................................................................. 72
3.9 HAZARDS AND HAZARDOUS MATERIALS ....................................................................... 75
3.10 HYDROLOGY AND WATER QUALITY .................................................................................. 89
3.11 LAND USE AND PLANNING ................................................................................................... 103
3.12 MINERAL RESOURCES .............................................................................................................. 104
3.13 NOISE ................................................................................................................................................ 105
3.14 POPULATION AND HOUSING ............................................................................................... 113
3.15 TRANSPORTATION ..................................................................................................................... 114
3.16 PUBLIC SERVICES ........................................................................................................................ 117
3.17 RECREATION ................................................................................................................................ 121
3.18 TRIBAL CULTURAL RESOURCES........................................................................................... 122
3.19 UTILITIES AND SERVICE SYSTEMS ..................................................................................... 127
3.20 WILDFIRE ........................................................................................................................................ 133
3.21 MANDATORY FINDINGS OF SIGNIFICANCE ................................................................. 134
4. REFERENCES .............................................................................................................. 137
5. LIST OF PREPARERS ................................................................................................. 143
LEAD AGENCY ............................................................................................................................................ 143
PLACEWORKS .............................................................................................................................................. 143
SUBCONSULTANTS .................................................................................................................................... 143
APPLICANT TECHNICAL CONSULTANTS ....................................................................................... 144

January 2022 Page i
STARLITE RESIDENTIAL DEVELOPMENT INITIAL STUDY
CITY OF SOUTH EL MONTE
Table of Contents
APPENDICES
Appendix A Draft Specific Plan
Appendix B Air Quality/GHG Modeling
Appendix C-a Cultural and Paleontological Report
Appendix C-b Cultural and Paleontological Report Mitigation Measures
Appendix D-a Traffic Impact Analysis
Appendix D-b Vehicle Miles Traveled Evaluation
Appendix E Geotechnical Investigation
Appendix F Phase I ESA
Appendix G Preliminary Hydrology and LID Report
Appendix H Noise Analysis
Appendix I Service Provider Letters
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STARLITE RESIDENTIAL DEVELOPMENT INITIAL STUDY
CITY OF SOUTH EL MONTE
Table of Contents
List of Figures
Figure Page
Figure 1 Regional Location ................................................................................................................................. 3
Figure 2 Local Vicinity ......................................................................................................................................... 5
Figure 3 Aerial Photograph ................................................................................................................................. 7
Figure 4 Conceptual Site Plan ............................................................................................................................. 9
Figure 5 Circulation Plan ................................................................................................................................... 11
Figure 6a Building Elevations ............................................................................................................................. 13
Figure 6b Building Elevations ............................................................................................................................. 15
Figure 6c Building Elevations ............................................................................................................................. 17
Figure 6d Building Elevations ............................................................................................................................. 19
Figure 6e Building Elevations ............................................................................................................................. 21
Figure 6f Building Elevations ............................................................................................................................. 23
Figure 7 Conceptual Open Space Landscape Plan ........................................................................................ 25
Figure 8 Water and Sewer Plan ........................................................................................................................ 31
Figure 9 Storm Drain Plan ................................................................................................................................ 33
Figure 10 Existing and Proposed General Plan Land Use Designation ...................................................... 35
Figure 11 Existing and Proposed Zoning Designation .................................................................................. 37
Figure 12 Existing Starlite Drive-in Sign ........................................................................................................... 61
Figure 13 Restored Starlite Drive-in Sign ......................................................................................................... 63
Figure 14 Approximate Area of Stained and Odorous Soils ......................................................................... 77
Figure 15 San Gabriel Valley Airport Safety Zones ........................................................................................ 87
Figure 16 Developed Condition Hydrology Map ............................................................................................ 95
Figure 17 Existing Hydrology Map .................................................................................................................... 99

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STARLITE RESIDENTIAL DEVELOPMENT INITIAL STUDY
CITY OF SOUTH EL MONTE
Table of Contents
List of Tables
Table Page
Table 1 Starlite Residential Land Use Statistics .............................................................................................. 2
Table 2 Discretionary Approvals Requested................................................................................................. 29
Table 3 Maximum Daily Regional Construction Emissions ...................................................................... 51
Table 4 Maximum Daily Regional Construction Emissions with Mitigation Incorporated ................. 52
Table 5 Maximum Daily Regional Operation Emissions ........................................................................... 53
Table 6 Localized Construction Emissions ................................................................................................... 54
Table 7 Project-Related GHG Emissions ..................................................................................................... 74
Table 8 Nearby Potential Recognized Environmental Conditions ........................................................... 80
Table 9 Construction Best Management Practices ...................................................................................... 91
Table 10 Low Impact Development, Stormwater Quality Design Volume and Flow Rates .................. 93
Table 11 Low Impact Development Dry Well BMP Design Summary ..................................................... 94
Table 12 Exterior Noise Limits: City of South El Monte ........................................................................... 106
Table 13 Project-Related Construction Noise, L dBA .............................................................................. 109
eq
Table 14 Project and Cumulative Traffic Noise Increase ........................................................................... 111
Table 15 Vibration Levels for Typical Construction Equipment .............................................................. 112
Table 16 Vibration Levels for Typical Construction Equipment .............................................................. 112
Table 17 Estimated Project Student Generation .......................................................................................... 120
Table 18 Proposed Project Water Demands ................................................................................................. 128
Table 19 Landfill Capacity ............................................................................................................................... 131
Table 20 Proposed Project Solid Waste Generation ................................................................................... 131

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STARLITE RESIDENTIAL DEVELOPMENT INITIAL STUDY
CITY OF SOUTH EL MONTE
Abbreviations and Acronyms
AAQS ambient air quality standards
AB Assembly Bill
ACM asbestos-containing materials
ADT average daily traffic
amsl above mean sea level
AQMP air quality management plan
AST aboveground storage tank
BAU business as usual
bgs below ground surface
BMP best management practices
CAA Clean Air Act
CAFE corporate average fuel economy
CalARP California Accidental Release Prevention Program
CalEMA California Emergency Management Agency
Cal/EPA California Environmental Protection Agency
CAL FIRE California Department of Forestry and Fire Protection
CALGreen California Green Building Standards Code
Cal/OSHA California Occupational Safety and Health Administration
CalRecycle California Department of Resources, Recycling, and Recovery
Caltrans California Department of Transportation
CARB California Air Resources Board
CBC California Building Code
CCAA California Clean Air Act
CCR California Code of Regulations
CDE California Department of Education
CDFW California Department of Fish and Wildlife
CEQA California Environmental Quality Act
CERCLA Comprehensive Environmental Response, Compensation and Liability Act
cfs cubic feet per second
CGS California Geologic Survey
CMP congestion management program
CNDDB California Natural Diversity Database
CNEL community noise equivalent level
January 2022 Page v
STARLITE RESIDENTIAL DEVELOPMENT INITIAL STUDY
CITY OF SOUTH EL MONTE
Abbreviations and Acronyms
CO carbon monoxide
CO e carbon dioxide equivalent
2
Corps US Army Corps of Engineers
CSO combined sewer overflows
CUPA Certified Unified Program Agency
CWA Clean Water Act
dB decibel
dBA A-weighted decibel
DPM diesel particulate matter
DTSC Department of Toxic Substances Control
EIR environmental impact report
EPA United States Environmental Protection Agency
EPCRA Emergency Planning and Community Right-to-Know Act
FEMA Federal Emergency Management Agency
FHWA Federal Highway Administration
FTA Federal Transit Administration
GHG greenhouse gases
GWP global warming potential
HCM Highway Capacity Manual
HQTA high quality transit area
HVAC heating, ventilating, and air conditioning system
IPCC Intergovernmental Panel on Climate Change
L day-night noise level
dn
L equivalent continuous noise level
eq
LBP lead-based paint
LCFS low-carbon fuel standard
LOS level of service
LST localized significance thresholds
M moment magnitude
W
MCL maximum contaminant level
MEP maximum extent practicable
mgd million gallons per day
MMT million metric tons
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STARLITE RESIDENTIAL DEVELOPMENT INITIAL STUDY
CITY OF SOUTH EL MONTE
Abbreviations and Acronyms
MPO metropolitan planning organization
MT metric ton
MWD Metropolitan Water District of Southern California
NAHC Native American Heritage Commission
NO nitrogen oxides
X
NPDES National Pollution Discharge Elimination System
O ozone
3
OES California Office of Emergency Services
PM particulate matter
POTW publicly owned treatment works
ppm parts per million
PPV peak particle velocity
RCRA Resource Conservation and Recovery Act
REC recognized environmental condition
RMP risk management plan
RMS root mean square
RPS renewable portfolio standard
RWQCB Regional Water Quality Control Board
SB Senate Bill
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SIP state implementation plan
SLM sound level meter
SoCAB South Coast Air Basin
SO sulfur oxides
X
SQMP stormwater quality management plan
SRA source receptor area [or state responsibility area]
SUSMP standard urban stormwater mitigation plan
SWP State Water Project
SWPPP Storm Water Pollution Prevention Plan
SWRCB State Water Resources Control Board
TAC toxic air contaminants
TNM transportation noise model
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STARLITE RESIDENTIAL DEVELOPMENT INITIAL STUDY
CITY OF SOUTH EL MONTE
Abbreviations and Acronyms
tpd tons per day
TRI toxic release inventory
TTCP traditional tribal cultural places
USFWS United States Fish and Wildlife Service
USGS United States Geological Survey
UST underground storage tank
UWMP urban water management plan
V/C volume-to-capacity ratio
VdB velocity decibels
VHFHSZ very high fire hazard severity zone
VMT vehicle miles traveled
VOC volatile organic compound
WQMP water quality management plan
WSA water supply assessment

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