pomona hyatt place hotel project · construction and operation of the proposed pomona hyatt place...

Pomona Hyatt Place Hotel Project Initial Study

Prepared for:The City of Pomona

505 S. Garey AvenuePomona, CA 91766

Prepared by:Applied Planning, Inc.

5817 Pine Avenue, Suite AChino Hills, CA 91709

January 2016

INITIAL STUDY

for the

Pomona Hyatt Place Hotel Project

Prepared for:

The City of Pomona 505 S. Garey Avenue Pomona, CA 91766

Prepared by:

Applied Planning, Inc. 5817 Pine Avenue, Suite A

Chino Hills, CA 91709

January 2016

Table of Contents Section Page 1.0 Introduction .................................................................................................................. 1-1

1.1 Document Purpose and Scope ........................................................................ 1-1 1.2 Disposition of this Document .......................................................................... 1-2 1.3 Document Organization ................................................................................... 1-2 1.4 Potential Environmental Effects ..................................................................... 1-3

2.0 Project Description ...................................................................................................... 2-1

2.1 Overview ............................................................................................................ 2-1 2.2 Project Location ................................................................................................. 2-1 2.3 Background ........................................................................................................ 2-3 2.4 Vicinity Land Uses ............................................................................................ 2-3 2.5 Project Elements ................................................................................................ 2-5 2.6 Project Opening Year ...................................................................................... 2-14 2.7 Project Objectives ............................................................................................ 2-14 2.8 Discretionary Approvals and Permits ......................................................... 2-16

3.0 Environmental Evaluation ......................................................................................... 3-1

3.1 Project Title ........................................................................................................ 3-1 3.2 Lead Agency Name and Address ................................................................... 3-1 3.3 Project Applicant/Contact ................................................................................ 3-1 3.4 Project Location ................................................................................................. 3-1 3.5 General Plan and Zoning Designations ......................................................... 3-2 3.6 Explanation of Checklist Categories .............................................................. 3-4 3.7 Initial Study Checklist and Substantiation .................................................... 3-5

4.0 Determination ............................................................................................................... 4-1

List of Figures Figure Page

2.2-1 Project Location ............................................................................................................. 2-2

2.4-1 Surrounding Land Uses ............................................................................................... 2-4

2.5-1 Site Plan Concept .......................................................................................................... 2-6

1.0 INTRODUCTION

Pomona Hyatt Place Hotel Project Introduction Initial Study Page 1-1

1.0 INTRODUCTION

1.1 DOCUMENT PURPOSE AND SCOPE

This Initial Study (IS) addresses potential environmental impacts associated with

construction and operation of the proposed Pomona Hyatt Place Hotel Project (Project).

In summary, the Project consists of the development of a 6-story, 200-room Hyatt

Place/Hyatt House Hotel with conference facilities and supporting amenities totaling

approximately 159,000 square feet; and a free-standing 3-story office building totaling

approximately 75,000 square feet.

This IS was prepared pursuant to Section 15063 of the California Environmental Quality

Act (CEQA) Guidelines. Although this IS was prepared with consultant support, all

analysis, conclusions, findings and determinations presented in the IS fully represent

the independent judgment and position of the City of Pomona, acting as Lead Agency

under CEQA. In accordance with the provisions of CEQA and the State and local CEQA

Guidelines, as the Lead Agency, the City of Pomona is solely responsible for approval

of the Project. As part of the decision-making process, the City is required to review and

consider the Project’s potential environmental effects.

This Initial Study is an informational document, providing the City of Pomona

decision-makers, other public agencies, and the public with an objective assessment of

the potential environmental impacts that could result from the Project.

8 2016 Applied Planning, Inc.


1.2 DISPOSITION OF THIS DOCUMENT

This Initial Study has been prepared to determine the appropriate scope and focus of

environmental analysis for the Project. Based on the findings and conclusions of this IS,

potential environmental impacts of the Project will be evaluated within an

Environmental Impact Report (EIR). The Initial Study (IS) and accompanying Notice of

Preparation (NOP) for the EIR will be available for review for a total of 30 days, and can

be reviewed at:

City of Pomona

505 S. Garey Avenue

Pomona, CA 91766

Contact Person: Brad Johnson, Planning Manager

The public is encouraged to contact the City of Pomona for information regarding the

Project and related CEQA processes.

1.3 DOCUMENT ORGANIZATION

This IS includes the following sections:

Introduction: This Section (1.0) describes the CEQA context and IS format for the

Project, and provides a summary of the findings of the IS.

Project Description: This Section (2.0) describes the Project and its objectives.

Environmental Evaluation: This Section (3.0) provides background information

regarding the Project and Lead Agency, and presents responses to each question on

the CEQA Initial Study Checklist regarding the possible environmental impacts of

the Project. Answers provided in the checklist are substantiated qualitatively in all

instances, and quantitatively where feasible and appropriate.



Determination: This Section (4.0) summarizes the results of the Initial Study, and

presents the determination regarding the appropriate environmental document for

the Project.

Source information cited within this Initial Study is available through, or by contacting,

the City of Pomona Planning Department.

1.4 POTENTIAL ENVIRONMENTAL EFFECTS

The analysis presented in this IS indicates that the Project may result in or cause

potentially significant effects related to:

$ Air Quality;

$ Greenhouse gas (GHG) emissions impacts;

$ Hydrology/Water Quality;

$ Land Use;

$ Noise;

$ Public Services (Police and Fire); and

$ Transportation/Traffic.

Consistent with the conclusion and findings of this IS, an Environmental Impact Report

(EIR) will be prepared for the Project. At a minimum, the EIR will evaluate the Project’s

potential environmental impacts under the topical areas identified above. Additional

issues or concerns that may be raised pursuant to the EIR NOP process and/or scoping

meeting(s) conducted for the Project will also be evaluated and addressed in the EIR.

2.0 PROJECT DESCRIPTION

Pomona Hyatt Place Hotel Project Project Description Initial Study Page 2-1

2.0 PROJECT DESCRIPTION

2.1 OVERVIEW

The proposed Pomona Hyatt Place Hotel Project (the Project), including all facilities proposed within the Project site, on- and off-site supporting improvements, and associated discretionary actions comprise the Project considered in this Initial Study (IS). Primary uses proposed by the Project include:

• A 6-story, 200-room Hyatt Place/Hyatt House Hotel with conference facilities and supporting amenities totaling approximately 159,000 square feet; and

• A free-standing, 3-story office building totaling approximately 75,000 square feet.

2.2 PROJECT LOCATION

The Project is located within the Pomona Ranch Plaza (Plaza) in the City of Pomona. The

Plaza comprises approximately 71 acres formed by the intersection of State Route 60

(SR-60), State Route 71 (SR-71), and Rio Rancho Road. Please refer to Figure 2.2-1, Project

Location. Uses proposed by the Project would be constructed on approximately 14.88

acres located at the southerly limits of the Plaza site. With the exception of the Project

site, the remainder of the Plaza is substantively developed with commercial/retail and

office uses and associated parking fields.

Source: Google Earth; Applied Planning, Inc.

NOT TO SCALE

Figure 2.2-1

Project Location

San Bernardino County

Riverside County

LOS ANGELES

SANTA ANA

Pomona

Long Beach

Ontario

Orange County

Los Angeles County

Downey

Anaheim

Pasadena

El Monte

PROJECTSITE

Rio

Ran

cho R

oad



2.3 BACKGROUND

Development of the Pomona Ranch Plaza was envisioned as part of the Phillips Ranch

Specific Plan; initially analyzed under 1994 City of Pomona Regional Retail Center

Environmental Impact Report, SCH #1993021028 (ESA) February 22, 1994 (1994 EIR). The

development analyzed in the 1994 EIR encompassed approximately 595,000 square feet

of commercial/retail uses on an approximately 67.75-acre site. Numerous amendments

to the original, approved Pomona Ranch Plaza concept have been implemented since the

Project’s initial development in the mid-1990s; most recently, the construction of a new

multi-story office building totaling approximately 100,000 square feet along with certain

additional commercial/retail uses.

2.4 VICINITY LAND USES

The Project site is located in the southerly portion of the Pomona Ranch Plaza. As

illustrated at Figure 2.4-1, the Pomona Ranch Plaza site is substantively developed with

commercial/retail and office uses and associated parking fields. Land uses proximate to

the Plaza and the Project site are described below.

• Northerly of the Plaza, across Rio Rancho Road, are single-family residential uses.

Within the Plaza, immediately north of the Project site across Rancho Camino

Drive, are various parking fields and a new restaurant use.

• Easterly of the Plaza, across SR-71, are commercial and single-family residential

uses. Within the Plaza, and easterly adjacent to the Project site, is a multi-story

office building and supporting parking areas.

• Southerly of the Plaza and the Project site, across SR-60, are vacant hillside

properties; with single-family residential uses located further to the south within

the City of Chino Hills.

Figure 2.4-1

Existing Land Uses

Source: Google Earth, Applied Planning, Inc.

Pomona RanchPlaza Boundary

Commercial

Single FamilyResidential


Multi-FamilyResidential

Vacant

Rio

Ran

cho

Roa

d

PROJECTSITE

Rancho Camino D

r.

Walmart

Office

Office

Winco

Various Retail/Commercial



• Southwesterly adjacent to the Plaza are multi-family residential uses. Within the Plaza, southwesterly of the Project site are multi-story office buildings and supporting parking areas.

2.5 PROJECT ELEMENTS 2.5.1 Site Preparation The Project site is a vacant, disturbed property comprising approximately 14.88 acres.

Site preparation activities would involve excavation, fill, and grading. Preliminary

grading/development concepts indicate that approximately 41,800 cubic yards of fill

material would be imported to the Project site.1 Imported fill would be obtained from a

vacant, approximately 1.61 acre lot located adjacent to and opposite the Project site,

across Rancho Camino Drive.

2.5.2 Development Concept 2.5.2.1 Site Plan Concept The Project Site Plan Concept is presented at Figure 2.5-1, indicating the location and orientation of hotel and office uses proposed by the Project. The hotel use would be constructed in the southerly portion of the Project site and a two-level parking structure would be constructed easterly adjacent to the hotel. The proposed office building would be constructed westerly of the proposed hotel. Areas northerly of the hotel and office building would be developed with supporting parking areas. Access to the Project facilities would be provided by a STOP-controlled circular driveway connecting to Rancho Camino Drive along the Project site’s northerly boundary.

1 The former, circa 1940–1950 Phillips Ranch Landfill Site (also referred to as the Pomona Ranch Disposal Site, or PRDS) is located within the Pomona Ranch Plaza, and underlies proposed Project surface parking areas located northerly of the proposed Hotel uses. Plans and permitting for remediation and capping of the Landfill have been previously approved by CalRecycle (the administrative permitting agency); and remediation and capping of the landfill will be accomplished by others prior to implementation of the Project.

Figure 2.5-1

Site Plan Concept

Source: TSArchitects, Inc. (August 2015)

Commercial



Multi-FamilyResidential

Vacant

Rio

Ran

cho

Roa

d

Rancho Camino D

r.

Walmart

Office

Office

Winco

Various Retail/Commercial



2.5.2.2 Architectural Design Concepts

The Project hotel and office building designs express contemporary urban elements and

architectural features. Overall building designs would be consistent on all sides

regardless of building size, location or orientations. Varied combinations of material

would be represented, allowing for flexibility and compatibility with

geographical/regional locations and local settings. Fire rated construction and fully

automatic sprinkler systems would be provided for all Project buildings. All final

building designs would be subject to review and approval by the City.

2.5.3 Project Facilities

Primary facilities proposed by the Project are summarized and described below.

2.5.3.1 Hyatt Place/Hyatt House Hotel

The Project proposes a 6-story, approximately 75-foot high, 200-room Hyatt Place/Hyatt House Hotel, totaling approximately 159,000 square feet including ancillary supporting facilities and amenities. Hotel facilities would include the following primary elements:

• Hyatt Place (short-term hotel occupancies) - 115 keys; • Hyatt House (extended-stay hotel occupancies) - 85 keys; • Outdoor swimming pool; • Conference/meeting rooms; • Ballrooms; • Kitchen; • Bar/café; • Lounge areas; • Fitness room; • Business center; • Office/administrative areas; and • Various storage, electrical equipment, mechanical equipment, housekeeping,

vestibule and lobby areas.



The proposed Hotel use is not specifically identified as a permitted or conditionally permitted use under the Pomona Ranch Specific Plan, and would require an amendment to the Specific Plan to allow for the proposed hotel use. Additionally, the proposed hotel with a maximum height of approximately 75 feet above grade would exceed the Specific Plan’s maximum permitted building height of 40 feet. The Specific Plan would need to be amended to allow for the maximum building height proposed by the Project. 2.5.3.2 Office Building A 3-story, approximately 45-foot high, 75,000-square-foot office building is proposed in the southwesterly portion of the Project site, westerly adjacent to the proposed Hyatt Place/Hyatt House Hotel. Specific tenants for the proposed office building have not as yet been identified. Additionally, the proposed office building with a maximum height of approximately 45 feet above grade would exceed the Specific Plan’s maximum permitted building height of 40 feet. The Specific Plan would need to be amended to allow for the maximum building height proposed by the Project. 2.5.4 Access and Circulation

Primary access to Pomona Ranch Plaza is currently provided by two (2) signalized

driveways off Rio Rancho Road, one each at Lone Ridge Road and Rancho Camino

Drive. Internal to the Plaza, access to the Project site would be provided by a

STOP-controlled circular driveway connecting to Rancho Camino Drive.

2.5.5 Parking

In support of the proposed Hyatt Place/Hyatt House Hotel, a total of approximately 468

parking spaces would be provided - configured as 208 surface parking spaces and 260

parking spaces to be provided within an easterly adjacent two-level parking structure.

Additional surface parking spaces would be provided in support of the proposed office

consistent with City requirements. Unless otherwise noted herein, or otherwise

specified by the City, all parking areas to include parking stalls, drive aisles, parking lot

landscaping and hardscaping, would be designed and constructed pursuant to City

requirements as outlined at City of Pomona Zoning Ordinance.



2.5.6 Site Landscaping

Perimeter and internal landscaping would be provided consistent with provisions of the

City Municipal Code. The implemented landscape concept would enhance the

appearance of parking areas, provide shade and visual interest, define entry/access

points, accentuate site and architectural features, and provide screening of potentially

visually intrusive elements.

2.5.7 Streetscape

Within the Plaza, the Project driveways would connect to Rancho Camino Drive. The

Project would construct or re-construct Rancho Camino Drive sidewalks and

landscape/streetscape areas along the Project frontage, continuing existing sidewalks

and landscape/streetscape features, or as otherwise required by the City through Project

Conditions of Approval.

2.5.8 Infrastructure/Utilities

Infrastructure and utilities that would serve the Project site are summarized below.

2.5.8.1 Water/Sewer Services

Water and sewer services would be provided to the Project by the City of Pomona Water

& Wastewater Operations Division. Water service extensions to the Project site would

connect to existing facilities located within the Pomona Ranch Plaza site. Sanitary sewer

services to the Project would similarly be provided by connection to the existing sewer

conveyance(s) located within the Pomona Ranch Plaza site. Final locations and

alignments of service lines, and connection to existing services would be as required by

the City. Wastewater would be conveyed from the Project for treatment at the Pomona

Water Reclamation Plant (PWRP).

2.5.8.2 Storm Water Management Systems

The Project stormwater management systems comprehensively include proposed

drainage improvements, and facilities and programs which act to control and treat

stormwater pollutants. Under the preliminary Project Storm Water Management System

concept, stormwater runoff from the developed Project site would be directed to on-site



bio-treatment areas, and released in a controlled manner to the existing storm drains

located within the Pomona Ranch Plaza site.

The Project would implement a Storm Water Pollution Prevention Plan (SWPPP), and

Standard Urban Stormwater Management Plan (SUSMP) consistent with City

requirements. In this manner, the Project would also comply with requirements of the

City’s National Pollutant Discharge Elimination System (NPDES) Permit and other

water quality requirements or storm water management programs specified by the

Regional Water Quality Control Board (RWQCB). In combination, implementation of the

Project SWPPP, SUSMP, and compliance with NPDES Permit and RWQCB requirements

act to protect City and regional water quality by preventing or minimizing potential

stormwater pollutant discharges to the watershed.

2.5.8.3 Solid Waste Management

It is anticipated that Project-generated solid waste would be conveyed by existing

service providers to either the El Sobrante Landfill in Riverside County, or to the

Mid-Valley Sanitary Landfill in San Bernardino County. The California Integrated Waste

Management Act under the Public Resources Code required that local jurisdictions

divert at least 50% of all solid waste generated by January 1, 2000. The City remains

committed to continuing its existing waste reduction and minimization efforts with the

programs that are available through the City. Additionally, as of July 1, 2012, the State of

California required that all businesses that generate four cubic yards or more of refuse

per week implement a recycling program. This requirement is set forth in Assembly Bill

341, which was passed by the California legislation in October 2011. The Project would

comply with the California Integrated Waste Management Act and AB 341 as

implemented by the City.

2.5.8.4 Electricity

Electrical service to the Project would be provided by Southern California Edison (SCE).

New lines installed by the Project would be placed underground. Alignment of service

lines and connection to existing services would be as required by SCE. Any necessary



surface-mounted equipment, such as transformers, meters, service cabinets, and the like,

would be screened and would conform to building setback requirements.

It is further noted that to allow for, and facilitate Project construction activities, provision

of temporary SCE electrical services improvements would be required. The scope of

such temporary improvements are considered to be consistent with, and reflected within

the total scope of development proposed by the Project. Similarly, impacts resulting

from the provision of temporary SCE services would not be substantively different from,

or greater than, impacts resulting from development of the Project in total.

2.5.8.5 Natural Gas

Natural gas service would be provided by the Gas Company. Existing service lines

would be extended to the Project uses. Alignment of service lines and connection to

existing services would be as required by the Gas Company.

2.5.8.6 Communications Services

Communications services, including wired and wireless telephone and internet services

are available through numerous private providers and would be provided on an

as-needed basis. As with electrical service lines, all existing and proposed wires,

conductors, conduits, raceways, and similar communications improvements within the

Project area would be installed underground. Any necessary surface-mounted

equipment, e.g., terminal boxes, transformers, meters, service cabinets, etc., would be

screened and would conform to building setback requirements.

2.5.9 Police and Fire Protection Services

Police and fire protection services are currently available to the Plaza and the Project site,

and are listed below.

• Fire Protection Services (Los Angeles County Fire Department); and

• Police Protection Services (City of Pomona Police Department).



2.5.10 Energy Efficiency/Sustainability

Energy-saving and sustainable design features and operational programs would be

incorporated into all facilities developed pursuant to the Project. Notably, the Project

would comply with the California Green Building Standards Code (CALGreen; CCR,

Title 24, Part 11) as implemented by the City of Pomona. The Project also incorporates

and expresses the following design features and attributes promoting energy efficiency

and sustainability.

• Regional vehicle miles traveled (VMT) and associated vehicular-source emissions

are reduced by the following Project design features/attributes:

ο Sidewalks would be constructed along the Project’s Rancho Camino Drive

street frontage providing pedestrian connection to other uses within the

Plaza. Sidewalks would also be constructed within the Project site connecting

the various uses and activity centers. Facilitating pedestrian access

encourages people to walk instead of drive. The Project would not impose

barriers to pedestrian access and interconnectivity.

ο Concentration of mixed uses within a destination center as proposed by the

Project acts to reduce travel distances and regional vehicle miles traveled

(VMT) by consolidating trips and reducing requirements for multiple trips.

• To reduce water demands and associated energy use, development proposals

within the Project site would be required to implement a Water Conservation

Strategy and demonstrate a minimum 20% reduction in indoor water usage

when compared to baseline water demand (total expected water demand

without implementation of the Water Conservation Strategy).2 Development

2 Reduction of 20% indoor water usage is consistent with the current CalGreen Code performance standards for residential and non-residential land uses. Per CalGreen, the reduction shall be based on the maximum allowable water use per plumbing fixture and fittings as required by the California Building Standards Code.



proposals within the Project site would also be required to implement the

following:

ο Landscaping palette emphasizing drought-tolerant plants consistent with

provisions of the State Model Water Efficient Landscape Ordinance and/or

City of Pomona requirements;

ο Use of water-efficient irrigation techniques consistent with City of Pomona

requirements;

ο U.S. Environmental Protection Agency (EPA) Certified WaterSense labeled or

equivalent faucets, high-efficiency toilets (HETs), and other plumbing

fixtures.

2.5.11 Construction Traffic Management Plan

Temporary and short-term traffic detours and traffic disruptions could result during

Project construction activities including implementation of access and circulation

improvements noted above. Accordingly, the Project Applicant would be responsible for

the preparation and submittal of a construction area traffic management plan (Plan) to

be reviewed and approved by the City. Typical elements and information incorporated

in the Plan would include but would not be limited to:

• Name of on-site construction superintendent and contact phone number.

• Identification of Construction Contract Responsibilities - For example, for

excavation and grading activities, describe the approximate depth of excavation,

and quantity of soil import/export (if any).

• Identification and Description of Truck Routes - to include the number of trucks

and their staging location(s) (if any).

• Identification and Description of Material Storage Locations (if any).



• Location and Description of Construction Trailer (if any).

• Identification and Description of Traffic Controls - Traffic controls shall be

provided per the Manual of Uniform Traffic Control Devices (MUTCD) if the

occupation or closure of any traffic lanes, parking lanes, parkways or any other

public right-of way is required. If the right-of-way occupation requires

configurations or controls not identified in the MUTCD, a separate traffic control

plan must be submitted to the City for review and approval. All right-of-way

encroachments would require permitting through the City.

• Identification and Description of Parking - Estimate the number of workers and

identify parking areas for their vehicles.

• Identification and Description of Maintenance Measures - Identify and describe

measures taken to ensure that the work site and public right-of-way would be

maintained (including dust control).

The Plan must be reviewed and approved by the City prior to the issuance of the

building permit. The Plan and its requirements would also be required to be provided to

all contractors as one component of building plan/contract document packages.

2.6 PROJECT OPENING YEAR

The proposed Pomona Hyatt Place Hotel Project in total would be developed in a

manner responsive to market conditions and in concert with availability of necessary

infrastructure and services. For the purposes of this analysis, the Project Opening Year is

defined as 2018.

2.7 PROJECT OBJECTIVES

The primary goal of the Project is the development of the subject site with a productive

mix of hotel and office uses. Complementary objectives of the Project include the

following:



• Implement land uses that are consistent with the City of Pomona General Plan

land use and development density vision for the subject site;

• Support mobility goals and objectives by taking advantage of regional access

provided by adjacent SR-71 freeway and local access provided by Rio Rancho

Road;

• Take advantage of the site’s visibility from adjacent SR-60 and SR-71 freeways;

• Develop the subject site with high-quality hotel uses offering a unique guest

experience;

• Establish hotel and office uses that are compatible with, and complement,

existing uses within the Pomona Ranch Plaza;

• Attract and accommodate new and additional hotel and office development

serving local and regional markets;

• Attract visitors, business travelers, meeting/convention activities, and office

tenants to the City of Pomona;

• Transition the Project site from its current unimproved/vacant state to a

commercial development, with resulting new fiscal benefits to the City of

Pomona. Benefits would include new sales/room tax revenues and increased

property tax revenues.

• Implement employment-generating land uses that would create new jobs

available to City residents.



2.8 DISCRETIONARY APPROVALS AND PERMITS

Discretionary actions, permits and related consultation(s) necessary to approve and

implement the Project include, but are not limited to, the following.

2.8.1 Lead Agency Discretionary Actions and Permits

• CEQA Compliance/EIR Certification. The City must certify the EIR prior to, or

concurrent with, any approval of the Project.

• Approval of a Tentative Parcel Map. The Project proposes a commercial parcel

map that would create and/or reconfigure lots for development of the Project

facilities. At the direction of the City, the Tentative Parcel Map may also dedicate

necessary public rights-of-ways and establish easements.

• Approval of a Conditional Use Permit for the proposed hotel use, to include

allowance for on-sale of alcohol ancillary to hotel bar/lounge/banquet activities.

Please refer also to Municipal Code Section .580, Conditional Use Permits.

• Amendment of the Pomona Ranch Plaza Specific Plan by either creating a new

mixed use land use designation or amending the development standards to

allow hotel uses and allow for the maximum building heights proposed by the

Project.

• Various other City of Pomona construction, grading, and encroachment permits

are required to allow implementation of the Project facilities.

2.8.2 Other Consultation and Permits

CEQA Guidelines Section 15124 also states that the EIR should, to the extent known,

include a list of all the agencies expected to use the EIR in their decision-making

(Responsible Agencies, Trustee Agencies), and a list of other permits or approvals

required to implement the Project. Based on the current Project design concept,



anticipated permits necessary to realize the proposal would likely include, but are not

limited to, the following:

• Tribal Resources consultation with requesting Tribes as provided for under AB

52, Gatto. Native Americans: California Environmental Quality Act;

• Permitting may be required by/through the Regional Water Quality Control

Board (RWQCB) pursuant to requirements of the City’s National Pollutant

Discharge Elimination System (NPDES) Permit;

• Permitting may be required by/through the South Coast Air Quality

Management District (SCAQMD) for certain equipment or land uses that may be

implemented within the Project area; and

• Various construction, grading, and encroachment permits allowing

implementation of the Project facilities.

3.0 ENVIRONMENTAL EVALUATION

Pomona Hyatt Place Hotel Project Environmental Evaluation Initial Study Page 3-1

3.0 ENVIRONMENTAL EVALUATION

3.1 PROJECT TITLE


3.2 LEAD AGENCY NAME AND ADDRESS

City of Pomona

505 S. Garey Avenue

Pomona, California 91766

Contact Person: Brad Johnson, Planning Manager

3.3 PROJECT APPLICANT/CONTACT

DMPlA Limited Partnership c/o YK America Group, Inc.

9680 Flair Drive

El Monte, California 91731

Phone: 626-444-6668

3.4 PROJECT LOCATION

The Project site is located within the Pomona Ranch Plaza (Plaza) in the City of

Pomona. The Plaza property comprises approximately 71 acres formed by the

intersection of State Route 60 (SR-60), State Route 71 (SR-71), and Rio Rancho Road.

Please refer to Section 2, Project Description; Figure 2.2-1, Project Location. Uses proposed

by the Project would be constructed on approximately 14.88 acres located at the

southerly limits of the Plaza site. With the exception of the Project site, the Plaza is

otherwise substantively developed with commercial/retail and office uses and

associated parking fields.



3.5 GENERAL PLAN AND ZONING DESIGNATIONS

General Plan Land Use and Development Intensity

The City of Pomona 2014 General Plan (General Plan) at Section 6, Pomona Tomorrow

identifies Place Types guiding the future structure of the City land uses. The Pomona

Ranch Plaza, including the Project site, is identified as a Regional Activity Center Place

Type under the General Plan. Regional Activity Centers are located and configured to

take advantage of key transportation corridor intersections and associated ease of access

and prominent visibility offered by these locations.

The General Plan planning approach for Activity Centers (such as the Pomona Ranch

Plaza) encourages the transition of such properties to greater efficiencies to include

complementary land uses; and restructuring of land uses to accommodate new or

renovated regional retail centers (General Plan, p. 56). Implementation strategies for

Activity Centers concentrates retail investment in centers clustered at crossroads, while

ensuring that the form of new retail development does not adversely affect the

character of surrounding districts or neighborhoods (General Plan, p. 56).

The General Plan at Section 7, Land Use and Density establishes a land use

density/intensity system focusing on the future physical character, configuration, and

function of City development. The General Plan Land Use Density/Intensity System

provides a basis for transportation planning; promotes development in areas

adequately served by infrastructure and services; and furthers compatible and

complementary scale and character of City development. The land use density/intensity

system is intended to support building form and development character established at

General Plan Section 6, Pomona Tomorrow.

Under the General Plan Land Use Density/Intensity System, development is categorized

under various Transect Zones, reflecting incremental development densities/intensities

ranging from Rural (Transect Zone 1, or T1) to Urban (T6). The Pomona Ranch Plaza,

including the Project site is designated as Transect Zone Urban–T6-B Typical. The T6-B



Typical Transect Zone allows for and promotes the following development

characteristics and attributes:

Table 3.5-1

Transect Zone T6-B Typical Development Types and Density/Intensity

Height 2 floors or 24 ft. min. 6 floors max.

Housing Density 20 du/ac min. 100 du/ac max.

Typical Development Types Attached “commercial block” buildings including new multi-story workplace and industrial buildings in transit oriented districts. Stacked housing with boulevard scale buildings highlight Holt Ave. and Mission Blvd. and some townhomes along district edges.

Source: General Plan pp. 86-87.

The multi-story hotel and office development concepts proposed by the Project are

considered to be consistent with land uses envisioned for the General Plan Activity

Center at SR-71/Rio Rancho Road; and the Project is also considered to be consistent

with and support the General Plan development types and density/intensity established

for the T6-B Typical Transect Zone. Zoning

Zoning of the Plaza including the Project site is Phillips Ranch Specific Plan/Regional

Commercial (SP-PR.RC). Land uses and development proposed by the Project are

considered to generally conform to land uses that would be permitted or conditionally

permitted under the site’s SP-PR.RC Zoning designation. Notwithstanding, the

proposed hotel use is not specifically identified as a permitted use under the Specific

Plan, and would require a determination by the City per Section .501-A of the City

Zoning Ordinance, that such use is similar to uses otherwise permitted under the

Specific Plan. Alternatively, the Specific Plan would need to be amended to identify

Hotels as a permitted (or conditionally permitted1) use within the Specific Plan.

1 Hotels are allowed only pursuant to Conditionally Use Permit requirements within other City commercial/industrial Zones (City of Pomona Zoning Code, Sec. .5809-10. - Hotels and motels).



Also under the Plaza’s SP-PR.RC Zoning designation, buildings are subject to 40-foot,

two-story height limitations. Germane to the Project, an amendment to the Phillips

Ranch Specific Plan would be required to allow for the Project’s proposed maximum

building height of approximately 75 feet.

3.6 EXPLANATION OF CHECKLIST CATEGORIES

CEQA suggests format and content for environmental analyses, including topical

checklists to assist in evaluation of a project’s potential environmental effects. The

Checklist presented in this Section follows the Checklist format and presentation of

information identified in the CEQA Guidelines, Appendix G.

3.6.1 EXPLANATION OF CHECKLIST CATEGORIES

Potential environmental effects of the Project are classified and described within the

Checklist under the following general headings:

“No Impact” applies where the impact simply does not apply to projects like the one

involved. For example, if the project site is not located in a fault rupture zone, then the

item asking whether the project would result in or expose people to potential impacts

involving fault rupture should be marked as “No Impact.”

“Less-Than-Significant Impact” applies where the impact would occur, but the

magnitude of the impact is considered insignificant or negligible. For example, a

development which would only slightly increase the amount of surface water runoff

generated at a project site would be considered to have a less-than-significant impact on

surface water runoff.

“Potentially Significant Unless Mitigation Incorporated” applies where the

incorporation of mitigation measures has reduced an effect from “Potentially Significant

Impact” to a “Less-Than-Significant Impact.” Incorporated mitigation measures should

be outlined within the checklist and a discussion should be provided which explains

how the measures reduce the impact to a less-than-significant level. This designation is



appropriate for a Mitigated Negative Declaration, where all potentially significant

issues have been analyzed and mitigation measures have been recommended that

reduces all impacts to levels that are less-than-significant.

“Potentially Significant Impact” applies where the project has the potential to cause a

significant and unmitigable environmental impact. If there are one or more items

marked as “Potentially Significant Impact,” an EIR is required.

3.7 INITIAL STUDY CHECKLIST AND SUBSTANTIATION

Potentially Significant Impact

Potentially Significant

Unless Mitigation

Incorporated

Less-Than- Significant

Impact

No Impact

I. AESTHETICS. Would the proposal:

a) Have a substantial adverse effect on a

scenic vista?

b) Substantially damage scenic resources,

including, but not limited to trees, rocks, outcroppings, and historic buildings within a state scenic highway?

c) Substantially degrade the existing visual

character or quality of the site and its surroundings?

d) Create a new source of substantial light

or glare, which would adversely affect the day or nighttime views in the area?



Substantiation:

a, b) Less-Than-Significant Impact. The Project site is located within an established

commercial center and does not propose elements that would affect scenic vistas

or scenic resources within a designated scenic highway. The only designated

scenic highway in the Project vicinity is State Route 57, approximately three miles

westerly of the Project site. No historic buildings currently exist on or adjacent to

the Project site; and development of the Project would not otherwise affect historic

resources.

Based on the preceding, the potential for the Project to have a substantial adverse

effect on a scenic vista; or substantially damage scenic resources, including, but not

limited to trees, rocks, outcroppings, and historic buildings within a state scenic

highway is considered less-than-significant.

c) Less-Than-Significant Impact. New construction proposed by the Project would

represent a visual improvement of the currently vacant disturbed former landfill

site; would complement architectural styles evidenced elsewhere in the Plaza;

would enhance the visual perception of the Plaza in total; and would reinforce the

Project site and the Plaza in total as a destination place in the City. Additionally,

the Project building forms and Project land use density/intensity would comport

with Transect Zone T6-B Typical Development Types and Density/Intensity

guidelines articulated in the City of Pomona General Plan. The Project would

further comply with any enhanced design and architectural solutions that may be

specified by City staff and incorporated as Project Conditions of Approval (COA).

Based on the preceding discussion, the potential for the Project to substantially

degrade the existing visual character and quality of the site and its surroundings is

considered less-than-significant.



d) Less-Than-Significant Impact. The Project would establish new sources of lighting,

which may include new building-mounted, wall-mounted, pole-mounted and

surface fixtures. The Project would also provide new illuminated exterior signage.

The Project vicinity is currently developed with urban uses, and it is not

anticipated that typical commercial lighting proposed by the Project would

substantively alter area ambient lighting conditions.

Pursuant to City of Pomona Municipal Code Section 503, Property Development

Standards et al., new sources of light proposed by the Project would be shielded

and directed away from off-site land uses thereby avoiding or minimizing

potential light overspill. Final design, configuration, and orientation of Project

lighting features and fixtures would be subject to City review and approval, acting

to ensure that Project lighting would be compatible with, and would complement,

Project architectural and site designs; and further that Project lighting would be

compatible with and would not adversely affect off-site land uses.

Conceptual designs for the Project buildings incorporate non-glare surface

materials acting to ensure that the Project buildings would not create or result in

substantive sources of reflected light and glare.

Sources: Pomona General Plan; Pomona Municipal Code; Phillips Ranch Specific

Plan; Pomona Hyatt Place Project Architectural and Site Plan Concepts.




Impact


Unless Mitigation

Incorporated

Less-Than-Significant

Impact

No Impact

II. AGRICULTURE AND FOREST 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 Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?

b) Conflict with existing zoning for agricultural

use, or a Williamson Act contract?

c) Conflict with existing zoning for, or cause

rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))?

d) Result in the loss of forest land or conversion of

forest land to non-forest use?




Impact


Unless Mitigation

Incorporated


Impact

No Impact

e) Involve other changes in the existing

environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?

Substantiation: a, c) No Impact. There are no agricultural uses within the City of Pomona. The Project

site is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. Nor is the Project site or any other City properties zoned for forest lands, timberlands, or timberland production. The site currently accommodates commercial/retail/office facilities and associated parking areas. Based on the preceding, the Project would have no impact on farmlands, forest lands or timberlands.

b) No Impact. The Project site is currently zoned for Regional Commercial land uses

pursuant to the Phillips Ranch Specific Plan. No Williamson Act contracts are in place for the subject site. The Project would therefore have no impact on, and would not conflict with, any existing agricultural zoning designations, or any existing Williamson Act contract(s).

d) No Impact. No forest land is located on the Project site or in the vicinity. The Project

would therefore have no impact on forest land. e) No Impact. There are no agricultural uses, forestlands or timberlands within the

City of Pomona. The Project does not require or propose other changes to the environment which could result in the conversion of farm land or forest land to other uses. The Project would therefore have no impact on the existing



environment that could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use. Sources: Pomona General Plan; Phillips Ranch Specific Plan; Pomona Hyatt Place

Project Architectural and Site Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

III. AIR QUALITY - Where available, the significance

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 air quality plan?

b) Violate any air quality standard or contribute

substantially 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 quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)?

d) Expose sensitive receptors to substantial

pollutant concentrations?

e) Create objectionable odors affecting a

substantial number of people?



Substantiation:

a) Potentially Significant Impact. The Project is located within the South Coast Air

Basin (Basin) under the jurisdiction of the South Coast Air Quality Management

District (SCAQMD). The SCAQMD is locally responsible for administration and

implementation of the Air Quality Management Plan (AQMP). Development of

the Project could result in the production of additional criteria air pollutants which

may interfere with, or obstruct, the SCAQMD’s implementation of the AQMP.

These potential impacts will be addressed in the EIR, and mitigation measures will

be developed to address any potentially significant impacts.

b-d) Potentially Significant Impact. Construction activities associated with Project

implementation would generate fugitive dust and construction vehicle emissions.

Ongoing occupation and use of Project facilities would generate vehicular trips

and associated vehicular-source air pollutant emissions; buildings proposed by the

Project would result in energy consumption, associated primarily with heating and

air conditioning, which would generate air pollutant emissions.

Construction-source and operational-source air pollutant emissions generated by

the Project may contribute to existing and projected exceedances of criteria

pollutants within the Basin, and could exceed air quality standards and thresholds

of significance established by the SCAQMD. Regional and localized air quality

impacts of the Project will be evaluated in the Project EIR. Mitigation measures

will be developed to address any potentially significant impacts.

e) Potentially Significant Impact. Temporary and intermittent odor releases may occur

during Project construction. Potential construction-source odors include but are

not limited to: diesel exhaust, asphalt/paving materials, glues, paint, and other

architectural coatings. The Project does not propose facilities or on-going

operations that would create objectionable odors affecting a substantial number of

people.



Construction-source and operational-source odor impacts are controlled as a

byproduct of hazardous/potentially hazardous materials handling plans and Best

Management Practices implemented under SCAQMD Rule 402 et al.

The Project EIR air quality analysis will include a topical discussion of potential

construction-source and operational-source odor impacts. Mitigation measures

will be developed to address any potentially significant impacts.

Sources: SCAQMD Rule 402; Pomona Hyatt Place Project Architectural and Site

Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

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 regional plans, policies, or regulations, or by the California Department of Fish and Wildlife (CDFW, formerly California Department of Fish and Game) or U.S. Fish and Wildlife Service?

b) Have a substantial adverse effect on any

riparian habitat or other sensitive natural community identified in local or regional plans, polices, regulations or by the California Department of Fish and Wildlife (CDFW, formerly California Department of Fish and Game) or U.S. Fish and Wildlife Service?

c) Have a substantial adverse effect on federally

protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) though direct removal, filling, hydrological interruption, or other means?




Impact


Unless Mitigation

Incorporated


Impact

No Impact

d) Interfere substantially with the movement of

any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites?

e) Conflict with any local policies or ordinances

protecting biological resources, such as a tree preservation policy or ordinance?

f) Conflict with the provisions of an adopted

Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?

Substantiation:

a) Less-Than-Significant Impact. The Project site is extensively disturbed by human

activities, and has been substantially altered from its natural state. The Project site

is devoid of any substantive natural habitat and evidences no sensitive or valuable

biological resources. Nor does the Project propose uses or activities that would

otherwise adversely affect biological resources. On this basis, the potential for the

Project to cause or result in a substantial adverse effect on any species identified as

a candidate, sensitive, or special status species in local or regional plans, policies,

or regulations is considered less-than-significant.

b) Less-Than-Significant Impact. No riparian habitat or other sensitive natural

community exists within the Project site or in the Project vicinity. Urbanization of

the area has replaced native vegetation with non-native grasses, hedges, and trees.

Any existing vegetation serves as habitat for local common species that will likely

be dispersed to other nearby areas during construction. On this basis, the potential



for the Project to have a substantial adverse effect on any riparian habitat or other

sensitive natural community is considered less-than-significant.

c) No Impact. No federally-protected wetlands areas exist within the Project site or in

surrounding areas. This environmental concern is thus not applicable to

implementation of this proposal. The Project would have no impact on wetlands

habitat.

d) Less-Than-Significant Impact. The Project site is urbanized and is bordered by

roadways and other urban development. As such, the potential for native wildlife

species to use the Project site as a migratory corridor or nursery site is unlikely.

The potential for direct or indirect impacts on wildlife dispersal or migration to

result from Project implementation is therefore considered less-than-significant.

e-f) Less-Than-Significant Impact. There are no protected tree species or other

biologically significant resources on the Project site. Nor are there any local or

area-wide preservation or conservation plans or policies applicable to the subject

site. The nearest portion of the proposed East San Gabriel Valley Significant

Ecological Area (SEA) is located more than one mile to the northwest of the Project

site, north of Village Loop Road (Pomona General Plan EIR pp. 4.3-14–4.3-16); and

at this distance would not be affected by the Project. There are no other known

local ordinances protecting biological resources within the City. The potential for

the Project to conflict with the provisions of an adopted Habitat Conservation

Plan, Natural Community Conservation Plan, or other approved local, regional, or

state habitat conservation plan is therefore considered less-than-significant.

Sources: Pomona General Plan EIR; Pomona Hyatt Place Project Architectural and

Site Plan Concepts.




Impact


Unless Mitigation

Incorporated


Impact

No Impact

V. CULTURAL RESOURCES. Would the project:

a) Cause a substantial adverse change in the

significance of a historical resource as defined in '15064.5?

b) Cause a substantial adverse change in the

significance of an archaeological resource pursuant to '15064.5?

c) Directly or indirectly destroy a unique

paleontological resource or site or unique geologic feature?

d) Disturb any human remains, including those

interred outside of formal cemeteries?

Substantiation:

a-c) Less-Than-Significant Impact. There are no known historic structures,

archaeological resources, or paleontological resources located within the Project

site, nor would the Project affect any offsite resources of historical,

archaeological, or paleontological significance. Moreover, past and existing

development of the site indicates that whatever resources may have been

previously present, have likely since been disturbed and/or removed. The EIR

prepared for the Pomona Ranch Plaza prior to its development in the mid-1990s

indicates that “No historically or prehistorically significant sites or structures are

known to exist” onsite, and that “No traces of unique cultural resources, or

religious or sacred uses have been identified on-site or in the general vicinity.”

(Initial Study, p. 24, in the City of Pomona Regional Retail Center Environmental

Impact Report, SCH# 1993021028, February 22, 1994). Based on this previous

environmental review, and known past disturbances of the Project site, the



potential for the Project to cause a substantial adverse change in the significance

of historic, archaeological and/or paleontological cultural resources is considered

less-than-significant.

d) Less-Than-Significant Impact. The likelihood of encountering human remains in

the course of Project development is minimal. However, as required by

California Health and Safety Code Section 7050.5, should human remains be

found, no further disturbance shall occur until the County Coroner has made a

determination of origin and disposition pursuant to Public Resources Code

Section 5097.98. The County Coroner must be notified of the find immediately. If

the remains were found to be prehistoric, the coroner would coordinate with the

California Native American Heritage Commission as required by State law.

Based on compliance with these existing regulations, the Project’s potential to

disturb human remains is considered less-than-significant.

Sources: Pomona General Plan EIR; City of Pomona Regional Retail Center

Environmental Impact Report, SCH# 1993021028, February 22, 1994; Pomona Hyatt

Place Project Architectural and Site Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

VI. TRIBAL CULTURAL RESOURCES. Would the project:

a) Cause a substantial adverse change in the significance of a tribal cultural resource as defined in Public Resources Code 21074?

a) Less-Than-Significant Impact. There are no known Tribal Cultural Resources within the Project site. Nor is it anticipated that the Project would adversely affect off-site Tribal Cultural Resources. Additionally, Tribal Resources consultation with requesting Tribes will be accomplished as provided for under



AB 52, Gatto. Native Americans: California Environmental Quality Act. With the completion of any requested Tribal Consultation(s), the potential for the Project to cause a substantial adverse change in the significance of a tribal cultural resource as defined at Public Resources Code 21074 is considered less-than-significant.

Sources: AB 52, Gatto. Native Americans: California Environmental Quality Act; City

of Pomona General Plan EIR; City of Pomona Regional Retail Center Environmental

Impact Report, SCH# 1993021028, February 22, 1994; Pomona Hyatt Place Project

Architectural and Site Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

VII. 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 based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

ii) Strong seismic ground shaking?

iii) Seismic-related ground failure, including

liquefaction?

iv) Landslides?

b) Result in substantial soil erosion or the loss of

topsoil?




Impact


Unless Mitigation

Incorporated


Impact

No Impact

c) Be located on a geologic unit or soil that is

unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?

d) Be located on expansive soil, as defined in Table

18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property?

e) Have soils incapable of adequately supporting the

use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?

Substantiation:

a. (i, ii, iii) Less-Than-Significant Impact. The Pomona General Plan EIR indicates there

are no Earthquake Fault Special Study Zones (formerly Alquist-Priolo Zones) within the City (General Plan EIR, pp. 4.5-7–4.5-8). The Preliminary Project Geotechnical Evaluation (Geotechnical Investigation) confirms this finding for the Project site.2

The Project site is located in a region known to be seismically active, and strong

seismic ground-shaking is anticipated during an earthquake. Potential sources of groundshaking that could impact the Project site include the following known active regional faults and fault zones: the San Andreas, Sierra Madre, Whittier-Elsinore, San Gabriel, Verdugo, Norwalk, Santa Monica, San Fernando, and Newport-Inglewood. Local faults are also present, including the Indian Hill,

2 Updated Geotechnical Evaluation for Proposed Hotels, Parking Structure and Parking Area, 41 Rancho Camino Drive, Pomona Ranch Plaza, Pomona, Los Angeles County, California (GeoTek, Inc.) June 18, 2015 (Preliminary Project Geotechnical Evaluation) p. 5. The Preliminary Project Geotechnical Evaluation is available through the City of Pomona.



Chino, Central Avenue, and San Jose fault zones. Each of these faults could generate an earthquake of sufficient magnitude that would damage the Project improvements.

The California Building Code requires design, engineering, and construction

methods that minimize the effects of earthquake on structures. As part of the City’s standard review and approval of development projects, any new development must provide a geotechnical study for review and approval by the City Engineer, and comply with the requirements of the approved geotechnical report, and applicable provisions of the City of Pomona Building Code and California Building Code (CBC). Compliance with these requirements reduces potential strong seismic ground shaking impacts to levels that are less-than-significant.

Liquefaction and seismically-induced settlement or ground failure are generally

associated with strong seismic shaking in areas where groundwater tables are at relatively shallow depths (within 50 feet of the ground surface) and/or when the area is underlain by loose, cohesionless deposits. During a strong groundshaking event, saturated, cohesionless soils may acquire a degree of mobility to the extent that the overlying ground surface distorts. In extreme cases, saturated soils become suspended in groundwater and become fluid-like.

The Preliminary Project Geotechnical Evaluation indicates that the depth to

groundwater in the vicinity of the Project site is greater than 100 feet; and that due to the depth to groundwater and the presence of relatively dense bedrock at the surface of the site, that seismically-induced settlement should not be a consideration in the design of the Project improvements (Preliminary Project Geotechnical Investigation, p. 6).

In addition to the above considerations, the Project would comply with the

requirements of the final City-approved geotechnical report and applicable provisions of the City of Pomona Building Code and California Building Code.



These requirements may include, but would not be limited to, design- and site-appropriate means to avoid or minimize any liquefaction or ground-failure concerns that may be encountered or detected as the Project designs are refined and finalized.

Based on the preceding, the potential for the Project to expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving rupture of a known earthquake fault; strong seismic ground shaking; or seismic-related ground failure, including liquefaction is considered less-than-significant.

a (iv) Less-Than-Significant Impact. The site is considered to be hillside terrain, with

elevations ranging from approximately 795 to 885 mean sea level (msl) (Preliminary Project Geotechnical Investigation, p. 2.) In order to implement the Project, the existing site terrain would require modification to include construction of slopes and retaining walls. The Preliminary Project Geotechnical Evaluation establishes engineering specifications and performance standards that would ensure that any slopes and/or retaining walls implemented by the Project would be designed, constructed, and maintained so as to preclude slope failure and/or landslides (Geotechnical Investigation, pp. 10, 15, 20, et al.). The Project would comply with the requirements of the final City-approved geotechnical report and applicable provisions of the City Building Code and CBC. These requirements may include, but would not be limited to, design- and site-appropriate means to avoid slope failure and potential landslides. Based on the preceding, the potential for the Project to expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving landslides is less-than-significant.

b) Less-Than-Significant Impact. Project construction activities would temporarily

expose underlying soils, thereby increasing their susceptibility to erosion until the Project is fully implemented. Potential erosion impacts incurred during construction activities are mitigated below the level of significance through the



Project’s mandated compliance with a City-approved Storm Water Pollution Prevention Plan (SWPPP).

The Project would also be required to develop and implement a City-approved

Standard Urban Stormwater Management System (SUSMP). The implemented Project SUSMP would include structural and non-structural Best Management Practices (BMPs) that would act to control erosion and runoff within the developed Project site. Sample BMPs would include but would not be limited to: maintenance of drainage structures, controlled irrigation, and landscape/hardscape maintenance.

Based on the preceding, the potential for the Project to result in substantial soil

erosion or the loss of topsoil is less-than-significant. c, d) Less-Than-Significant-Impact. The Project site is not subject to or substantively

affected by expansive or otherwise unstable soils (Preliminary Project Geotechnical Evaluation, p. 4). Further, subsidence is not considered to be a factor with the underlying materials in areas to be developed with the Project structures (Preliminary Project Geotechnical Evaluation, p. 12).

As with other potential geologic/soils issues, the Project would comply with requirements of the final City-approved geotechnical report, and applicable provisions of the City Building Code and CBC, to include design- and site-appropriate means to avoid or minimize any expansive soils concerns that may be encountered. Based on the preceding, the potential for the Project to be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse; or be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code, is less-than-significant. Please refer also to discussions above at Checklist Item VII (a) iv.



e) No Impact. The Project site would be provided sanitary sewer services by the City municipal sewer system. No septic tanks or other alternative wastewater disposal systems are proposed. On this basis, the Project would have no impacts relative to septic tanks or alternative waste water disposal systems.

Sources: Pomona General Plan EIR; Updated Geotechnical Evaluation for Proposed Hotels, Parking Structure and Parking Area, 41 Rancho Camino Drive, Pomona Ranch Plaza, Pomona, Los Angeles County, California (GeoTek, Inc.) June 18, 2015; Pomona Hyatt Place Project Architectural and Site Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

VIII. GREENHOUSE GAS EMISSIONS. Would the

project:

a) Generate greenhouse gas emissions, either

directly or indirectly, that may have a significant impact on the environment?

b) Conflict with an applicable plan, policy or

regulation adopted for the purpose of reducing the emissions of greenhouse gases?

Substantiation: a, b) Potentially Significant Impact. The Project’s contribution to greenhouse gases

emissions may be potentially significant, and will be evaluated in the Project EIR. Mitigation measures will be proposed for any impacts determined to be potentially significant.

Sources: Pomona Hyatt Place Project Architectural and Site Plan Concepts.




Impact


Unless Mitigation

Incorporated


Impact

No Impact

IX. 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 materials?

b) Create a significant hazard to the public or the

environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment?

c) Emit hazardous emissions or handle hazardous

or acutely hazardous materials, substances, or waste 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 complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?

e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for the people residing or working in the project area?

f) For a project within the vicinity of a private

airstrip, would the project result in a safety hazard for the people residing or working in the project area?

g) Impair implementation of or physically

interfere with an adopted emergency response plan or emergency evacuation plan?




Impact


Unless Mitigation

Incorporated


Impact

No Impact

h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?

Substantiation:

a, b) Less-Than-Significant Impact.

General Considerations

The Project would not result in or cause exposure(s) to hazards or potentially

hazardous conditions. That is, the Project hotel and office uses are not considered

hazardous; nor consumers, users, or sources of hazards or hazardous materials.

During the normal course of construction and operation activities, there would

be limited transport of potentially hazardous materials (e.g., gasoline, diesel fuel,

paints, solvents, fertilizer, etc.) to and from the Project site. The Project is

required to comply with all City and County Hazardous Materials Management

Plans and regulations addressing transport, use, storage and disposal of these

materials. The Project does not propose or require uses or activities that would

result in atypical transportation, use, storage, or disposal of hazardous or

potentially hazardous materials not addressed under current regulations and

policies.

Former Phillips Ranch Landfill

Northerly portions of the Project are underlain by the former Phillips Ranch

Landfill (also referred to as the Philips Ranch Road Disposal Site, or PRDS).

Development in this area of the Project site would be restricted to parking areas

or similar unoccupied improvements, and would be implemented only pursuant

to completion of the approved Remedial Action Plan (RAP) for the Landfill (Final



Remedial Action Plan, Phillips Ranch Landfill Site (URS Dames & Moore) May 9,

2001). Implementation of the RAP would entail rough grading disturbance(s) of

the Landfill area and construction of a Landfill cap. Project parking lot

improvements would be constructed over the capped Landfill. Plans and

permitting for remediation and capping of the Landfill have been previously

approved by CalRecycle (the administrative permitting agency); remediation and

capping of the landfill will be accomplished by others prior to implementation of

the Project.

Wells

Because of the potential risk to public health via improperly abandoned water

wells, the State of California and the County of San Bernardino require that all

water wells either be maintained in a useable state or be properly destroyed.

Four wells are known to exist at the site, and provide for monitoring of

groundwater quality in areas proximate to the former Phillips Ranch Landfill.

Three of these wells would no longer be used should the Project be implemented;

the remaining well would be protected and maintained on-site to provide for

continued monitoring of groundwater conditions.

Wells would be abandoned and destroyed as part of the site preparation

processes, consistent with DWR and Los Angeles County Department of Public

Health requirements. Please refer also to well abandonment and destruction

protocols and requirements presented in: DWR Bulletin 74-81, California Water

Well Standards; Chapter II. Standards, Part III. Destruction of Wells.3

Destruction/abandonment of wells would be subject to review and approval by

the City as part of the City’s plan check (grading plan) review processes.

c) Less-Than-Significant Impact. Although a number of schools are located within the

general Project vicinity, no existing or proposed schools are within one-quarter

3 California DWR, Groundwater Information Center. California Well Standards. Web. July 21, 2015. http://www.water.ca.gov/groundwater/wells/california_well_standards/well_standards_content.cfm

http://www.water.ca.gov/groundwater/wells/california_well_standards/well_standards_content.cfm



mile of the Project site. The nearest schools, Lexington Elementary School and

Garey High School, are located approximately three-quarters of a mile northerly

of the Project site, across SR-71 and north of Rio Rancho Road, at 550 W.

Lexington Avenue and 321 W. Lexington Avenue, respectively. The Project

proposes conventional hotel and office uses, and does not include elements or

aspects that would create or otherwise result in hazardous emissions, and does

not propose or require the handling of hazardous or acutely hazardous

materials, substances, or waste.

d) Less-Than-Significant Impact. The former, circa 1940–1950 Phillips Ranch Landfill

Site (also referred to as the Pomona Ranch Disposal Site, or PRDS) is located

within the Pomona Ranch Plaza, and underlies proposed Project surface parking

areas to be located northerly of the proposed Hotel uses. The PRDS is a Cortese-

listed facility. Plans and permitting for remediation and capping of the Landfill

have been previously approved by CalRecycle (the administrative permitting

agency); and remediation and capping of the landfill will be accomplished by

others prior to implementation of the Project.

e-f) No Impact. The Project site is not located within an airport land use plan, nor is it

located within two miles of any airport. Brackett Field, the closest airport/airfield,

is located approximately four miles northwesterly of the Project site. Moreover, it

is noted that the Project does not propose activities or uses that would otherwise

affect airports or airport operations. On this basis, the Project would have no

impacts regarding public or private airports and/or aircraft-related safety

hazards.

g) Less-Than-Significant Impact. The Project does not propose or require designs or

activities that would interfere with an identified emergency response or

emergency evacuation plan. Any right-of-way vacations and realignments

required of the Project would be accomplished consistent with City design and

construction requirements, and would not substantively or adversely alter area



traffic patterns and emergency response routes. Temporary alterations to vehicle

circulation routes associated with Project construction are addressed through the

Project construction traffic management plan, as approved by the City. Ongoing

coordination with the local fire and police departments during construction will

ensure that potential interference with emergency response and evacuation

efforts are avoided. The potential for the Project to impair implementation of, or

physically interfere with, an adopted emergency response plan or emergency

evacuation plan is therefore considered less-than-significant.

h) Less-Than-Significant Impact. The Project site is located in an area that has been

largely urbanized, and there are no wildlands adjacent to the Project area.

Moreover, the Project site and surrounding areas are currently provided fire

protection and emergency response services by the Los Angeles County Fire

Department. Development impact fees and taxes paid by the Project would act to

offset its incremental demands for fire protection services. The potential for the

Project to expose people or structures to a significant risk of loss, injury or death

involving wildland fires is, on this basis, considered to be less-than-significant.

Sources: Pomona General Plan EIR; Final Remedial Action Plan, Phillips Ranch

Landfill Site (URS Dames & Moore) May 9, 2001; Pomona Hyatt Place Project

Architectural and Site Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

X. HYDROLOGY AND WATER QUALITY. Would the project:

a) Violate any water quality standards or waste discharge requirements?

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 local




Impact


Unless Mitigation

Incorporated


Impact

No Impact

groundwater table level (e.g., the production rate of the 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)?

c) Substantially alter the existing drainage pattern

of area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site?

d) Substantially alter the existing drainage pattern

of the site or area, including through the alteration of the course of a 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?

e) Create or contribute runoff water which would

exceed the capacity of the existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff?

f) Otherwise substantially degrade water quality?

g) Place housing within a 100-year flood hazard

area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map?

h) Place within a 100-year flood hazard area

structures which would impede or redirect flood flows?

i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam?




Impact


Unless Mitigation

Incorporated


Impact

No Impact

j) Inundation by seiche, tsunami, or mudflow?

Substantiation:

a, c-f) Potentially Significant Impact. The Project would be developed and operated in

compliance with all applicable City and Los Angeles Regional Water Quality

Control Board (LARWQCB) regulations and water quality standards. Stormwater

conveyance and drainage services to the subject site are provided by the City of

Pomona, in conjunction with the Los Angeles County Department of Public

Works. Impervious surfaces created by the Project would result in decreased

natural absorption rates and an increased volume of surface runoff. Additionally,

runoff from the Project area may include oils from paved areas and other

chemicals which may contribute to degradation of offsite surface waters.

Compliance with applicable existing City of Pomona Stormwater Pollution

Prevention Programs (SWPPPs); National Pollution Discharge Elimination System

(NPDES) permitting requirements; and mandated Standard Urban Stormwater

Management System (SUSMP) requirements would minimize the potential for the

Project to substantively contribute additional polluted runoff during Project

construction, or over the operational life of the Project. The Project SWPPP; design,

construction, and operation of the Project stormwater management system; and

development and implementation of the Project SUSMP would be realized

consistent with applicable City and LARWQCB requirements.

An analysis of potential impacts in regard to stormwater management and

stormwater discharge quality will be included in the Project EIR. Mitigation

measures will be incorporated to address any potentially significant impacts.



b) Less-Than-Significant Impact. The Project would not contribute to groundwater

depletion, nor discernibly interfere with groundwater recharge. Water is provided

throughout the City by the City’s Utility Services Department (Department).

Groundwater consumed by the Project and the City of Pomona as a whole is

recharged pursuant to Department’s policies and programs. The Project would not

impinge on, or otherwise affect, designated recharge areas.

Direct additions or withdrawals of groundwater are not proposed by the Project.

Further, construction proposed by the Project will not involve substructures or

other intrusive elements at depths that would impair or alter the direction or rate

of flow of groundwater, or affect groundwater quality.

Certain groundwater monitoring wells within the Project site would be abandoned

and destroyed as part of the site preparation processes. Well abandonment and

destruction would comport with DWR and Los Angeles County Department of

Public Health requirements. Please refer to previous discussions at Checklist Items

IX, a-b.

Based on the preceding discussions, the Project’s potential impacts to groundwater

availability, quality, or recharge capabilities, are considered less-than-significant.

g, h) No Impact. The Project does not propose the construction of housing. Further, the

site does not lie within a designated 100-year flood hazard zone. As such, no

placement of structures in a 100-year flood hazard zone would occur as a result of

Project implementation and no impact would occur relative to potential placement

housing or other structures within a mapped 100-year flood hazard area.

i) Less-Than-Significant Impact. The City of Pomona is located near five (5) reservoirs:

the Thompson Creek Reservoir, the San Antonio Reservoir, the Live Oak

Reservoir, the San Dimas Reservoir, and the Puddingstone Reservoir. Because of

the region’s gently sloping topography to the southwest, both the Live Oak



Reservoir and the San Antonio Reservoir could potentially flood portions of the

City in the event of a dam failure. The Project site is, however, located outside

identified potential inundation areas (General Plan EIR Figure 4.7-6). The potential

for people or structures to be subjected to substantial risk of loss, injury or death

involving flooding as a result of the failure of a levee or dam, is therefore


j) No Impact. The Project site is not located near any bodies of water or water storage

facilities that would be considered susceptible to seiche. Nor is the Project site

located proximate to coastal waters, and as such, is not subject to tsunami hazards.

No slopes of significance have been identified on or near the Project site, and the

Project site has not historically been affected by mudflows. Impacts related to

tsunami, seiche, or mudflow hazards would not affect the Project.

Sources: Pomona General Plan EIR; FEMA Map Service Center4; Pomona Hyatt

Place Project Architectural and Site Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

XI. LAND USE AND PLANNING. Would the project:

a) Physically divide an established community?

b) Conflict with any applicable land use plan,

policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?

4 FEMA. “FEMA Flood Map Service Center | Home.” Federal Emergency Management Agency, n.d. Web. 20 Nov. 2015.




Impact


Unless Mitigation

Incorporated


Impact

No Impact

c) Conflict with any applicable habitat conservation plan or natural communities conservation plan?

Substantiation:

a) Less-Than-Significant Impact. The subject site is located within an area designated

for and developed with commercial/retail uses. No “established community”

exists within the Project site. Surrounding residences are approximately 1,000

feet removed from the Project uses. As such, it is unlikely that Project would

directly result in offsite impacts (e.g., traffic, noise or dust generation) that would

disrupt or otherwise adversely affect neighboring residential land uses. On this

basis, the potential for the Project to physically divide an established community

is considered less-than-significant.

b) Potentially Significant Impact.

General Plan Considerations

The multi-story hotel and office development concepts proposed by the Project

are consistent with land uses envisioned for the General Plan Activity Center at

SR-71/Rio Rancho Road. The Project is also considered to be consistent with and

support the General Plan development types and density/intensity established

for the T6-B Typical Transect Zone (please refer also to previous discussions at

Section 3.5, General Plan and Zoning Designations.

Zoning Considerations

The Zoning designation of the Phillips Ranch Plaza, including the Project site, is:

Phillips Ranch Specific Plan/Regional Commercial (SP-PR.RC). Land uses and

development proposed by the Project are considered to generally conform to



land uses and development that would be permitted or conditionally permitted

under the site’s SP-PR.RC Zoning designation. Notwithstanding, the Hotel use

proposed by the Project is not specifically identified as a permitted use or

conditionally permitted use under the Specific Plan. The Specific Plan would

need to be amended to identify Hotel as a permitted (or conditionally

permitted5) use within the Specific Plan.

Also under the Plaza’s SP-PR.RC Zoning designation, buildings are subject to 40-

foot, two-story height limitations. Germane to the Project, an amendment to the

Phillips Ranch Specific Plan would be required to allow for the maximum

building height (approximately 75 feet) proposed by the Project.

On this basis, pending amendment to the Specific Plan to allow for the Project’s

proposed hotel use and maximum building heights, the potential for the Project

to conflict with any City of Pomona land use plans, policies, and regulations is

considered potentially significant. The Project EIR will address these potential

land use impacts.

c) Less-Than-Significant Impact. The Project area, along with the majority of the City

of Pomona, is located within an urbanized setting. There are no existing or

proposed conservation plans in place for the Project area; nor would the Project

affect any identified conservation plans. Please refer also to IS Checklist Section

IV, Biological Resources. On this basis, the potential for the Project to conflict with

a proposed habitat conservation plan, or other natural community conservation

plans, is considered less-than-significant.

Sources: Pomona General Plan EIR; Pomona Hyatt Place Project Architectural

and Site Plan Concepts.

5 Hotels are allowed only pursuant to Conditionally Use Permit requirements within other City commercial/industrial Zones (City of Pomona Zoning Code, Sec. .5809-10. - Hotels and motels).




Impact


Unless Mitigation

Incorporated


Impact

No Impact

XII. MINERAL RESOURCES. Would the project:

a) Result in the loss of availability of a known

mineral resource that would be of value to the region and to the residents of the state?

b) 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?

Substantiation: a-b) No Impact. The Pomona General Plan EIR notes that the California Department of

Conservation does not designate the City as being within a Significant Mineral Aggregate Resource Area (SMARA), nor is it located in an area with active mineral extraction. As a result, no impacts relating to mineral resource extraction are anticipated (General Plan EIR, p. 5-3). Additionally, the City has fully adopted and implemented the California Surface Mining and Reclamation Act (SMARA). SMARA regulations govern the extraction of mineral resources and eventual reclamation of mining operations; allowing for the mining of any locally-important mineral resources while precluding or minimizing potentially adverse environmental effects. On this basis, development of the Project would not result in any impacts to mineral resources that would be of future value to the region and the residents of the State; or 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.

Sources: Pomona General Plan EIR; Pomona Hyatt Place Project Architectural and Site Plan Concepts.




Impact


Unless Mitigation

Incorporated


Impact

No Impact

XIII. 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 noise ordinance, or applicable standards of other agencies?

b) Exposure of persons to or generation of

excessive groundborne vibration or groundborne noise?

c) A substantial permanent increase in ambient

noise levels in the project vicinity above levels existing without the project?

d) A substantial temporary or periodic increase in

ambient noise levels in the project vicinity above levels existing without the project?

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 expose people residing or working in the project area to excessive noise levels?

f) For a project within the vicinity of a private

airstrip, would the project expose people residing or working in the project area to excessive noise levels?

Substantiation:

a-d) Potentially Significant Impact. Construction of the Project would temporarily

increase localized noise levels, and occupation of Project facilities would establish

additional long-term operational noise sources. The Project EIR will assess the

Project’s potential to create potential localized noise impacts. Further, Project



traffic may increase noise levels along roadways in the Project area, with

potentially adverse effects at receiving land uses. A Project-specific Noise Impact

Study will be prepared to examine noise associated with implementation and

operations of the Project. Project-related noise impacts will be discussed in the EIR.

Mitigation measures will be proposed for impacts determined to be potentially

significant.

e-f) No Impact. Brackett Field, the nearest airport/airfield, is located approximately four

miles northwesterly of the Project site. While occasional aircraft overflight is expected, no excessive aircraft related noise would affect the Project area. Moreover, it is noted that the Project does not propose activities or uses that would cause or otherwise affect airport activities or airport/aircraft noise sources. On this basis, the Project would have no impacts regarding public or private airports and/or aircraft-related noise impact hazards.

Sources: Pomona General Plan; Pomona Hyatt Place Project Architectural and Site

Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

XIV. POPULATION AND HOUSING. Would the

project:

a) Induce substantial population growth in the

area, either directly (e.g., by proposing new homes and businesses) or indirectly (e.g., through the extension or roads or other infrastructure)?

b) Displace substantial numbers of existing

housing, necessitating the construction of replacement housing elsewhere?

c) Displace substantial numbers of people necessitating the construction of replacement housing elsewhere?



Substantiation:

a) Less-Than-Significant Impact. The Project does not propose residential development

and would not substantively contribute to population growth within the City.

While the Project would generate some additional employment opportunities, the

majority of these jobs are expected to be filled by residents of Pomona and

surrounding communities. Additionally, because the Project is located within an

existing retail center, no substantive extension of infrastructure is required to serve

the Project; and the Project’s localized infrastructure improvements would not

facilitate or encourage unanticipated development. On this basis, the potential for

the Project to induce substantial population growth either directly or indirectly is


b-c) No Impact. The Project would be implemented within an existing retail center. The

Project does not involve or propose the displacement of any on-site or off-site

housing resources. On this basis, the Project would have no impact relating to

displacement of housing or people.


Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

XV. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of the new or physically altered governmental facilities, need for new or physically 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:




Impact


Unless Mitigation

Incorporated


Impact

No Impact

a) Fire Protection?

b) Police Protection?

c) Schools?

d) Parks?

e) Other public facilities?

Substantiation:

a-b) Potentially Significant Impact. The City of Pomona Police Department currently

provides police protection services to the Project site. Fire suppression and

emergency response services are provided by the Los Angeles County Fire

Department. Development proposed by the Project could result in increased

demands for fire and police protection services. The Project EIR will address the

Project’s potential to create demands on police and fire protection services, and

evaluate whether those demands would result in substantial adverse physical

impacts associated with the provision of new or physically altered fire and/or

police protection facilities, or the need for new or physically altered fire and/or

police protection facilities, the construction of which could cause significant

environmental impacts. Mitigation measures will be proposed for any impacts

determined to be potentially significant.

c) Less-Than-Significant Impact. Employment opportunities created by the Project may

result in increased secondary impacts to school and park facilities. Increased

student population could result from requests for Intra-District Transfers from

employees of the Project wanting to enroll their children in schools closer to their

place of employment. The Project would not however, contribute substantively to



the resident population base using school facilities. The potential for secondary

effects of the Project to result in substantial adverse physical impacts associated

with new or physically altered school facilities is therefore considered less-than-

significant. The Project would pay required school impact fees, acting to offset any

incremental effects to area school services and school facilities.

d) Less-Than-Significant Impact. Hotel and office uses proposed by the Project would

not introduce new residences to the area, or otherwise create substantive

additional demands for park facilities or park services. The potential for the Project

to result in substantial adverse physical impacts associated with new or physically

altered park facilities is therefore considered less-than-significant.

e) Less-Than-Significant Impact. Development of the Project would require established

public agency oversight including, but not limited to, plan check and permitting

actions by the City Planning Division, City Utility Services Department, City

Public Works Department, Pomona Police Department, and the Los Angeles

County Fire Department. Impacts of the Project affecting these other public

agencies would fall within routine tasks of these agencies and are paid for via plan

check and inspection fees. Impacts of the Project would therefore not be of such

magnitude that new or physically altered facilities would be required. On this

basis, the potential for the Project to result in substantial adverse physical impacts

associated with new or physically “other” public facilities is therefore considered



Plan Concepts.




Impact


Unless Mitigation

Incorporated


Impact

No

Impact

XVI. RECREATION

a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial deterioration of the facility would occur or be accelerated?

b) Does the project include recreational facilities or

require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment?

Substantiation:

a) Less-Than-Significant Impact. The Project does not propose elements (e.g., residential

development) that would result in substantive increased demands for

neighborhood or regional parks or other recreational facilities. As such, the

Project’s potential to result in increased demands on neighborhood or regional

parks or other recreational facilities is considered less-than-significant.

b) No Impact. The construction of recreational facilities is not included in the Project

proposal, nor would the Project require the construction or expansion of

recreational facilities. As such, the Project would have no impact in this regard.


Plan Concepts.




Impact


Unless Mitigation

Incorporated


Impact

No Impact

XVII. TRANSPORTATION/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 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 standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways?

c) Result in a change in air traffic patterns,

including either an increase in traffic levels or a change in location that results in substantial safety risks?

d) Substantially increase hazards to a design

feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?

e) Result in inadequate emergency access?

f) Conflict with adopted policies, plans, or

programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities?



Substantiation:

a, b, d) Potentially Significant Impact. The Project has the potential to increase vehicular traffic along area roads. A Traffic Impact Analysis (TIA) will be prepared to examine Project trip generation and distribution, and potential impacts to area traffic conditions and the area circulation system. Mitigation measures addressing any potentially significant Project-related traffic impacts will be identified in the EIR.

c) Less-Than-Significant Impact. The Project does not propose elements or aspects that

would affect air traffic patterns. The airport located nearest the Project site is

Brackett Field, approximately four miles to the northwest. No other public or

private airstrips exist in the vicinity of the Project. The potential for the Project to

result in a change in air traffic patterns, including either an increase in traffic levels

or a change in location that results in substantial safety risks, is therefore


e) Potentially Significant Impact. The Project TIA will evaluate the Project’s potential to

affect emergency access. It is noted here, however, that the Project is not

anticipated to result in elements or aspects that would obstruct or restrict

emergency access to or through the area. In conjunction with the review and

approval of building permits, the City would review all plans to assure compliance

with all applicable emergency access and safety requirements.

f) Less-Than-Significant Impact. The Project does not propose elements or aspects that

would conflict with adopted alternative transportation policies. On a long-term

basis, the Project may result in increased demands for public transportation.

Existing transit services are available to the Project area. Affected transit agencies

routinely review and adjust their ridership schedules to accommodate public

demand. As part of the City’s standard development review process, the need for

and efficacy of transit services and facilities, including but not limited to bus



routing/scheduling, bus shelters, and bicycle parking, would be coordinated

between the City and the Project Applicant, with input from affected transit

providers. Based on the preceding discussions, the potential for the Project to

conflict with adopted policies supporting alternative transportation is considered



Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

XVIII. UTILITIES AND SERVICE SYSTEMS. Would the project:

a) Exceed wastewater treatment requirements of

the applicable Regional Water Quality Control Board?

b) Require or result in the construction of new

water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?

c) Require or result in the construction of new

storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?

d) Have sufficient water supplies available to

serve the project from existing entitlements and resources, or are new or expanded entitlements needed?

e) Result in a determination by the wastewater

treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in




Impact


Unless Mitigation

Incorporated


Impact

No Impact

addition to the provider’s existing commitments?

f) Be served by a landfill with sufficient

permitted capacity to accommodate the project’s solid waste disposal needs?

g) Comply with federal, state, and local statutes

and regulations related to solid waste?

Substantiation:

a) Less-Than-Significant Impact. The Los Angeles County Sanitation Districts (LACSD,

District) would be responsible for the treatment of additional wastewater

generated by the Project. The City of Pomona provides local sewer lines for

wastewater conveyance to the District’s Pomona Water Reclamation Plant (PWRP).

Wastewater generated by the Project would be typical of commercial/retail

generators, and would not require treatment beyond that provided by existing

LACSD facilities. Moreover, the Project would be developed and operated in

compliance with the regulations of the City and the standards of the Los Angeles

Regional Water Quality Control Board (LARWQCB). As such, Project wastewater

would not cause or result in exceedance of the wastewater treatment requirements

of the LARWQCB. Impacts in this regard are therefore considered less-than-

significant.



b) Less-Than-Significant Impact.

Water Treatment

The majority of the City’s water supply comes from groundwater wells.

Groundwater treatment is provided by the City’s network of domestic water

treatment facilities, including portable filtration structures located at selected

wellheads. Additionally, the Frank G. Pedley Memorial Filtration Plant treats the

City’s allocation of surface water collected from San Antonio Canyon and Evey

Canyon in the San Gabriel Mountains. The remainder of the water used in the City

is delivered by the Metropolitan Water District (MWD) of Southern California and

the Three Valleys Municipal Water District (TVMWD), through the Colorado River

Aqueduct and the California State Water Project. Water from these sources is

treated at MWD’s Weymouth Water Treatment Plant in the City of La Verne, and

at TVMWD’s Miramar Water Treatment Plant in Claremont.

Treated water would be provided to the Project via the facilities described above.

No additional or non-standard treatment is required to specifically meet the

Project’s water demands. Water service and connection fees paid by the Project

and other water customers act to fund area water treatment facilities such that

treatment capacities and capabilities keep pace with or surpass treatment

demands.

Wastewater Treatment

Wastewater treatment services are provided to the City by the LACSD, as

discussed in the preceding discussion. The Project would pay applicable sewer

connection and service fees, which act to fund City and LACSD wastewater

collection and treatment system improvement plans, operations, and maintenance

such that treatment capacities and capabilities keep pace with or surpass treatment

demands. The LACSD, as a regional wastewater treatment provider, would

determine when and in what manner treatment facilities will be constructed



and/or upgraded to meet increasing demands of areawide development, including

the incremental demands of the Project.

Based on the preceding discussion, the Project’s potential to require or result in the

construction of new water or wastewater treatment facilities or expansion of

existing facilities, the construction of which could cause significant environmental

effects, is considered less-than-significant.

c) Less-Than-Significant Impact. Project-specific management and conveyance of storm

water is adequately and appropriately addressed through local connections to

existing municipal storm water drainage systems. No substantive improvement or

expansion of stormwater management systems would be required to support the

Project.

As discussed at Checklist Item X, Hydrology and Water Quality, Project stormwater

runoff would be collected and treated prior to discharge the municipal stormwater

system. Design, construction, and operation of the Project stormwater

management system will be discussed in the Project EIR. The Project would be

developed and operated in compliance with all applicable City and LARWQCB

regulations and standards.

Based on the preceding, the potential for the Project to require or result in new or

expanded stormwater drainage facilities, the construction of which could result in

adverse environmental effects, is therefore considered less-than-significant.

d) Less-Than-Significant Impact. The City of Pomona 2010 Urban Water Management

Plan (UWMP) comprehensively addresses water demand and supply throughout

the City through the year 2035. Development proposed by the Project is consistent

with development of the area envisioned under the Pomona General Plan. As

such, Project water demands are reflected in the UWMP.



As documented within the General Plan EIR, water supplies available to the City

have been determined sufficient to meet all existing customer demands, and

anticipated future customer demands (including the Project’s demands) based on

General Plan buildout under normal, single-dry year, and extended drought

conditions (General Plan EIR, p. 4.14-6). Even in the event of water supply

shortages or water emergencies, the City has water shortage contingency plans in

place which ensure provision of priority water services to all its existing and

anticipated customers, including the Project. The Project would be designed in

compliance with all applicable water conservation programs and policies

implemented by the City of Pomona.

The scope of the Project (75,000 square feet of office uses; 200-room hotel) does not

require preparation of a Water Supply Assessment (WSA).

As supported by the preceding discussion, sufficient water supplies are available

to serve the Project from existing entitlements and resources, and the potential for

the Project to require new or expanded entitlements is considered less-than-

significant.

e) Less-Than-Significant Impact. The Project would result in an increased demand for

wastewater treatment. The General Plan EIR determined that wastewater

treatment demands associated with the buildout of the General Plan were less-

than-significant (General Plan EIR, pp. 4.14-10, 4.14-11). The wastewater increment

generated by the Project is reflected in this determination. The potential for the

Project to exceed current or anticipated wastewater treatment capacities is

therefore considered less-than-significant.

f-g) Less-Than-Significant Impact. The City of Pomona is currently served by numerous

landfills. Waste generated by the Project would likely be disposed at either El

Sobrante Landfill in Riverside County, or the Mid-Valley Sanitary Landfill in San

Bernardino County. The General Plan EIR concludes that adequate capacity exists



at landfills serving the City to accommodate development under General Plan

buildout conditions; and further that buildout pursuant to the General Plan would

comply with applicable Federal, State, and local statutes and regulations related to

solid waste (General Plan EIR, pp. 4.14-18, 4.14-19). The solid waste increment

generated by the Project is reflected in these determinations. On this basis, the

potential for the Project to exceed current or anticipated landfill capacities, or fail

to comply with applicable Federal, State, and local statutes and regulations related

to solid waste is therefore considered less-than-significant.

Sources: Pomona General Plan EIR; Pomona Hyatt Place Project Architectural and

Site Plan Concepts.


Impact


Unless Mitigation

Incorporated


Impact

No Impact

XIX. 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 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 important examples of the major periods of California history or prehistory?

b) Does the project have impacts that are

individually limited, but cumulatively considerable? (ACumulatively considerable” means that the incremental effects of a project are considerable when reviewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.)




Impact


Unless Mitigation

Incorporated


Impact

No Impact

c) Does the project have environmental effects

which will cause substantial adverse effects on human beings, either directly or indirectly?

Substantiation:

a) Less-Than-Significant Impact. The Project involves the development of hotel and office facilities on a commercially-designated site, amid other urban land uses within a largely urbanized area. As discussed in this Initial Study, no biological resources would be affected by the Project. Further, no examples of important historic or prehistoric cultural resources are present within the Project area. There are no known Tribal Cultural Resources within the Project site. Nor is it anticipated that the Project would adversely affect off-site Tribal Cultural Resources. Additionally, Tribal Resources consultation with requesting Tribes will be accomplished as provided for under AB 52, Gatto. Native Americans: California Environmental Quality Act. With the completion of any requested Tribal Consultation(s), the potential for the Project to cause a substantial adverse change in the significance of a tribal cultural resource as defined at Public Resources Code 21074 is considered less-than-significant.

b) Potentially Significant Impact. The Project has the potential to result in cumulatively considerable impacts. As discussed in the previous environmental evaluation, implementation of the Project may result in potentially significant impacts under the environmental topics of:

$ Air Quality; $ Greenhouse gas (GHG) emissions impacts; $ Hydrology/Water Quality;



$ Land Use; $ Noise; $ Public Services (Police and Fire); and $ Transportation/Traffic.

The Project EIR will identify the Project’s contribution to, and context within, potentially significant cumulative environmental effects influencing the vicinity and region.

c) Potentially Significant Impact. As indicated by this IS evaluation, the Project may cause or result in certain potentially significant environmental effects, resulting in potentially adverse effects to human beings. While adverse environmental effects that could affect human beings could, to some degree, be substantiated under all CEQA issue areas, Project impacts that could directly affect human beings include:

$ Air Quality; $ Greenhouse gas (GHG) emissions impacts; $ Hydrology/Water Quality; $ Land Use; $ Noise; $ Public Services (Police and Fire); and $ Transportation/Traffic.

The Project EIR will address these environmental topics and present mitigation measures for any potentially significant impacts.

4.0 DETERMINATION

Pomona Hyatt Place Hotel Project Determination Initial Study Page 4-1

4.0 DETERMINATION On the basis of this initial evaluation:

I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.

I find that although the project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described previously have been added to the project. A NEGATIVE DECLARATION will be prepared.

I find that the project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the project MAY have a significant effect(s) 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 an earlier analysis as described on attached sheets. If the effect is a potentially significant impact or potentially significant unless mitigated an ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that need to be addressed.

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 all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project.

City of Pomona:

Signature _____________ _ Date January 28, 2016 Printed Signature: Ross S. Geller for Brad Johnson, City of Pomona Planning Manager

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SCH Number: 2016011079Document Type: NOP - Notice of PreparationProject Lead Agency: Pomona, City of

Project DescriptionProject site is located in the southwesterly portion of the City of Pomona, in eastern Los Angeles County. The Project site is located on 14.88 acreswithin the existing 71-acre Pomona Ranch Plaza. Primary uses proposed by the Project include: a 6- story, 200-room Hyatt Place/Hyatt House Hotelwith conference facilities and supporting amenities totaling approx. 159,000 sq. ft.; and a free-standing 3-story office building totaling approx. 75,000 sq.ft.

Contact InformationPrimary Contact: Brad Johnson City of Pomona 909-620-2191 505 S. Garey Avenue Pomona, CA 91766

Project LocationCounty: Los Angeles City: Pomona Region: Cross Streets: Rio Rancho Road/SR--71 Latitude/Longitude: Parcel No: 8708-001-945 8708-001-930 Township: Range: Section: Base: Other Location Info:

Proximity ToHighways: SR 71 60 Airports: Railways: UPR/Metrolink Waterways: Schools: 1 ES, 1 MS, 1 HS, 2 other Land Use: Land Use: Developed//Zoning: SP-PR.C - Phillips Ranch Specific Plan/ Regional Commercial//GP Designation: Specific Plan

Development TypeOffice, Commercial

Local ActionSite Plan, Use Permit

Project IssuesAesthetic/Visual, Air Quality, Archaeologic-Historic, Biological Resources, Drainage/Absorption, Geologic/Seismic, Noise, Population/HousingBalance, Public Services, Recreation/Parks, Toxic/Hazardous, Traffic/Circulation, Water Quality, Landuse, Cumulative Effects

Reviewing Agencies (Agencies in Bold Type submitted comment letters to the State Clearinghouse)

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Resources Agency; Department of Parks and Recreation; Department of Water Resources; Department of Fish and Wildlife, Region 5; Native AmericanHeritage Commission; Public Utilities Commission; California Highway Patrol; Caltrans, District 7; Air Resources Board; Regional Water QualityControl Board, Region 4

Date Received: 1/29/2016 Start of Review: 1/29/2016 End of Review: 2/29/2016

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