Section Regulatory Framework/Methodology. Land Use and Development

Size: px
Start display at page:

Download "Section Regulatory Framework/Methodology. Land Use and Development"

Transcription

1 Section 4.2 Land Use and Development This section summarizes the existing land uses and developments in the project area, and the potential impacts of the proposed alternatives on these resources. Information in this section is based on, and updated where appropriate from, the Land Use and Development Opportunities Technical Memorandum, which is incorporated into this Draft EIS/EIR as Appendix N Regulatory Framework/Methodology As illustrated in Figure 4.2-1, the general plans and zoning ordinances have been reviewed for following jurisdictions: Los Angeles County and the cities of Commerce, Los Angeles, Montebello, Monterey Park, Pico Rivera, Rosemead, Santa Fe Springs, South El Monte, and Whittier. The following land use plans have also been reviewed: East Los Angeles Community Plan, Montebello Hills Specific Plan, Rancho de Bartolo Specific Plan Amendment, Whittier Boulevard Specific Plan, Whittier Commercial Corridor Redevelopment Plan, and the 2011 Whittier Narrows Dam Basin Master Plan. The Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), which covers a six-county region including the project area and this plan, has also been reviewed. Table briefly summarizes relevant land use goals and policies associated with each plan. More information about these plans is available in Appendix N, Land Use and Development Opportunities Technical Memorandum, of this Draft EIS/EIR. The Partnership for Sustainable Communities livability principles were also reviewed. The livability principles, developed by the U.S. Environmental Protection Agency (USEPA), U.S. Department of Housing and Urban Development (HUD), and U.S. Department of Transportation (USDOT), aim to help improve access to affordable housing, create more transportation options, and lower transportation costs while protecting the environment in communities nationwide. The National Environmental Policy Act (NEPA) and the California Environmental Quality Act (CEQA) Guidelines provide criteria for evaluating potential effects on land use and development. These criteria define an adverse effect/significant impact as one that would: Conflict or be incompatible with adjacent and surrounding land uses caused by degradation or disturbances that substantially diminish the quality of a particular land use; or 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. Impact analysis methodology was based on an inventory of existing land uses adjacent to each alternative alignment. The catalogue of land uses relied on general plan land use designations, zoning ordinance designations, and observations made during site reconnaissance. Land use maps included in this section illustrate the land use designations for parcels adjacent to the alternative alignments. The potential for the operation of each alternative to conflict with existing land uses or any applicable land use plan, policy, or regulation was evaluated in Appendix N, Land Use and Development Opportunities Technical Memorandum, and is summarized below in Section

2 Source: CDM Figure Project Area General Plans and Specific Plans 4.2-2

3 Table Relevant Land Use Plans and Policies Planning Jurisdiction Adopted Plans Relevant Goals and Policies SCAG 2012 RTP The policies and goals of the RTP focus on the need to coordinate land use and transportation decisions to manage travel demand. Goals include: Align the plan investments and policies with improving regional economic development and competitiveness. Maximize mobility and accessibility for all people and goods in the region. Ensure travel safety and reliability for all people and goods in the region. Preserve and ensure a sustainable regional transportation system. Maximize the productivity of our transportation system. Protect the environment and health of our residents by improving air quality and encouraging active transportation (non-motorized transportation, such as bicycling and walking). Encourage land use and growth patterns that facilitate transit and non-motorized transportation. Los Angeles County Commerce Los Angeles Montebello Los Angeles County General Plan East Los Angeles Community Plan Commerce General Plan Los Angeles General Plan Montebello General Plan Concentrate high-density housing in and adjacent to centers to provide convenient access to jobs and services without sacrificing livability or environmental quality. Emphasize channeling new intensive commercial development into multi-purpose centers. Promote compatible land use arrangements that reduce the reliance on private automobiles in order to minimize related social, economic, and environmental costs. Achievement of an efficient, well-balanced, integrated, multimodal transportation system that will satisfy short- and long-term travel needs for the movement of people and goods. Increase economic growth and job creation with priority to jobs accessible by public transportation. Provide for new development which is compatible with and complements existing uses. Promote the operation and enhancement of regional and inter-city transit systems and the reduction of vehicle miles traveled (VMT). Enhance Los Angeles County s rail system, including extensions and feeder bus service. Facilitate traffic movement. Provide ample commercial facilities to meet the needs of residents. Provide opportunities for a variety of living needs

4 Table Relevant Land Use Plans and Policies (continued) Planning Jurisdiction Monterey Park Pico Rivera Rosemead Santa Fe Springs Adopted Plans Montebello Hills Specific Plan Monterey Park General Plan Pico Rivera General Plan Rancho de Bartolo Specific Plan Amendment Rosemead General Plan Santa Fe Springs General Plan Relevant Goals and Policies Connect residential areas to existing public transit facilities and existing commercial and business land use areas. Make public transportation convenient, safe, and responsive to changing transit demands. Create opportunities for new commercial business growth in areas of the city well-served by the circulation network. Operating Industries, Inc. (OII)/Edison Focus Area: Encourage development and reuse within the focus area; and Coordinate with Caltrans to enhance the appearance of the SR 60 Freeway frontage bordering the focus area. Encourage and support accessible, safe, and efficient public transit opportunities as a viable alternative to automobiles. Support the use of alternative transportation through the development of facilities which support and accommodate these services. Integrate alternative transportation into new developments to reduce the need for parking. Provide new employment opportunities for the city and the region. Promote new development that will benefit the city. Promote the linking of local public transit routes with that of adjacent jurisdictions and other transit agencies. Expand opportunities for concentrated commercial and industrial uses that contribute jobs and tax revenues to the community. Encourage mixed-use development as a means of upgrading established uses and developing vacant parcels along arterials and providing new commercial, residential, and employment opportunities. Encourage pedestrian-friendly commercial and residential planned developments wherever possible. Provide an environment to stimulate local employment, community spirit, property values, community stability, tax base, and the viability of local business. Support the development of regional facilities which ensure the safe and efficient movement of people and goods from within the city to areas outside its boundaries, and which accommodate regional travel demands of adjacent areas outside the city. Encourage major new development that is designed in a manner which facilitates provision or expansion of transit service

5 Table Relevant Land Use Plans and Policies (continued) Planning Jurisdiction South El Monte Whittier Whittier Narrows Dam Basin Adopted Plans South El Monte General Plan Whittier General Plan Whittier Boulevard Specific Plan Whittier Commercial Corridor Redevelopment Plan 2011 Whittier Narrows Dam Basin Master Plan Relevant Goals and Policies Facilitate and encourage the development of local- and regionalserving commercial uses, specifically north and south of SR 60 along Santa Anita Avenue. Encourage the development of regional-serving commercial uses south of the SR 60 Freeway at Santa Anita Avenue. Facilitate the development of freeway-oriented commercial uses on commercial properties along Santa Anita Avenue between the SR 60 Freeway and Central Avenue. Create opportunities for multi-family housing development. Encourage the development of mixed-use districts. Provide a comprehensive public transportation system and alternative modes of transit. Reduce emissions associated with VMT through encouragement of mixed-use developments and residential growth in and around commercial activity centers and transportation node corridors. Attract new types of office land uses. Establish the area as an appealing location for workplace uses. Encourage the development of housing within and adjacent to the district. Promote connections to the district from within the city and throughout the county by increasing transit service. Develop properties that are underutilized. Enhance commercial opportunities in the project area. Strengthen the economic and employment base. Improve public facilities. Increase the housing supply. Achieve an economically viable reuse coupled with appropriate means of historic preservation for the Fred C. Nelles California Youth Authority site. Station site is designated as Inactive and/or Future Recreation and Easement Lands. Source: CDM

6 4.2.2 Affected Environment/Existing Conditions The project area consists of portions of nine jurisdictions, including the cities of Commerce, Los Angeles, Montebello, Monterey Park, Pico Rivera, Rosemead, Santa Fe Springs, South El Monte, and Whittier, and portions of unincorporated Los Angeles County which include East Los Angeles and west Whittier-Los Nietos. Generalized land use designations for the project area are illustrated in Figure and are based on data provided by SCAG. The generalized zoning for the project area is illustrated in Figure 4.2-3, which is based on data provided by the California Spatial Information Library. Generalized land use designations and zoning were used so that land use would be presented consistently among jurisdictions to the extent possible. (Refer to Appendix N, Land Use and Development Opportunities Technical Memorandum, of this Draft EIS/EIR for specific land use and zoning maps associated with each jurisdiction in the project area.) The project area includes a variety of land uses. The majority of multi-family residential land uses in the project area are generally located in the west. Single-family residential land uses are generally located in the northern and southeast portions of the project area. Industrial uses are generally located in the southern portion of the project area. Whittier Narrows, which is located in the northeast portion of the project area, is the largest area of parkland and open space in the project area. Commercial uses tend to be concentrated along major roadway and freeway corridors in the project area. Several activity centers with high traffic volumes and large population and commercial densities are located within the project area, including the Historic Whittier Boulevard Shopping District, the Shops at Montebello, and Pico Rivera Towne Center. These are shown in Figure 1-1, Major Activity Centers in the Project Study Area, in Chapter 1, Purpose and Need. A number of institutions exist within or adjacent to the project area, including East Los Angeles College, Rio Hondo Community College, and Whittier College. State recreation centers and local sports and activity centers are also located within the project area. The most notable are the Whittier Narrows Recreation Area and the Montebello Golf Course. Several facilities provide health and medical services to project area residents and throughout the region, including Beverly Hospital, Presbyterian Intercommunity Hospital, and Greater El Monte Community Hospital. (See Section 4.15, Parklands and Other Community Facilities, for additional information about educational and medical institutions and recreation facilities.) Business and industrial parks are concentrated in the cities of Commerce, South El Monte, and Industry. These areas provide a range of employment opportunities including industrial, major retail, and office. Several commercial centers also exist within and adjacent to the project area, ranging from neighborhood and main street retail to large regional malls and shopping centers. Main street retail districts, such as Whittier Boulevard and Uptown Whittier, have a high volume of pedestrian activity. The cities of Commerce, Montebello, and Pico Rivera each have large regional centers, such as the Pico Rivera Towne Center, which attract residents from within and outside of the project area. Table summarizes the results of the analysis. The areas of potential impact that were used in determining land use benefits associated with each alternative, which are summarized in Sections and , included parcels within a one-half-mile radius of station locations

7 Source: Land Use, Los Angeles County [computer file]. Los Angeles, CA: SCAG Figure Land Use Designations 4.2-7

8 Source: California Spatial Information Library 2007; prepared by AECOM, CDM Figure Zoning 4.2-8

9 Table Summary of Potential Impacts to Land Use and Development Alternative Incompatibility with Surrounding or Adjacent Land Uses (CEQA/NEPA) Conflict with Applicable Land Use Plans (CEQA/NEPA) No Build None None TSM None None SR 60 LRT 1 Not adverse/less than significant Not adverse after mitigation/less than significant after mitigation Washington Boulevard LRT Not adverse/less than significant Not adverse/less than significant Notes: 1 Results are for the SR 60 LRT Alternative as well as the SR 60 LRT North Side Design Variation Environmental Impacts/Environmental Consequences The following sections summarize the potential land use impacts and land use benefits associated with each alternative. The area of potential impact (API) that was used to determine potential land use conflicts and policy consistency for this project includes current land use and zoning designations for parcels directly adjacent to the proposed alignments, stations, maintenance yards, and park and ride areas for each alternative No Build Alternative Impact Analysis The No Build Alternative does not include any major service improvements or new transportation infrastructure beyond what is identified in the 2009 Metro Long Range Transportation Plan (LRTP). Therefore, the No Build Alternative would not result in significant land use impacts. However, this alternative would not provide new opportunities for land use connections, higher-density development patterns, and compliance with federal guidance for transportation investments that have important economic development, environmental, and social benefits. The applicable Partnership for Sustainable Communities livability principles that would not be met under this alternative include providing more transportation choices, enhancing economic competitiveness, and supporting existing communities. Therefore, the No Build Alternative would have no adverse effect under NEPA and would have a less than significant impact under CEQA with regard to existing land use. (Refer to Appendix N, Land Use and Development Opportunities Technical Memorandum, of this Draft EIS/EIR for more information.) Mitigation Measures Since the No Build Alternative would have no impact on land use, no mitigation measures are required Impacts Remaining After Mitigation NEPA Finding There would be no adverse land use effects from the No Build Alternative. However, this alternative would not provide land use benefits such as new opportunities for land use connections and higher-density development patterns. CEQA Determination The No Build Alternative would result in less than significant impacts related to land use. However, this alternative would not provide land use benefits, such as new opportunities for land use connections and higher-density development patterns

10 TSM Alternative Impact Analysis Construction Impacts Construction of enhanced bus stops on sidewalks adjacent to the bus lanes associated with the TSM Alternative would not conflict with existing land uses or land use plans. As a result, construction impacts associated with the TSM Alternative would not result in an adverse effect under NEPA or a significant impact under CEQA with regard to existing land uses. (Refer to Appendix N, Land Use and Development Opportunities Technical Memorandum, of this Draft EIS/EIR for more information.) Operational Impacts The new bus lines created under the TSM Alternative would operate within the existing roadway right-of-way (ROW) and would not affect existing land uses or conflict with applicable land use plans or policies. Therefore, the TSM Alternative would not result in adverse effects under NEPA or significant impacts under CEQA with regard to existing land uses. However, this alternative would not provide new opportunities for land use connections, higher-density development patterns, and compliance with federal guidance for transportation investments to the same extent as the light rail transit (LRT) alternatives. (Refer to Appendix N, Land Use and Development Opportunities Technical Memorandum, of this Draft EIS/EIR for more information.) Mitigation Measures Since the TSM Alternative would have no impact on land use, no mitigation measures are required Impacts Remaining After Mitigation NEPA Finding The TSM Alternative would only involve minor construction. Therefore, no adverse land use effects from construction are anticipated. The TSM Alternative would also not result in adverse effects during operations with respect to existing land uses or land use plans. This alternative may provide new opportunities for land use connections or higher-density development patterns, but not to the same extent as the LRT alternatives. CEQA Determination The TSM Alternative would only involve minor construction. Therefore, no significant land use impacts of construction are anticipated. The TSM Alternative would also not result in significant impacts during operations with respect to existing land uses or land use plans. This alternative may provide new opportunities for land use connections or higher-density development patterns, but not to the same extent as the LRT alternatives SR 60 LRT Alternative Impact Analysis Construction Impacts Surrounding land uses would be disrupted while construction activities are performed. Most of the construction would occur within the SR 60 ROW and would not conflict with the transportation land use. Intermittent roadway, sidewalk, and intersection closures would be needed along Pomona Boulevard and along streets where the new LRT aerial structure would pass overhead. Construction staging areas for the SR 60 LRT Alternative would all be adjacent to the SR 60 Freeway. Construction of the SR 60 LRT Alternative would generate temporary pedestrian and vehicle detours that would inhibit, but not prevent, access to existing land uses along the alignment. The SR 60 North Side Design Variation would require freeway closures to construct the bridge over the freeway, which would conflict with freeway operations. These impacts would be temporary and would be addressed through mitigation measures. With implementation of the mitigation measures identified below and summarized in Table ES-2, construction activities associated with the SR 60 LRT Alternative, including the SR 60 North Side Design Variation, would not result in an adverse effect under NEPA or a significant impact under CEQA with regard to existing land uses

11 Operational Impacts Potential Land Use Conflicts The alignment would travel primarily within the southern SR 60 Freeway ROW and would be consistent with the transportation land use. Land uses along the SR 60 LRT Alternative alignment include a mix of commercial, industrial, residential, medical, and open space. Property that would be acquired for the alignment, stations, maintenance yards, and park and ride areas includes commercial businesses, hillside areas associated with residential properties, commercial parking, U.S. Army Corps of Engineers (USACE) flowage easement property, and industrial uses. The development of the Mission Junction Maintenance Yard Option would result in the removal of industrial and commercial uses. The maintenance yard would be compatible with the surrounding industrial, rail and truck loading, and transportation land uses. As part of the SR 60 North Side Design Variation, partial acquisition of one parcel on the northern property of the OII Superfund site would be required for a portion of the LRT alignment and a traction power substation (TPSS) facility. The acquisitions needed for this alternative are discussed in detail in Section 4.3, Displacement and Relocation. The residential properties and associated hillside areas described above are zoned and designated residential. Specifically, partial acquisitions of eight residential properties would be required for the alignment as it travels within the SR 60 ROW, just east of Vail Avenue. The rear of these properties (the hillside area) is adjacent to the SR 60 Freeway, an existing transportation use. Only the hillside areas of these residential properties would be acquired as part of the SR 60 LRT Alternative. The residential properties would remain in place, maintaining their land use designations. In accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act, the affected land owners would be fairly compensated. The conversion of the hillside areas to LRT use would not conflict with adjacent land uses, given that the existing SR 60 Freeway is located adjacent to these properties to the north. In accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act, all affected land and business owners would be fairly compensated and would be offered relocation assistance. The conversion of these land uses to LRT facilities would not conflict with adjacent land uses given the urbanized nature of the area. Therefore, potential land use conflicts associated with operation of the SR 60 LRT Alternative would be less than significant. Policy Consistency The SR 60 LRT Alternative would travel through portions of unincorporated Los Angeles County, Montebello, Monterey Park, Rosemead, and South El Monte. Therefore, consistency was evaluated only for the land use plans, community plans, and redevelopment plans associated with these cities. Relevant land use goals and policies for these jurisdictions are summarized in Table 4.2-1, above. Benefits of the SR 60 LRT Alternative related to applicable land use plans goals and policies include improved transit connectivity, which would provide an alternative to automobile travel, and increase access to major employment centers, activity centers, and destinations within the project area and the region. Improved accessibility and mobility associated with the alternative would also lead to an increase in employment opportunities for the regional population. Given the above, this alternative would be consistent with the applicable land use plans, except for the Whittier Narrows Dam Basin Master Plan. A portion of the SR 60 LRT Alternative alignment, including the proposed Santa Anita Avenue station, would occur within the Whittier Narrows Dam Basin Master Plan s designated Inactive and/or Future Recreation and Easement Lands areas. Inactive and/or Future Recreation areas are recreation areas planned for the future or those that have been temporarily closed. Easement Lands are lands for

12 which the USACE hold an easement interest, but not fee title. As indicated in the 2011 Whittier Narrows Dam Basin Master Plan, before approving any new development on Inactive and/or Future Recreation designated areas, the suitability of such development on these lands must be carefully analyzed and weighed against alternative uses of the land. Based on the analysis included in Attachments 1 and 2 to Appendix W of this Draft EIR, there is no practicable alternative to locating the Santa Anita Avenue station within the designated Inactive and/or Future Recreation area. In addition to the benefits provided by enhanced transit connectivity to nearby communities and activity centers, various environmental and constructability elements constrain the station location, including the proximity to sensitive parcels (schools and residences) that would require acquisition and displacement if the proposed station were relocated. The Master Plan indicates there are no resource objectives or recommendations for Easement Land designation. However, development of the SR 60 LRT Alternative would result in the loss of 83 cubic yards of flood storage capacity within the flood control basin, including the designated flowage easement area, which would conflict with the Whittier Narrows Dam Basin Master Plan and result in a significant land use impact. (Refer to Section 4.12, Water Resources for more information regarding the loss of flood storage capacity.) The SR 60 North Side Design Variation would occur entirely within the SR 60 ROW except for a portion of the LRT alignment and a TPSS facility, which may be located at the eastern boundary of the OII/Edison Focus Area. The focus area is the site of the Monterey Park Market Place commercial project. The area needed for the North Side Design Variation would be nominal and would not prevent or inhibit future development within the focus area. Therefore, the SR 60 LRT Alternative, including the North Side Design Variation, would not conflict with land use policies encouraging development and reuse within the focus area. The SR 60 North Side Design Variation would be built at-grade and on a mechanically stabilized earth (MSE) wall, which would include aesthetic treatments such as landscaping or concrete designs along the eastern boundary of the focus area. Therefore, the North Side Design Variation would not conflict with the focus area policy to improve the appearance of the SR 60 Freeway frontage bordering the focus area. Land Use Benefits Parcels within a one-half-mile radius of station locations were evaluated to determine if opportunities exist for future development. As it relates to relevant land use goals and policies identified in Table 4.2-1, opportunities for future development on underutilized parcels, vacant sites, and surface parking lots are present in the vicinity of station locations along the SR 60 LRT Alternative alignment. The sites, as identified in Appendix N, Land Use and Development Opportunities Technical Memorandum, of this Draft EIS/EIR only indicate where the opportunity for future development would occur; any possible redevelopment project would be a separate, future project which would undergo independent environmental review. The SR 60 LRT Alternative would implement the following HUD-DOT-EPA Partnership for Sustainable Communities livability principles: Provide more transportation choices Enhance economic competitiveness Support existing communities Given the above, operational impacts associated with the SR 60 LRT Alternative, including the SR 60 North Side Design Variation, would not result in an adverse effect under NEPA or a significant impact under CEQA with regard to existing land uses, with the exception of the Whittier Narrows Dam Master Plan area. The SR 60 LRT Alternative and the proposed station would conflict with the 2011 Whittier Narrows Dam Basin Master Plan and would result in an adverse effect under NEPA and a significant impact under CEQA with regards to land use

13 Mitigation Measures Construction Mitigation Measures In addition to the mitigation measure identified below, the following mitigation measures from Chapter 3, Transportation Impacts, Section 4.7, Air Quality, and Section 4.9, Noise and Vibration would be implemented: 3.0-ii, 3.0-iv through 3.0-vi, 3.0-viii, 3.0-x, 3.0-xi, 4.7-i, and 4.9-i through 4.9-vii. (Refer to the specific section for the detailed mitigation measure.) 4.2-i Intersections: The design variation would cross a gated, private segment of Greenwood Avenue that is used to access the OII landfill site at-grade; intermittent closure of the roadway would be needed temporarily for construction. As a result, some landfill maintenance vehicles would need to be re-routed in order to access the area, but alternative routes are available. Metro would coordinate with New Cure Inc. prior to and during intermittent closures of Greenwood Avenue. Operational Mitigation Measures The following mitigation measures from Section 4.12, Water Resources would be implemented: 4.12-iand 4.12-ii. (Refer to the specific section for the detailed mitigation measure.) Impacts Remaining After Mitigation NEPA Finding Construction impacts associated with the SR 60 LRT Alternative, including the North Side Design Variation, would be temporary (limited to the duration of construction) and would not result in adverse land use effects after mitigation. As discussed above, operation of the SR 60 LRT Alternative, including the North Side Design Variation, would not conflict with surrounding land uses and effects would not be adverse. Development of the SR 60 LRT Alternative has the potential to reduce flood storage space within the flowage easement at the proposed Santa Anita Avenue station site. This would conflict with the 2011 Whittier Narrows Dam Basin Master Plan and would result in an adverse land use effect. However, with implementation of mitigation this land use effect associated with the SR 60 LRT Alternative would not be adverse. The alternative would be consistent with all other applicable land use plans and policies. CEQA Determination Construction impacts associated with the SR 60 LRT Alternative, including the North Side Design Variation, would be temporary (limited to the duration of construction) and would not result in significant land use impacts after mitigation. Operation of the SR 60 LRT Alternative, including the North Side Design Variation, would not conflict with surrounding land uses and impacts would be less than significant. Development of the SR 60 LRT Alternative would conflict with the 2011 Whittier Narrows Dam Basin Master Plan and would result in a significant land use impact. With implementation of mitigation, however, this land use impact associated with the SR 60 LRT Alternative would be reduced to less than significant. The alternative would be consistent with all other applicable land use plans and policies Washington Boulevard LRT Alternative Impact Analysis Construction Impacts Community disruption would occur while construction activities are performed. Most of the construction would occur in the ROW of Pomona Boulevard, SR 60, Garfield Avenue, and Washington Boulevard and within areas identified as station sites. Intermittent roadway, sidewalk, and intersection closures would be needed along these routes. Construction staging areas would be located adjacent to these roadways. Given that SR 60, Garfield Avenue, and Washington Boulevard are all designated as major truck routes, construction activity would not differ greatly from the industrial traffic that occurs along these routes on a daily basis. Construction of the Washington Boulevard LRT Alternative would generate temporary pedestrian and vehicle detours that would inhibit,

14 but not prevent, access to existing land uses along the alignment. The Transportation Impacts Technical Memorandum, which is incorporated into this Draft EIS/EIR as Appendix M, analyzes the potential effect on circulation and pedestrian access in the project area and concludes that it would be a less than significant impact on land use. Nonetheless, construction activities associated with the Washington Boulevard LRT Alternative could impact existing land uses during construction. These impacts would be temporary and would be addressed through mitigation measures identified below and summarized in Table ES-2. With implementation of the mitigation measures identified below and summarized in Table ES-2, construction activities associated with the Washington Boulevard LRT Alternative would not result in an adverse effect under NEPA or a significant impact under CEQA with regard to existing land uses. Operational Impacts Potential Land Use Conflicts The alignment would travel primarily along Garfield Avenue and Washington Boulevard. Land uses along the Washington Boulevard LRT Alternative alignment include a mix of commercial, industrial, residential, and medical uses along with some open space. Property that would be acquired for the alignment, stations, and park and ride areas includes commercial and restaurant businesses, residential, office, and industrial uses, commercial parking, and Los Angeles County Flood Control District property. The Mission Junction Maintenance Yard Option would be located adjacent to the Los Angeles River channel, I-10 Freeway, and an existing rail and truck loading facility. This site would be compatible with the surrounding industrial, rail, and freeway land uses. The Commerce Maintenance Yard Option would require partial acquisition of Union Pacific Railroad (UPRR)-owned properties. Industrial uses are located to the south, east, and west. There are no businesses or residences located in the UPRR-owned parcels that would be acquired. Use of this site for the maintenance yard would be compatible with the surrounding industrial and rail land uses. The Santa Fe Springs Maintenance Yard Option is bounded by Washington Boulevard on the north, Allport Avenue on the west, and industrial uses to the south and east. Use of this site for the maintenance yard would be compatible with the surrounding industrial land uses. In accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act, affected land and business owners would be fairly compensated and would be offered relocation assistance. This alternative would be considered a change in land use type, but would not conflict with adjacent land uses given the urbanized nature of the area. Therefore, potential land use conflicts associated with operation of the Washington Boulevard LRT Alternative would be less than significant. Policy Consistency The Washington Boulevard LRT Alternative would travel through portions of unincorporated Los Angeles County, Montebello, Commerce, Pico Rivera, Santa Fe Springs, and Whittier. Therefore, only the land use plans, community plans, and redevelopment plans associated with these areas were evaluated for consistency. Relevant land use goals and policies for these jurisdictions are summarized in Table 4.2-1, above. Benefits of the Washington Boulevard LRT Alternative related to applicable land use plans, goals, and policies include improved transit connectivity, which would provide an alternative to automobile travel and increase access to major employment centers, activity centers, and destinations within the project area and the region. Improved accessibility and mobility associated with the alternative would also lead to an increase in employment opportunities for the regional population

15 Given the above, this alternative would be consistent with the applicable land use plans and policies, and no significant impact would occur. Land Use Benefits Parcels within a one-half-mile radius of station locations were evaluated to determine if opportunities exist for future development. As with the SR 60 LRT Alternative, opportunities for future development of underutilized parcels, vacant sites, and surface parking lots are present in the vicinity of station locations along the Washington Boulevard LRT Alternative alignment. The sites, as identified in Appendix N, Land Use and Development Opportunities Technical Memorandum, of this Draft EIS/EIR, only indicate where the opportunity for future development would occur as it relates to relevant land use goals and policies identified in Table 4.2-1; any possible redevelopment project would be a separate, future project which would undergo independent environmental review. The Washington Boulevard LRT Alternative would implement the following HUD-DOT-EPA Partnership for Sustainable Communities livability principles: Provide more transportation choices Enhance economic competitiveness Support existing communities Given the above, operational impacts associated with the Washington Boulevard LRT Alternative would not result in an adverse effect under NEPA or a significant impact under CEQA with regard to existing land uses Mitigation Measures Construction Mitigation Measures The following mitigation measures from Chapter 3, Transportation Impacts, Section 4.7, Air Quality, and Section 4.9, Noise and Vibration would be implemented: 3.0-ii, 3.0-iv through 3.0-vi, 3.0-viii, 3.0-x, 3.0-xi, 3.0-xvii, 4.7-i, and 4.9-i through 4.9-vii. (Refer to the specific section for the detailed mitigation measure.) Operational Mitigation Measures No significant land use impacts would occur during operation of the Washington Boulevard LRT Alternative. Therefore, no mitigation measures are required Impacts Remaining After Mitigation NEPA Finding Construction impacts associated with the Washington Boulevard LRT Alternative would be temporary (limited to the duration of construction) and would not result in adverse land use effects after mitigation. Operation of the Washington Boulevard LRT Alternative would not conflict with surrounding land uses and effects would not be adverse. This alternative would not introduce new land uses that are inconsistent with existing land uses. Development of the Washington Boulevard LRT Alternative would be consistent with all applicable land use plans and policies, and no adverse effect would occur. CEQA Determination Construction impacts associated with the Washington Boulevard LRT Alternative would be temporary (limited to the duration of construction) and would not result in significant land use impacts after mitigation. Operation of the Washington Boulevard LRT Alternative would not conflict with surrounding land uses and impacts would be less than significant. This alternative would not introduce new land uses that are inconsistent with existing land uses. Development of the Washington Boulevard LRT Alternative would be consistent with all applicable land use plans and policies, and no impact would occur

16 This page intentionally left blank

Eastside Transit Corridor Phase 2 Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX N

Eastside Transit Corridor Phase 2 Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX N Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX N LAND USE AND DEVELOPMENT OPPORTUNITIES TECHNICAL MEMORANDUM State Clearinghouse Number: 2010011062 APPENDIX N Addendum to the

More information

LOS ANGELES COUNTY METROPOLITAN TRANSPORTATION AUTHORITY (LACMTA)

LOS ANGELES COUNTY METROPOLITAN TRANSPORTATION AUTHORITY (LACMTA) CE OF PREPARAT LOS ANGELES COUNTY METROPOLITAN TRANSPORTATION AUTHORITY (LACMTA) NOTICE OF PREPARATION OF AN ENVIRONMENTAL IMPACT STATEMENT (E1S)lENVIRONMENTAL IMPACT REPORT (EIR) TO: AGENCIES, ORGANIZATIONS

More information

Eastside Transit Corridor Phase 2 Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX Q

Eastside Transit Corridor Phase 2 Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX Q Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX Q VISUAL AND AESTHETIC IMPACTS TECHNICAL MEMORANDUM State Clearinghouse Number: 2010011062 Visual and Aesthetic Impacts Technical

More information

Right-of-Way Acquisitions and Relocations Technical Memorandum

Right-of-Way Acquisitions and Relocations Technical Memorandum Right-of-Way Acquisitions and Relocations Technical Memorandum Southeast Extension Project Lincoln Station to RidgeGate Parkway Prepared for: Federal Transit Administration Prepared by: Denver Regional

More information

Eastside Transit Corridor Phase 2 Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX F. SECTION 4(f) EVALUATION

Eastside Transit Corridor Phase 2 Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX F. SECTION 4(f) EVALUATION Draft Environmental Impact Statement/ Environmental Impact Report APPENDIX F SECTION 4(f) EVALUATION State Clearinghouse Number: 2010011062 August 2014 Prepared for Los Angeles County Metropolitan Transportation

More information

Attachment D Eastside Transit Corridor Phase 2 Technical Study Route Options Screening Analysis and Community Outreach Executive Summary April 2017

Attachment D Eastside Transit Corridor Phase 2 Technical Study Route Options Screening Analysis and Community Outreach Executive Summary April 2017 Attachment D Eastside Transit Corridor Phase 2 Technical Study Route Options Screening Analysis and Community Outreach Executive Summary April 2017 Technical Study Scope Nov 2014: Board-directed Technical

More information

4. ENVIRONMENTAL IMPACT ANALYSIS 7. LAND USE AND PLANNING

4. ENVIRONMENTAL IMPACT ANALYSIS 7. LAND USE AND PLANNING 4. ENVIRONMENTAL IMPACT ANALYSIS 7. LAND USE AND PLANNING 4.7.1 INTRODUCTION The following analysis discusses the consistency of the Proposed Project with the corresponding land use and zoning designations

More information

Eastside Transit Corridor Phase 2 Technical Study Update Community Outreach Meeting February 2017

Eastside Transit Corridor Phase 2 Technical Study Update Community Outreach Meeting February 2017 Eastside Transit Corridor Phase 2 Technical Study Update Community Outreach Meeting February 2017 Purpose of Tonight s Meeting Recap of Board motion (2014) and technical study process Provide update on

More information

2. INTRODUCTION 2.1 AUTHORITY 2.2 PURPOSE AND INTENT 2.3 SITE LOCATION

2. INTRODUCTION 2.1 AUTHORITY 2.2 PURPOSE AND INTENT 2.3 SITE LOCATION 2. INTRODUCTION 2.1 AUTHORITY The City of Gardena initiated and prepared the Artesia Corridor Specific Plan pursuant to the provisions of California Government Code, Title 7, Division 1, Chapter 3, Article

More information

3.10 LAND USE SETTING PROJECT SITE EXISTING LAND USE DESIGNATIONS AND ZONING. General Plan Land Use Designations.

3.10 LAND USE SETTING PROJECT SITE EXISTING LAND USE DESIGNATIONS AND ZONING. General Plan Land Use Designations. This section of the Draft EIR addresses the existing land uses on and adjacent to the project site and discusses the potential impacts of the proposed project on existing land uses. Key issues addressed

More information

The transportation system in a community is an

The transportation system in a community is an 7 TRANSPORTATION The transportation system in a community is an important factor contributing to the quality of life of the residents. Without a sound transportation system to bring both goods and patrons

More information

CHAPTER 7: Transportation, Mobility and Circulation

CHAPTER 7: Transportation, Mobility and Circulation AGLE AREA COMMUNITY Plan CHAPTER 7 CHAPTER 7: Transportation, Mobility and Circulation Transportation, Mobility and Circulation The purpose of the Transportation, Mobility and Circulation Chapter is to

More information

Chapter 1: Introduction

Chapter 1: Introduction Chapter 1: Introduction The Penn Avenue Community Works Corridor Vision and Implementation Framework presents an integrated communitybased vision and a coordinated, long-term implementation framework for

More information

TRANSPORTATION ELEMENT GOALS, OBJECTIVES, AND POLICIES

TRANSPORTATION ELEMENT GOALS, OBJECTIVES, AND POLICIES TRANSPORTATION ELEMENT GOALS, OBJECTIVES, AND POLICIES GOAL 2 The City shall provide a safe, convenient, effective, and energy efficient multimodal transportation system which is coordinated with the Future

More information

EXISTING COMPREHENSIVE PLAN

EXISTING COMPREHENSIVE PLAN EXISTING COMPREHENSIVE PLAN Town Center Land Use Element: V. LAND USE POLICIES Town Center Mercer Island's business district vision as described in "Your Mercer Island Citizen-Designed Downtown" was an

More information

Corridor Vision. 1Pursue Minnehaha-Hiawatha Community Works Project. Mission of Hennepin County Community Works Program

Corridor Vision. 1Pursue Minnehaha-Hiawatha Community Works Project. Mission of Hennepin County Community Works Program 1Pursue Minnehaha-Hiawatha Community Works Project Minnehaha-Hiawatha Community Works is a project within the Hennepin Community Works (HCW) program. The mission of the HCW program is to enhance how the

More information

3.0 PROJECT DESCRIPTION

3.0 PROJECT DESCRIPTION 3.0 PROJECT DESCRIPTION 3.1 BACKGROUND Under California law (Government Code Section 65300 et seq.), every city and county is required to have a general plan. The general plan is to be comprehensive and

More information

City of Nogales General Plan

City of Nogales General Plan Open Space, Parks, Recreation and Trails City of Nogales General Plan Residents of Nogales place a high priority in the development of a comprehensive system of open space, parks, recreation and trails

More information

California Environmental Quality Act (CEQA) Environmental Review Process

California Environmental Quality Act (CEQA) Environmental Review Process California Environmental Quality Act (CEQA) Environmental Review Process Los Angeles Union Station Forecourt and Esplanade Improvements constitute a Project Los Angeles County Metropolitan Transportation

More information

Northern Branch Corridor SDEIS March Table of Contents

Northern Branch Corridor SDEIS March Table of Contents Table of Contents Executive Summary... ES-1 ES.1 Introduction... ES-1 ES.2 Project Background... ES-1 ES.3 Purpose and Need... ES-5 ES.4 Alternatives... ES-6 ES.5 Operating Plan... ES-11 ES.6 Cost Analysis...

More information

I. DESCRIPTION OF PROPOSED ACTION... 1 A. General Description... 1 B. Historical Resume and Project Status... 2 C. Cost Estimates...

I. DESCRIPTION OF PROPOSED ACTION... 1 A. General Description... 1 B. Historical Resume and Project Status... 2 C. Cost Estimates... PROJECT COMMITMENTS SUMMARY... S-1 1. Type of Action... S-1 2. Description of Action... S-1 3. Summary of Purpose and Need... S-1 4. Alternatives Considered... S-2 5. NCDOT Alternatives Carried Forward...

More information

Appendix E Section 4(f) Evaluation

Appendix E Section 4(f) Evaluation Appendix E Section 4(f) Evaluation Appendix E Draft Section 4(f) Evaluation E.1 Introduction This appendix addresses a federal regulation known as Section 4(f), which protects parks, recreation areas,

More information

East Corridor Final Environmental Impact Statement

East Corridor Final Environmental Impact Statement East Corridor Final Environmental Impact Statement Alternatives Considered Operating Plan The requirements for opening day operations versus year 2030 are based on ridership and operations. Opening day

More information

Chapter 12. Land Use

Chapter 12. Land Use \ I Chapter 12 Chapter 12. INTRODUCTION This chapter describes existing and planned land uses in the JOS service area and identifies impacts of the JOS 2010 Master Facilities Plan and alternatives. Existing

More information

The West Vaughan Employment Area Secondary Plan Policies

The West Vaughan Employment Area Secondary Plan Policies Part 2: The West Vaughan Employment Area Secondary Plan Policies 2.1 General Policies It is the policy of Council: 2.1.1. That the West Vaughan Employment Area (the WVEA), identified on Schedule 1, will

More information

Employment and Commercial Review Analysis of Policy Directions

Employment and Commercial Review Analysis of Policy Directions Employment and Commercial Review Analysis of Policy Directions Appendix A The following analysis is town staff s response to the policy directions provided by the consultants who prepared the Employment

More information

Mark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan

Mark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan Mark-up of the effect of the proposed Bronte Village Growth Area OPA No.18 on the text of section 24, Bronte Village, of the Livable Oakville Plan Notes: This document is provided for information purposes

More information

NOTICE OF PREPARATION

NOTICE OF PREPARATION NOTICE OF PREPARATION DATE: April 6, 2017 TO: FROM: Responsible Agencies Trustee Agencies Local and Public Agencies Interested Parties Contact: Brent Cooper, AICP, Community Development Director 4381 Broadway

More information

COLVER ROAD INDUSTRIAL CONCEPT PLAN

COLVER ROAD INDUSTRIAL CONCEPT PLAN COLVER ROAD INDUSTRIAL CONCEPT PLAN A CONCEPTUAL LAND USE AND TRANSPORTATION PLAN FOR TA-4 AN URBAN RESERVE AREA OF THE CITY TALENT City of Talent Adopted by City Council Resolution No., June, 2015 PART

More information

APPENDIX D: Visual and Aesthetic Conditions for NCCU Station Refinement. Durham-Orange Light Rail Transit Project

APPENDIX D: Visual and Aesthetic Conditions for NCCU Station Refinement. Durham-Orange Light Rail Transit Project APPENDIX D: Visual and Aesthetic Conditions for NCCU Station Refinement Durham-Orange Light Rail Transit Project October 2016 1. Introduction The Combined FEIS/ROD summarizes the effects of the D-O LRT

More information

Town Center (part of the Comprehensive Plan)

Town Center (part of the Comprehensive Plan) Town Center (part of the Comprehensive Plan) Mercer Island Town Center Looking North (2014) In 1994, a year-long process culminated in a set of design guidelines and code requirements for the Town Center

More information

WESTSIDE SUBWAY EXTENSION PROJECT. Addendum to the Visual and Aesthetic Impacts Technical Report

WESTSIDE SUBWAY EXTENSION PROJECT. Addendum to the Visual and Aesthetic Impacts Technical Report PROJECT to the Visual and Aesthetic Impacts Technical Report August 2011 Visual and Aesthetic Impacts Technical Report SUMMARY On October 28, 2010, the Metro Board selected the Westwood/VA Hospital Extension

More information

Northwest Rail Corridor and US 36 BRT Development Oriented Transit Analysis 4.4 STATION AREA FINDINGS

Northwest Rail Corridor and US 36 BRT Development Oriented Transit Analysis 4.4 STATION AREA FINDINGS 4.4 STATION AREA FINDINGS Each station is different, and each one requires a separate set of recommendations based on the vision for the site. This section outlines an initial TOD strategy and recommendations

More information

SUMMERSIDE / MT. CARMEL REINVESTMENT CORRIDOR COMMUNITY DEVELOPMENT STRATEGY

SUMMERSIDE / MT. CARMEL REINVESTMENT CORRIDOR COMMUNITY DEVELOPMENT STRATEGY SUMMERSIDE / MT. CARMEL REINVESTMENT CORRIDOR COMMUNITY DEVELOPMENT STRATEGY FEBRUARY 2013 I. Location of the Summerside/Mt. Carmel Reinvestment Corridor The Summerside/Mt. Carmel Reinvestment Corridor

More information

Transportation. Strategies for Action

Transportation. Strategies for Action Transportation A major priority for the Overlake Neighborhood is to develop a multimodal transportation system. To achieve this system, a balance has to be found among travel, circulation and access needs;

More information

Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan

Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan Appendix F Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan Introduction and Purpose of the Plan The Gold Line Bus Rapid Transit facility is an eleven-mile dedicated

More information

EXHIBIT A. Tax Increment Reinvestment Zone No. 1 (Town Center) First Amended Project Plan 1

EXHIBIT A. Tax Increment Reinvestment Zone No. 1 (Town Center) First Amended Project Plan 1 EXHIBIT A Tax Increment Reinvestment Zone No. 1 (Town Center) First Amended Project Plan 1 1 As amended by Resolution No. 2008-02-001(TR1R) of the Tax Increment Reinvestment Zone No.1, and approved to

More information

CHAPTER 1. Ms. Guajardo s Class - Central Elementary CH 1 1

CHAPTER 1. Ms. Guajardo s Class - Central Elementary CH 1 1 INTRODUCTION CHAPTER 1 Ms. Guajardo s Class - Central Elementary CH 1 1 1.1 SETTING South Centre City is a linear corridor south of Downtown Escondido paralleling Centre City Parkway and South Escondido

More information

7.0 SECTION 4(F) EVALUATION

7.0 SECTION 4(F) EVALUATION Chapter 7 Section 4(f) Evaluation 7.0 SECTION 4(F) EVALUATION 7.1 Background Information and Regulatory Requirements This chapter presents the existing conditions and potential effects to parklands and

More information

A. WHAT IS A GENERAL PLAN?

A. WHAT IS A GENERAL PLAN? I. Introduction A. WHAT IS A GENERAL PLAN? A general plan is the planning guideline for the future of a city. It contains goals and policies which regulate urban development, the protection of the natural

More information

4.8 LAND USE AND PLANNING

4.8 LAND USE AND PLANNING 4.8 LAND USE AND PLANNING 4.8.1 INTRODUCTION This section describes existing and planned land uses at the Hayward campus and analyzes the impact of implementation of the proposed Master Plan on land uses

More information

Town of Portola Valley General Plan. Nathhorst Triangle Area Plan

Town of Portola Valley General Plan. Nathhorst Triangle Area Plan Town of Portola Valley General Plan Amended December 10, 1997 Table of Contents Introduction... 1 Planning Area... 1 Objectives... 2 Principles... 2 Standards... 4 Description... 4 Community Commercial...

More information

1.0 Circulation Element

1.0 Circulation Element 5/9/18 1.0 Circulation Element 1.1 Introduction As growth and development occur in Apache County, enhancements to its circulation system will be necessary. With time, more roads will be paved and air and

More information

Venice Pumping Plant Dual Force Main Project Draft EIR

Venice Pumping Plant Dual Force Main Project Draft EIR City of Los Angeles 5.9 LAND USE PLANS 5.9.1 Environmental Setting Venice Pumping Plant Dual Force Main Project Draft EIR The Project lies within the bounds of Los Angeles County and the City of Los Angeles.

More information

4.1 LAND USE AND HOUSING

4.1 LAND USE AND HOUSING 4.1 This section provides a project-level analysis of potential impacts to land use, Shorelines of the State (shorelines), and housing. The study area for the land use and housing analysis in the Final

More information

STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT

STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT DATE: April 29, 2013 STAFF REPORT TO COUNCIL PLANNING AND DEVELOPMENT 1100 Patricia Boulevard, Prince George, B.C., V2L 3V9 TO: FROM: SUBJECT: MAYOR AND COUNCIL JESSE DILL, PLANNER Development Variance

More information

Cobb County Design Guidelines Mableton Parkway & Veterans Memorial Highway Community Design Workshop January 12, 2017

Cobb County Design Guidelines Mableton Parkway & Veterans Memorial Highway Community Design Workshop January 12, 2017 Community Design Workshop January 12, 2017 Agenda Opening Remarks / Introductions Scope of Work Existing Conditions Key Issues / Opportunities VPS Summary Draft Vision & Goal Statement Implementation Concepts

More information

Planning Commission Staff Report June 5, 2008

Planning Commission Staff Report June 5, 2008 Owner/Applicant Taylor Village Sacramento Investments Partners, LP c/o Kim Whitney 1792 Tribute Road #270 Sacramento, CA 95815 Staff Recommendation Planning Commission Staff Report Project: File: Request:

More information

West Broadway Transit Study Initial Screening of Alternatives Memo

West Broadway Transit Study Initial Screening of Alternatives Memo West Broadway Transit Study Initial Screening of Alternatives Memo 5/22/2015 Prepared by the SRF Consulting Group Team for Table of Contents Purpose... 1 Methodology... 1 Screening... 5 Screening Criteria...

More information

EAST SACRAMENTO COMMUNITY PLAN

EAST SACRAMENTO COMMUNITY PLAN EAST SACRAMENTO COMMUNITY PLAN Part Three : COMMUNITY PLAN AREAS AND SPECIAL STUDY AREAS CONTENTS Community Location...3-ES-3 Community Vision...3-ES-4 Community Profile...3-ES-4 Community Issues...3-ES-5

More information

Staff Report and Recommendation

Staff Report and Recommendation Community Planning and Development Planning Services 201 W. Colfax Ave., Dept. 205 Denver, CO 80202 p: 720.865.2915 f: 720.865.3052 www.denvergov.org/cpd TO: City Council Neighborhoods and Planning Committee

More information

LAND USE ELEMENT. Purpose. General Goals & Policies

LAND USE ELEMENT. Purpose. General Goals & Policies LAND USE ELEMENT Purpose This Land Use Element contains the goals and policies necessary to support the City s responsibility for managing land resources and guiding development through implementing regulations,

More information

NOTICE OF PREPARATION

NOTICE OF PREPARATION NOTICE OF PREPARATION To: All Interested Parties Subject: Notice of Preparation of an Environmental Impact Report From: City of Petaluma Address: 11 English Street, Petaluma, CA 94952-2610 Contact: Heather

More information

Whittier Greenway Trail. Est. 2009

Whittier Greenway Trail. Est. 2009 Whittier Greenway Trail Est. 2009 The Whittier Greenway Trail begins in the northwest corner of Whittier, near the 605 Freeway, and closely parallels Whittier Boulevard. When it reaches Painter Avenue,

More information

I. INTRODUCTION. Project Background and Study Area

I. INTRODUCTION. Project Background and Study Area I. INTRODUCTION Project Background and Study Area Freedom Parkway is a key east-west corridor connecting I-25 on the west to the Town of Kersey on the east, running approximately one to two miles south

More information

THEMES, VISION, + PRINCIPLES

THEMES, VISION, + PRINCIPLES CHAPTER 2: THEMES, VISION, + PRINCIPLES This page intentionally left blank. 20 VISION DRAFT AUGUST 2018 2 2 THEMES, VISION, + GUIDING PRINCIPLES The Key Themes, Vision, and Guiding Principles presented

More information

3. Project Description

3. Project Description 3.1 PROJECT LOCATION The Platinum Triangle (herein after also referred to as the Project Area ) is located at the confluence of the Interstate 5 (I-5 Freeway) and the State Route 57 (SR-57 Freeway), in

More information

Planning Districts INTRODUCTION

Planning Districts INTRODUCTION INTRODUCTION To facilitate detailed examination of development prospects for all areas of the community, Delano has been divided into 14 planning districts. The location of these planning districts is

More information

Final Land Use and Development Opportunities Report 5.0 Environmental Impact/Environmental Consequences

Final Land Use and Development Opportunities Report 5.0 Environmental Impact/Environmental Consequences Figure 5-11. Wilshire/16th 1/4-Mile Station Area August 16, 2010 Page 5-27 Figure 5-12. Wilshire/4th 1/4-Mile Station Area August 16, 2010 Page 5-28 5.7 Alternative 4 Westwood/VA Hospital Extension Plus

More information

6. REGIONAL AND COMMUNITY FACILITIES DESIGNATIONS 6.1. OBJECTIVES FOR REGIONAL AND COMMUNITY FACILITIES LAND USE DESIGNATIONS

6. REGIONAL AND COMMUNITY FACILITIES DESIGNATIONS 6.1. OBJECTIVES FOR REGIONAL AND COMMUNITY FACILITIES LAND USE DESIGNATIONS 6. REGIONAL AND COMMUNITY FACILITIES DESIGNATIONS INTRODUCTION The Regional and land use designations provide the primary locations for uses which satisfy the health, education and other service needs

More information

TRANSPORTATION AND LAND USE

TRANSPORTATION AND LAND USE CHAPTER 10 TRANSPORTATION AND LAND USE Transportation and land use are intimately linked. The expansion of a highway typically spurs housing, employment growth and land development in the communities that

More information

4.1 AESTHETICS AND VISUAL QUALITY

4.1 AESTHETICS AND VISUAL QUALITY SCOPE AND METHODOLOGY 4.1 AESTHETICS AND VISUAL QUALITY This section evaluates the potential impacts to aesthetics and visual quality. Aesthetics refers to visual resources and the quality of what can

More information

CHARLES PUTMAN CHARLES PUTMAN AND ASSOCIATES, INC

CHARLES PUTMAN CHARLES PUTMAN AND ASSOCIATES, INC MEMORANDUM CHARLES PUTMAN & ASSOCIATES, INC. LAND DEVELOPMENT CONSULTANTS PLANNING ZONING PERMITTING 4722 NW Boca Raton Boulevard, Suite C-106 Boca Raton, Florida 33431 Phone: 561/994-6411 FAX: 561/994-0447

More information

Section 4.11 Traffic and Transportation 4.11 TRAFFIC AND TRANSPORTATION

Section 4.11 Traffic and Transportation 4.11 TRAFFIC AND TRANSPORTATION 4.11 TRAFFIC AND TRANSPORTATION The following sections summarize the evaluation of the potential traffic/transportation impacts of the San Gabriel River Corridor Master Plan. First, the analysis methodology

More information

ROAD CLOSURE AND LAND USE AMENDMENT SILVER SPRINGS (WARD 1) NORTHEAST OF NOSEHILL DRIVE NW AND SILVER SPRINGS ROAD NW BYLAWS 2C2018 AND 29D2018

ROAD CLOSURE AND LAND USE AMENDMENT SILVER SPRINGS (WARD 1) NORTHEAST OF NOSEHILL DRIVE NW AND SILVER SPRINGS ROAD NW BYLAWS 2C2018 AND 29D2018 Page 1 of 19 EXECUTIVE SUMMARY This application proposes redesignating two parcels in the community of Silver Springs from Special Purpose Future Urban Development (S-FUD) District and undesignated road

More information

5.9 LAND USE Existing Conditions Historic Land Use Trends Existing Land Use Distribution

5.9 LAND USE Existing Conditions Historic Land Use Trends Existing Land Use Distribution 5.9 LAND USE This section describes the existing land use pattern and land use planning/regulatory framework in the City of Fontana. It also evaluates potential long-term land use impacts such as physically

More information

A. LAND USE AND PLANNING POLICY

A. LAND USE AND PLANNING POLICY NOVEMBER 2008 TRUCKEE RAILYARD DRAFT MASTER PLAN EIR This section describes existing land uses within the Master Plan Area and its vicinity, summarizes relevant land use related plans and policies, lists

More information

6. Consistency with Local Plans

6. Consistency with Local Plans 6. Consistency with Local Plans 6.1. Chapter Overview 6.1.1. Introduction This section presents the goals, objectives and policies of municipal, county and state planning entities, as well as known development/redevelopment

More information

Corridors. Re-vitalize our Corridors and Gateways

Corridors. Re-vitalize our Corridors and Gateways Corridors Re-vitalize our Corridors and Gateways Artist s rendering from the 287 Strategic Plan, 2015 Corridors are the major throughways of Loveland but they also provide important commercial, community

More information

APPENDIX D: BACKGROUND AND VISION

APPENDIX D: BACKGROUND AND VISION APPENDIX D: BACKGROUND AND VISION BACKGROUND A. Specific Plan Location Jordan Downs is located at 9800 Grape Street in Los Angeles, California, 90002. The Jordan Downs Urban Village Specific Plan area

More information

Appendix I-A3 DENAIR COMMUNITY PLAN

Appendix I-A3 DENAIR COMMUNITY PLAN Appendix I-A3 DENAIR COMMUNITY PLAN Adopted by the Stanislaus County Board of Supervisors DECEMBER 15, 1998* *A technical update removing reference to the former Stanislaus County Redevelopment Agency

More information

Eastern Terminus TECHNICAL MEMORANDUM CENTRAL BROWARD EAST-WEST TRANSIT ANALYSIS BROWARD COUNTY, FLORIDA

Eastern Terminus TECHNICAL MEMORANDUM CENTRAL BROWARD EAST-WEST TRANSIT ANALYSIS BROWARD COUNTY, FLORIDA Eastern Terminus TECHNICAL MEMORANDUM CENTRAL BROWARD EAST-WEST TRANSIT ANALYSIS BROWARD COUNTY, FLORIDA FINANCIAL PROJECT ID NUMBER 411189-2-22-01 FLORIDA DEPARTMENT OF TRANSPORTATION DISTRICT 4 Prepared

More information

Urban Development Areas Bedford County

Urban Development Areas Bedford County 5 Urban Development Areas Bedford County UDA Needs Profile: All UDAs Bedford County has designated two UDAs: areas just outside the Bedford City Limits (generally to the south and east of the city) and

More information

Existing Transportation System 5-1

Existing Transportation System 5-1 5-1 The Jackson County transportation system is served by several modes of transportation including streets and highways, multi-modal, non-motorized, rail, and aviation. While the focus of the transportation

More information

Issues Requiring Future Study

Issues Requiring Future Study Issues Requiring Future Study Transportation planning is an ongoing process that tends to identify new issues as it finds solutions for others. Some issues are so complex that a solution to one problem

More information

Transportation Working Team Duane Diggs, Co-Chair (VOICE Buffalo) Kelly Dixon, Co-Chair (GBNRTC) Paul Ray, Facilitator (UB Regional Institute)

Transportation Working Team Duane Diggs, Co-Chair (VOICE Buffalo) Kelly Dixon, Co-Chair (GBNRTC) Paul Ray, Facilitator (UB Regional Institute) towards a more sustainable Buffalo Niagara Transportation Working Team Duane Diggs, Co-Chair (VOICE Buffalo) Kelly Dixon, Co-Chair (GBNRTC) Paul Ray, Facilitator (UB Regional Institute) Agenda Welcome,

More information

Figure 1- Site Plan Concept

Figure 1- Site Plan Concept Figure 1- Site Plan Concept Parking will be provided underground on three levels at rate of 1.0 space/ unit; this rate includes all visitors parking. MMM Group has prepared a parking assessment (April,

More information

6.11 Land Use Introduction Regulatory Setting Regional Plans and Policies. Santa Clara Valley Transportation Authority

6.11 Land Use Introduction Regulatory Setting Regional Plans and Policies. Santa Clara Valley Transportation Authority 6.11 6.11.1 Introduction This section discusses existing conditions and the regulatory setting regarding land use and describes impacts under CEQA that would result from construction and operation of the

More information

Nob Hill Pipeline Improvements Project EIR

Nob Hill Pipeline Improvements Project EIR Section 3.1 Aesthetics This section addresses the visual aspects that may affect the views experienced by the public, including the potential to impact the existing character of each area that comprises

More information

4 LAND USE DESIGNATIONS

4 LAND USE DESIGNATIONS 4 LAND USE DESIGNATIONS Chapter 4 describes the land use designations and densities that will implement the development vision for North Burlingame outlined in Chapter 3. Land use densities are described

More information

PSRC REVIEW REPORT & CERTIFICATION RECOMMENDATION

PSRC REVIEW REPORT & CERTIFICATION RECOMMENDATION PSRC REVIEW REPORT & CERTIFICATION RECOMMENDATION KITSAP COUNTY COUNTYWIDE PLANNING POLICIES July 2, 2012 BACKGROUND A major emphasis of the Washington State Growth Management Act (GMA) is the need to

More information

North Fair Oaks Community Plan Summary and Information

North Fair Oaks Community Plan Summary and Information North Fair Oaks Community Plan Summary and Information WHAT IS THE NORTH FAIR OAKS COMMUNITY PLAN? The North Fair Oaks Community Plan is part of the San Mateo County General Plan, and establishes policies

More information

Hockessin Community Redevelopment Plan

Hockessin Community Redevelopment Plan Hockessin Community Redevelopment Plan 3.1 Introduction The Community Redevelopment Plan for the Village of Hockessin is the result of the people s vision for a distinct village center that serves as the

More information

CITY COUNCIL AGENDA REPORT

CITY COUNCIL AGENDA REPORT CITY COUNCIL AGENDA REPORT Subject: COUNCIL MOTION LRT ALIGNMENT REMOVAL FROM THE TRANSPORTATION MASTER PLAN On February 10, 2016 Councillor Hughes provided notice in accordance with Section 23 of Procedure

More information

TRANSIT ORIENTED DEVELOPMENT PINELLAS COUNTY MPO LIVABLE COMMUNITIES INITIATIVE PINELLAS COUNTY COMPREHENSIVE PLAN AMENDMENTS

TRANSIT ORIENTED DEVELOPMENT PINELLAS COUNTY MPO LIVABLE COMMUNITIES INITIATIVE PINELLAS COUNTY COMPREHENSIVE PLAN AMENDMENTS PINELLAS COUNTY MPO LIVABLE COMMUNITIES INITIATIVE MODEL LAND DEVELOPMENT CODE TRANSIT ORIENTED DEVELOPMENT PINELLAS COUNTY COMPREHENSIVE PLAN AMENDMENTS MPO Livable Communities Initiative Goal: Improve

More information

4.0 AFFECTED ENVIRONMENT AND ENVIRONMENTAL CONSEQUENCES

4.0 AFFECTED ENVIRONMENT AND ENVIRONMENTAL CONSEQUENCES 4.0 AFFECTED ENVIRONMENT AND ENVIRONMENTAL CONSEQUENCES The following sections discuss the impacts associated with environmental resources for the tunneling method Alternatives A and B. The construction

More information

TRANSPORTATION ELEMENT

TRANSPORTATION ELEMENT TRANSPORTATION ELEMENT GOAL I: To create and maintain a safe, efficient and aesthetic transportation system that encourages multi-modal transportation and promotes the mobility strategies of the Ocala

More information

FUTURE LAND USE ELEMENT

FUTURE LAND USE ELEMENT FUTURE LAND USE ELEMENT GOAL I: To create and sustain a great place to live, play, and prosper Objective 1: The City of Ocala shall incorporate the principles and strategies of the Ocala 2035 Vision into

More information

POCKET COMMUNITY PLAN

POCKET COMMUNITY PLAN POCKET COMMUNITY PLAN Part Three : COMMUNITY PLAN AREAS AND SPECIAL STUDY AREAS CONTENTS Community Location... 3-P-3 Community Vision... 3-P-4 Community Profile... 3-P-4 Community Issues... 3-P-6 Land

More information

KEIZER STATION PLAN INTRODUCTION

KEIZER STATION PLAN INTRODUCTION KEIZER STATION PLAN INTRODUCTION Planning for this area began in 1987 when the Keizer Comprehensive Plan established the Chemawa Activity Center and McNary Activity Center. The first Chemawa Activity Center

More information

McDonald s Restaurant - Purcellville Town of Purcellville Special Use Permit Statement of Justification July 24, 2014

McDonald s Restaurant - Purcellville Town of Purcellville Special Use Permit Statement of Justification July 24, 2014 Introduction / Written Statement McDonald s Restaurant - Purcellville McDonald s Corporation is proposing to redevelop the existing McDonald s eating establishment with a drive-through located at 121 N

More information

Appendix A: Notice of Preparation and Responses

Appendix A: Notice of Preparation and Responses City of American Canyon Broadway District Specific Plan Draft EIR Appendix A: Notice of Preparation and Responses FirstCarbon Solutions \\10.200.1.5\adec\Publications\Client (PN JN)\3148\31480009\EIR\2

More information

PLANNING COMMISSION. Submitted

PLANNING COMMISSION. Submitted PLANNING COMMISSION City Hall 1275 Main Street El Centro, CA 92243 Submitted PLANNING COMMISSION ACTION ITEM (1844) Meeting: 05/10/16 12:00 AM Department: Community Development Category: Public Hearing

More information

ARLINGTON COUNTY, VIRGINIA

ARLINGTON COUNTY, VIRGINIA ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting October 15, 2005 DATE: September 28, 2005 SUBJECT: Request to Advertise the adoption of the 2005 Clarendon Sector Plan C. M. RECOMMENDATION:

More information

CHAPTER 7: VISION AND ACTION STATEMENTS. Noble 2025 Vision Statement

CHAPTER 7: VISION AND ACTION STATEMENTS. Noble 2025 Vision Statement CHAPTER 7: VISION AND ACTION STATEMENTS This chapter presents the vision, policy and action statements that transform the comprehensive planning study, an analysis of Noble s past, future trends and community

More information

Mill Woods Town Centre Proposed Rezoning LDA

Mill Woods Town Centre Proposed Rezoning LDA Mill Woods Town Centre Proposed Rezoning LDA15 0649 The City of Edmonton has received an application for rezoning and an amendment to the Mill Woods Station Area Redevelopment Plan (ARP) for the Mill Woods

More information

New land uses or changes to existing land uses in the Phase 1 area since certification of the FEIR and SEIR-1 are discussed below for each city.

New land uses or changes to existing land uses in the Phase 1 area since certification of the FEIR and SEIR-1 are discussed below for each city. 4.12 LAND USE 4.12.1 INTRODUCTION This section provides relevant updates to information presented in the FEIR and SEIR-1 related to land use and the consistency of Phase 1 with local and regional planning

More information

17.11 Establishment of Land Use Districts

17.11 Establishment of Land Use Districts 17.11 Establishment of Land Use Districts 17.11.010 Purpose. To promote the health, safety, and general welfare of City residents and those who come to South Salt Lake to work, exchange commerce and recreate.

More information

Mississippi Skyway Preliminary Engineering Report

Mississippi Skyway Preliminary Engineering Report EXECUTIVE SUMMARY Mississippi Skyway Preliminary Engineering Report CITY OF RAMSEY, MINNESOTA DECEMBER 2014 City of RAMSEY EXECUTIVE SUMMARY Project Need and Intent The Mississippi Skyway pedestrian bridge

More information

Central Corridor Light Rail Transit. Environmental Assessment Three Infill Stations. Western, Victoria, and Hamline

Central Corridor Light Rail Transit. Environmental Assessment Three Infill Stations. Western, Victoria, and Hamline Central Corridor Light Rail Transit Environmental Assessment Three Infill Stations Western, Victoria, and Hamline Metropolitan Council January 2010 ABSTRACT The Metropolitan Council on behalf of the Federal

More information