Picerne Lomita Apartments 3. Environmental Setting Draft Environmental Impact Report Page 3-1

3. ENVIRONMENTAL SETTING

OVERVIEW OF ENVIRONMENTAL SETTING

The approximately 2.7-acre Project Site is located at the northeast corner of the intersection of Crenshaw Boulevard and Lomita Boulevard. The Assessor Parcel Numbers (APNs) for the Project Site are 7374-011-032, 7374-011-034, 7374-011-037, 7374-011-039, 7374-011-041, and 7374-011-036 (which is located within the City of Torrance). The Project Site is currently zoned for Light Manufacturing and General Commercial uses. The Site is “L” shaped with frontages on both Crenshaw and Lomita Boulevards. Inside the “L” shape is a Shell gas station that is located at the northeastern corner of the intersection of Crenshaw and Lomita Boulevards. Figure 3-1 provides an aerial map of the Project Site and surrounding area. Land use and zoning maps are provided in Figures 3-2 and 3-3, respectively.

The Project Site is currently developed with a number of small commercial buildings and support structures that make up an equipment rental yard known as A-1 Coast Rentals. The Site contains a large number of vehicles, equipment, and maintenance areas used in support of the rental of construction equipment. The vehicles include large semi-tractor trailer trucks with flat beds used for delivery of rental equipment, forklifts, scissor lifts, cranes, temporary fencing, portable toilets, and temporary electrical poles. The Project Site also contains a 2,000-gallon above-ground diesel tank, a 500-gallon above-ground gasoline tank, and two high pressured propane tanks, all used to dispense fuel for rental equipment and support vehicles. The equipment maintenance area is used for changing of vehicle oils and lubricants, equipment repairs, and washing. Figures 3-4 and 3-5 provide views of the existing land uses on the Project Site.

The existing buildings on the Project Site do not possess any distinctive architectural characteristics and there is no natural open space on the Project Site. The Project Site is within a raised hill area that descends generally to the southwest stepping down from the parcels north and east of the Site. However, there are no scenic views available from the Project Site, or in the general Project vicinity.

Surrounding Uses

The Project Site is immediately adjacent to a Shell gas station located to the south and west of the Project Site at the corner of Crenshaw and Lomita Boulevards. Other surrounding uses include the following: Conoco Phillips Tank Petroleum Storage to the west across Crenshaw Boulevard; the Torrance Crossroads Retail Center to the southwest; a mix of retail, commercial, and residential uses to the south; a mix of retail, commercial, residential, and church uses to the east; and a mix of retail, commercial, and residential uses to the north. Photographs of the surrounding land uses are provided in Figures 3-6 and 3-7.

Existing Street System

The principal local network of streets serving the Project Site is Lomita Boulevard and Crenshaw Boulevard.

City of Lomita November 2016

Picerne Lomita Apartments 3. Environmental Setting Draft Environmental Impact Report Page 3-2

Public Transit

Torrance Transit, Metro, and Los Angeles Department of Transportation (LADOT) operate several bus lines within the Project area, including Torrance Transit Route 5, Torrance Transit Route 7, Torrance Transit Route 9, Torrance Transit Route 10, Metro Route 232, and LADOT Commuter Express 448.

RELATED PROJECTS

Section 15130 of the State CEQA Guidelines requires that an EIR consider the significant environmental effects of a proposed project as well as the project’s “cumulative impacts.” CEQA defines a cumulative impact as an impact that is created as a result of the combination of the project evaluated in the EIR together with other projects causing related impacts (State CEQA Guidelines Section 15355). As stated in State CEQA Guidelines Section 15130(a)(1), the cumulative impacts discussion in an EIR need not discuss impacts that do not result in part from the project evaluated in the EIR. Cumulative impacts may be analyzed by considering a list of past, present, and probable future projects producing related or cumulative impacts (State CEQA Guidelines Section 15130(b)(1)(A)).

All projects that are proposed (i.e., with pending applications), recently approved, under construction, or reasonably foreseeable that could contribute to a cumulative impact on the local environment when considered in conjunction with the proposed project are included in an EIR. These projects can include, if necessary, projects outside of the control of the lead agency. If a concise list of related projects is not available, cumulative impacts may be analyzed using the regional or area-wide growth projections contained in an adopted or certified general plan or related planning document. The analysis includes both related projects and cumulative impacts (which takes into account ambient growth per the traffic study).

In this Draft EIR, cumulative impact analyses are provided for each environmental issue discussed in Section 4, Environmental Impact Analysis, and can be found in each respective subsection (e.g., Air Quality, Transportation/Traffic, etc.).

The list of related projects is based on research at the cities of Lomita, Los Angeles, Rolling Hills Estates, Palos Verdes Estates, and Torrance. Though the buildout years of many of these related projects are uncertain and may be well beyond the buildout year of the Project, and notwithstanding that some may never be approved or developed, they were all considered as part of the traffic study and conservatively assumed to be completed by the Project buildout year, regardless of their actual buildout date.

Table 3-1, Related Projects List, provides the related projects that were considered in each cumulative impact analysis. The locations of the related projects are depicted in Figure 3-8, Related Projects Location Map.

City of Lomita November 2016

Picerne Lomita Apartments 3. Environmental Setting Draft Environmental Impact Report Page 3-3

Table 3-1

Related Projects List

No. Project Name Location/Address Description

City of Lomita

1. 25114-16 Narbonne Avenue 25114-16 Narbonne Avenue 11 townhomes and 3,500 sf specialty retail

2. Starbucks 1730-1734 Pacific Coast Hwy 850 sf Starbucks with drive-thru (replacing 6,165 sf retail building)

3. 24516 Narbonne Avenue 24516 Narbonne Avenue 22 townhomes and 3,700 sf commercial

4. 250th and Narbonne Multi-Use Development

SEC of 250th St & Narbonne Ave

4,281 sf warehouse, 20 condominium du, 1,528 sf office building, and 507 sf retail

City of Torrance

5. CUP12-00002 3210 Sepulveda Blvd 130 bed assisted living and skilled nursing

6. CUP12-00007 23104 Hawthorne Blvd 10,023 sf child day care center

7. CUP14-00005 2540 Sepulveda 4,115 sf auto service building with 4 service bays

8. CUP 14-00023 24000 Garnier St 36,865 sf medical office building

9. Costco – MOD14-00004 2640 Lomita Blvd

161,500 sf Costco warehouse with car wash, 20-position fueling station, and 75,000 sf medical office building (relocation of existing 148,000 sf Costco, to be replaced with repurposed existing warehouse; credit for 351,209 sf office/medical office building)

10. CUP15-00031 23550 Hawthorne Blvd 1,500 sf restaurant and 2,000 sf bank building

11. CUP15-00001 24444 Hawthorne Blvd 2,700 sf office and 8 residential units

12. CUP15-00009 23625 Arlington Ave 14-unit residential condos (replacing 4,000 sf retail/office)

13. CUP16-00003 2435 Sepulveda Blvd 2,970 sf commercial/retail building (replacing 712 sf restaurant)

14. CUP16-00004 SWC of Via Valmonte & Hawthorne Blvd

305-unit multi-family residential development

City of Rolling Hills Estates

15. 26311 Palos Verdes Drive East 26311 Palos Verdes Drive East 114 single-family residences, 338-seat dining, 7,150 sf fitness center, 5 tennis courts, and 100-member country club

Notes: du = dwelling unit sf = square feet Source: Linscott, Law & Greenspan Engineers, 2016.

Source: Google Maps, 2016.

Figure 3-1Aerial Map

Legend

Project Site

LOMITA BLVD

LOMITA BLVD

W. 239TH STW. 239TH ST

CR

EN

SH

AW

BLV

DC

RE

NS

HA

W B

LVD

PE

NN

SY

LVA

NIA

AV

EP

EN

NS

YLV

AN

IA A

VE

Beverly Hills

210

Miles

0 105

118

5

170

134 210

10

110

2

5101405

10

1

110 710

107405

91 5

605

22

405

Northridge

Encino

NorthHollywood

Burbank

Glendale

TolucaLake

Pasadena

Los AngelesLos Angeles

CulverCity

Santa Monica

ManhattanBeach

Los AngelesInternational

Airport

Whittier

60

HermosaBeach

RedondoBeach

Long BeachPacific Ocean

101

105

Compton

Torrance

Hawthorne

Carson

Lakewood

Montebello

Monterey Park

Anaheim

Angeles National Forest

Inglewood

Rancho PalosVerdes Huntington

Beach

Downey

SanFernando

1

Beverly Hills

WestHollywood

Sherman Oaks

Proter Ranch

Brentwood

Lake View Terrace

VanNuys

SouthPasadena

AlhambraIrwindaleSilver

Lake

EagleRock

City ofIndustry

BaldwinPark

HaciendaHeightsPico

Rivera

South Gate

HuntingtonPark

VernonBaldwin

Hills

Paramount NorwalkLa Mirada

CerritosGardena

El Segund

Marina Del Rey

Signal Hill

90

PROJECTLOCATION

Lomita

Lom ita Blvd

Pen

nsyl

vani

a A

ve

rd S

246th Pl

247th St

246th StM

oon

Ave

Cre

nsh

aw

Blv

d

Luci

lle A

ve

247th St

241st St

24

General PlanLand Use Designations

Downtown OverlayResidential (Agricultural)Residential (Low Density)Residential (Medium Density)Residential (High Density)CommercialIndustrial/ManufacturingPublicly Owned LandMixed Use OverlayProject Site

Source: Lomita GIA Data Layers, 2013.

Figure 3-2City of Lomita Land Use Map

nnsy

lvan

ia A

ve243rd St

246th Pl

247th St

246th St

249th St

Moo

n A

ve

Lom

ita D

r

Luci

lle A

ve

Allie

ne A

ve

248th St

247th St247th St

241st St

Source: City of Lomita, 2016.

Figure 3-3City of Lomita Zoning Map

Mixed Use Overlay

Agriculture, Non-Commercial (A1)

Commercial, General (CG)

Commercial Planned Development (CPD)

Commercial, Retail (CR)

Downtown Commercial (DC)

Light Manufacturing & Commercial (MC)

Open Space (OS)

Single Family Residential (R1)

R1-6000 (R1-6000)

R1-7000 (R1-7000)

R1-7500 (R1-7500)

Single Family Parking (R1P)

Residential Variable Density 1/5000 SF (RVD1500)

Residential Variable Density 1/2500 SF (RVD2500)

Residential Variable Density 1/2200 SF (RVD2200)

Residential Variable Density 1/1500 SF (RVD1500)

Residential Variable Density 1/1452 SF (RVD1452)

Residential Variable Density 1/1000 SF (RVD1000)

city of lomitazoning

Project Site

LOMITA BLVD. & CRENSHAW BLVD. CORNER

LOMITA BLVD.

3

2

CRENSHAW BLVD.1

View Location Map

LOMITA BLVD.

CREN

SHA

W B

LVD

.

SITE

ENTRY/EXIT

LEVART RALUCIHEVLEVART RALUCIHEV

VEHICULAR TRAVEL

RETAIL

ST. MARK’S PRESBYTERIAN

CHURCH

COMMERCIAL /RESIDENTIAL

MU

LTI-F

AM

ILY

RESI

DEN

TIA

L

RETA

IL

MU

LTI-F

AM

ILY

RESI

DEN

TIA

L

PETROLEUMSTORAGE

TORRANCE CROSSROADS

RETAIL CENTER

ENTRY/EXIT

LOMITA BLVD.

CREN

SHAW

BLV

D.

ENTRY/EXIT

VEH

ICU

LAR

TRA

VEL

VEH

IH

CULA

R TR

AVE

L

VEHICULAR TRAVEL

RETAIL

ST. MARK’S PRESBYTERIAN

CHURCH

COMMERCIAL /RESIDENTIAL

MUL

TI-F

AM

ILY

RESI

DEN

TIAL

RETA

IL

MUL

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AM

ILY

RESI

DEN

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PETROLEUMSTORAGE

TORRANCE CROSS ROADS

RETAIL CENTER

ENTRY/EXIT

3

2

1

3

Source: TCA Architects, 2016.

Figure 3-4Views of the Project Site

Figure 3-5Views of the Project Site

CURRENT SITE USECURRENT SITE USE

CURRENT SITE USE

Source: TCA Architects, 2016.

Source: TCA Architects, 2016.

Figure 3-6Views of the Surrounding Uses

Gas Station

SITE

Nishiyamayo Academy

Vons

Torrance Crossroads Retail Center

Torrance Crossroads Retail Center

Sam’s Club

Office Depot

GenKorean BBQ

FoodService

Retail

Retail

Retail

Retail

Retail

Retail

Gas Station

Retail

Public Swimming

PoolReta

il

BowlingAlley

Church

General Forming

Corporation

Motel

Day

care

Granite & Marble Slab Yard

Retail

Bank

Self Storage

Conoco Phillips

Tank Facility

Conoco Phillips TanksPetroleum Storage

HomeDepot

Lowe’s

Home Goods

Food Service

Reta

il &

Foo

d Se

rvic

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Reta

il &

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FoodService

FoodService

IHOP

St. Mark’s Presbyterian

Church

Cren

shaw

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d.

Penn

sylv

ania

Ave

.

.tS dr342

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Skypark Dr.

GasG sStationat on

SITE

NishiyamayoAcademy

Vons

Torrance CrossroadsRetail Center

Torrance CrossroadsRetail Center

Sam’s Club

Office Depot

GenKorean BBQ

FoodService

RetRetai

Retail

Retail

Retail

Retail

Retail

GasGasStationStation

Retail

Public Swimming

PooReta

il

BowlingAlley

Church

General Forming

Corporation

Motel

Dayc

are

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ReRetai

Bank

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Conoco Phillips Tank Facility

CoConoco Phillips Tanksco PhillipsPetroleum Storageleum S

HomeDepot

Lowe’s

Home Goods

Food Service

Reta

il &

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t. Mark sSt. Mark’sesbyterian PreChurchChurch

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.

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.tS ht932 WWW 32 tS ht9 .

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lP ht732 .

32 tS ht8 .

Lomita Blvd.

Skypark Dr.rk

1

2

3

CONOCO PHILLIPS TANKS PETROLEUM STORAGE

TORRANCE CROSSROADS RETAIL CENTER

1

2

ST. MARK’S PRESBYTERIAN CHURCH3

Single-Family Residential

Multi-Family Residential

Religious

Bus Station (Torrance Transit)

Retail/Commercial

Industrial

LEGEND

Source: TCA Architects, 2016.

Figure 3-7Views of the Surrounding Uses

Gas Station

SITE

Nishiyamayo Academy

Vons

Torrance Crossroads Retail Center

Torrance Crossroads Retail Center

Sam’s Club

Office Depot

GenKorean BBQ

FoodService

Retail

Retail

Retail

Retail

Retail

Retail

Gas Station

Retail

Public Swimming

PoolReta

il

BowlingAlley

Church

General Forming

Corporation

Motel

Day

care

Granite & Marble Slab Yard

Retail

Bank

Self Storage

Conoco Phillips

Tank Facility

Conoco Phillips TanksPetroleum Storage

HomeDepot

Lowe’s

Home Goods

Food Service

Reta

il &

Foo

d Se

rvic

e

Reta

il &

Fo

od S

ervi

ce

Reta

il &

Foo

d Se

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Mob

ile H

ome

Park

Mob

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ome

Park

kraP emoH eliboM

FoodService

FoodService

IHOP

St. Mark’s Presbyterian

Church

Cren

shaw

Blv

d.

Penn

sylv

ania

Ave

.

.tS dr342

.tS ht642

.tS ts142

.tS ht932 W.tS ht932 W

.tS ht832

.lP ht732

.tS ht832

Lomita Blvd.

Skypark Dr.

GasG sStationat on

SITE

NishiyamayoAcademy

Vons

Torrance CrossroadsRetail Center

Torrance CrossroadsRetail Center

Sam’s Club

Office Depot

GenKorean BBQ

FoodService

RetRetai

Retail

Retail

Retail

Retail

Retail

GasGasStationStation

Retail

Public Swimming

PooReta

il

BowlingAlley

Church

General Forming

Corporation

Motel

Dayc

are

Granite & Marble Slab Yard

ReRetai

Bank

Selflf SStoragege

Conoco Phillips Tank Facility

CoConoco Phillips Tanksco PhillipsPetroleum Storageleum S

HomeDepot

Lowe’s

Home Goods

Food Service

Reta

il &

Foo

d Se

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aRe

tail

&Fo

oder Se

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Reta

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FoodService

FoododServerviice

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t. Mark sSt. Mark’sesbyterian PreChurchChurch

Cren

shaw

Blvd

.

Penn

sylv

ania

Ave

y

.tS dr342

.tS ht642

.tS ts142

.tS ht932 WWW 32 tS ht9 .

t832 .tS h

lP ht732 .

32 tS ht8 .

Lomita Blvd.

Skypark Dr.rk

4

5

6

COMMERCIAL / RESIDENTIAL

RETAIL & FOOD SERVICE

SHELL GAS STATION4

5

6

Single-Family Residential

Multi-Family Residential

Religious

Bus Station (Torrance Transit)

Retail/Commercial

Industrial

LEGEND

Figure 3-8Related Projects Location Map

Source: Linscott Law & Greenspan Engineers, 2016. Not to Scale