HomeMy WebLinkAboutD-1 Staff Report - Billboard Relocation AgreementPUBLIC HEARING/SCHEDULED ITEM
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: KNARIK VIZCARRA, PLANNING MANAGER
DATE: MARCH 18, 2024
SUBJECT: PUBLIC HEARING - REQUEST TO APPROVE A BILLBOARD
RELOCATION AGREEMENT TO REMOVE AN EXISTING INOPERATIVE
DIGITAL READER OFF-PREMISE SIGN FROM 106 S. AZUSA AVE AND
CONSTRUCT A NEW DIGITAL BILLBOARD AT 250 E. 1ST STREET, AZUSA,
CA, AND ADOPT RELATED MITIGATED NEGATIVE DECLARATION
BACKGROUND:
On May 8, 2007, the Azusa Redevelopment Agency executed a license agreement for a license over
and across land at 106 S. Azusa Avenue (Shell Gas Station), and an agreement where ownership of
the pole sign was conveyed to the Agency along with the responsibility of all maintenance and utility
cost associated with the Sign.
On July 27, 2009, the City Council and Agency Board authorized the City Manager to enter into a
contract for the construction of a new I-210 reader board.
An application for a Billboard Relocation Agreement submitted by Bulletin Displays, LLC. in
2022 proposed to remove the nonfunctioning City of Azusa sign and off-premise sign located at
106 S. Azusa Ave, and construct a new billboard the reader board at 250 E. 1st Street, thereby
relocating the sign. The ownership of the remaining on-site pole sign would be transferred from the
City to the owner of the property at 106 S. Azusa Ave. The existing digital off-premise sign at this site
is not in compliance with Outdoor Advertising Act as it was established by the Redevelopment
Agency. Removal of the off-premise sign, and transfer of ownership of the remaining pole sign to
the property owner would bring the site and the City into compliance.
On January 24, 2024, the Planning Commission voted 4-0 to recommend that the City Council
approve the Billboard Relocation Agreement and adopt the related Mitigated Negative
Declaration.
Approved
City Council
March 18, 2024
Billboard Relocation Agreement – 250 E. 1st Street
March 18, 2024
Page 2
Public noticing was conducted to place the item on the March 4, 2024 City Council agenda. Staff
requested that the item be continued to the March 18, 2024 Council Meeting.
RECOMMENDATIONS:
Staff recommends that the City Council take the following actions:
1) Open the public hearing, receive testimony and closed public hearing;
2) Adopt Resolution (Attachment 1) No. CC 2024 –C16 of the City of Azusa City Council
approving the Billboard Relocation Agreement (Exhibit A) and adopt related Mitigated
Negative Declaration and Mitigation and Monitoring Report for the project (Exhibit B),
and,
3)Authorize the City Manager to execute the Billboard Relocation Agreement and
Temporary Construction Easement, approve any nonsubstantive revisions, in a form
acceptable to the City Attorney.
ANALYSIS:
Site Location and Surroundings
The proposed project is located at 250 E. 1st Street within the South Azusa Corridor (CSA) zoning
designation. It is a 28,750 square foot corner lot currently developed with the Veterans of Foreign
Wars building. The site is bound by the I-210 Foothill Freeway to the south, and residences to the
east.
Figure 1. Location of Proposed Project and Existing Sign
Billboard Relocation Agreement – 250 E. 1st Street
March 18, 2024
Page 3
Project Description
The proposed project includes a request for a Billboard Relocation Agreement for the
following actions:
• Removal an existing off-premise sign and City logo from an existing pole sign sign
located at 106 S. Azusa Ave (Shell gas station). Two on-site signs currently on
the pole sign are to remain at this location, with the ownership of the pole sign
transferred in accordance to the draft Billboard Relocation Agreement. A
Temporary Construction Easement must also be executed to allow for access to
106 S. Azusa Ave for the removal of the signs.
• Construct (relocate) a 14-foot-wide by 48 foot wide two sided, digital billboard in the
parking lot of 250 E. 1st Street. Post area for the billboard at ground level is
proposed at about 5 square feet.
Figure 2. Elevation of Proposed Billboard
Billboard Relocation Agreement – 250 E. 1st Street
March 18, 2024
Page 4
Figure 2 (Below). Rendering of Proposed Billboard
Billboard Relocation Agreement
Pursuant to Section 88.38.040 of the AMC, Billboards are prohibited in the City except if approved
as part of a Billboard Relocation Agreement. The purpose of Section 88.38.085 (Billboard
Relocation Agreements) of Azusa Municipal Code is to provide the parameters under which
existing billboards may be relocated and reconstructed subject to reasonable controls, while
recognizing that community appearance is an important factor in ensuring the general community
welfare.
FINDINGS OF FACT
To recommend approval of the Billboard Relocation Agreement to the City Council, the Planning
Commission must first make the following findings pursuant to Section 88.38.085of the Azusa
Municipal Code:
Billboard Relocation Agreement – 250 E. 1st Street
March 18, 2024
Page 5
1. The proposed agreement is consistent with the goals, objectives, purposes and
provisions of the general plan, the development code and any applicable specific
plans;
The proposed Relocation Agreement to place a billboard on the property located at 250 E. 1st St.
is consistent with the General Plan as contributes to the goal of building and maintaining a strong
and diverse economy in Azusa since the sign allows for off-premise advertising for the businesses
in Azusa and an attraction for other companies to locate to Azusa. Additionally, the proposed
design of the billboard is a nod to the historic Azusa sign that was in the center of historic Route
66 & Azusa Ave. Lastly, the proposal complies with all applicable requirement of the development
code.
2. The proposed agreement would promote installation of a billboard that is
compatible with the uses and structures on the site and in the surrounding area,
considering the scale and materials of adjacent buildings, the desired character of
the neighborhood, district, or corridor where the billboard is located, and
pedestrian orientation.;
The proposed billboard is compatible with the surrounding area and will be oriented toward the
freeway. The location on site is close to the southern end of the lot. Additionally, the billboard is
proposed 133 feet away from the adjacent property to the east. The proposed height of 101 feet is
the minimum required for freeway visibility as identified by a flagging study by the applicant. The
design of the billboard is modeled to have elements of a historic City sign that was previously in
downtown Azusa.
3. The proposed agreement authorizes the installation of a billboard that would not
create a traffic or safety problem, including problems associated with onsite access
circulation or visibility;
An initial study was conducted to determine potential environmental impacts. This resulted in
proposed mitigation measures that are included in the Mitigated Negative Declaration that would
have to be adopted as part of the Relocation Agreement. These are as follow:
Mitigation Measure No. 1(Transportation). The billboard shall include a photometric sensor that
will adjust the intensity of the sign for daytime and nighttime viewing. The new sign would have
an automatic shut-off if sign malfunctions. The nighttime intensity shall be limited to .3 foot
candles (over ambient levels) as measured at the height of five feet above the ground and a distance
of 3501 feet from the sign. The City may further restrict the intensity of an electronic display
billboard.
Mitigation No. 2 (Transportation). The new sign shall not create light or glare effects that intrude
into adjacent public rights-of way or other properties.
Mitigation Measure No. 3 (Transportation) No sign shall have blinking or flashing lights, nor
lighting that changes periodically or gives the appearance or impression of movement, no a
composition partially or wholly comprised of electronic or other lights, no contain moving parts
or give impression of movement.
Billboard Relocation Agreement – 250 E. 1st Street
March 18, 2024
Page 6
Additionally, California Department of Transportation will require an Outdoor Advertising
Display Permit from Caltrans, that has its own criteria. As such, the proposed agreement would
not allow for the creation of traffic or safety problems.
4. The proposed agreement for installation would not interfere with onsite parking or
landscaping required by city ordinance or permit; and
The sign is proposed to be located on an existing landscaped median in the parking lot at 250
E. 1st St, thus would not interfere with onsite parking.
5. The proposed agreement does not promote construction of a billboard that would
not otherwise result in a threat to the general health, safety and welfare of city
residents.
The proposed project is subject to mitigation measures identified in the Mitigated Negative
Declaration to minimize driver distraction, as-well Caltrans requirement when an Outdoor
Advertising Display permit is sought by the applicant.
6. The proposed billboard, in addition to its aesthetic treatment, provides public
benefits that would not otherwise accrue to the public in the absence of its
installation.
As part of the Billboard Relocation Agreement as drafted, the public and City would benefit with
the following including in the draft agreement:
1. Applicant would remove the inoperable and non-compliant off-premise sign
and City logo currently located on the pole sign at 106 S. Azusa Ave, bringing
the City into compliance with the Outdoor Advertising Act.
2. Applicant would construct a billboard with City branding.
3. Applicant would pay an annual development fee of $65,000 to the City that
would increase by 10 percent every 5 years.
4. Applicant would construct a replacement sign for City at the corner of
Alameda Ave and Foothill Blvd at City Hall.
CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA
An Initial Study/Mitigated Negative Declaration was prepared for the proposed project. The Initial
Study determined that the proposed project is not expected to have any significant adverse
environmental impacts. The following findings can be made regarding the Mandatory Findings of
Significance set forth in Section 15065 of the CEQA Guidelines based on the results of this Initial
Study:
● The proposed project will not have the potential to substantially 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,
substantially reduce the number or restrict the range of an endangered, rare or threatened species
or eliminate important examples of the major periods of California history or prehistory.
Billboard Relocation Agreement – 250 E. 1st Street
March 18, 2024
Page 7
●The proposed project will not have impacts that are individually limited, but cumulatively
considerable.
●The proposed project will not have environmental effects which will cause substantially adverse
effects on human beings, either directly or indirectly.
In addition, pursuant to Section 21081(a) of the Public Resources Code, findings must be adopted
by the decision-maker coincidental to the approval of a Mitigated Negative Declaration, which
relates to the Mitigation Monitoring and Reporting Program.
These findings are incorporated in the City Council Resolution, in response to AB-3180 and in
compliance with the requirements of the Public Resources Code.
FISCAL IMPACT:
This project will have no fiscal impact.
Prepared by: Reviewed and Approved by:
Knarik Vizcarra Jose D. Jimenez
Planning Manager Economic & Community
Development Director
Fiscal Review by: Reviewed and Approved by:
Talika M. Johnson Sergio Gonzalez
Director of Administrative Services City Manager
Attachments:
1) Resolution No. 2024-C16
2) Billboard Relocation Agreement
3)Initial Study/Mitigated Negative Declaration/Mitigation, Monitoring and Reporting
Program
4)Project Plans
RESOLUTION NO. 2024-C16
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA
APPROVING THE BILLBOARD RELOCATION AGREEMENT WITH
BULLETIN DISPLAYS, LLC TO ALLOW FOR THE REMOVAL OF AN
EXISTING OFF-PREMISE SIGN AT 106 S. AZUSA AVE AND
CONSTRUCTION OF A NEW BILLBOARD AT 250 E. 1ST STREET,
AZUSA, CA, AND ADOPTION OF THE RELATED MITIGATED
NEGATIVE DECLARATIONA AND MITIGATION, MONITORING
AND REPORTING PROPOGRAM IN COMPLIANCE WITH THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
WHEREAS, the Billboard Relocation Agreement (Exhibit A), to allow for the removal of
an existing billboard at 106 S. Azusa Ave., and construction of a new billboard at 250 E. 1st St
constitutes the “proposed project”; and
WHEREAS, all of the findings and conclusions made by the City pursuant to this
Resolution are based upon the oral and written evidence presented to it as a whole and not based
solely on the information provided in this Resolution; and
WHEREAS, on January 24, 2024, the Planning Commission voted 4-0 to recommend
that the City Council approve the Billboard Relocation Agreement and adopt the related
Mitigated Negative Declaration/ Mitigation, Monitoring and Reporting Program;
WHEREAS, the has carefully considered the staff report and all pertinent testimony offered
in the case as presented at the public hearing of the City Council held on March 18, 2024.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA DOES
HEREBY RESOLVE AS FOLLOWS:
SECTION 1: Recitals. The recitals above are true and correct and are hereby adopted as
findings, as if fully set forth herein.
SECTION 2: CEQA. In accordance with Section 88.50.070 of AMC, every proposed
project must be reviewed as required by the California Environmental Quality Act (CEQA) to
determine whether the project is exempt from the requirements of CEQA or not a “project” as
defined by CEQA, whether a negative declaration may be issued, or whether an environmental
impact report (EIR) is required.
An Initial Study was conducted for the proposed project. The Initial Study determined that the
proposed project is not expected to have any significant adverse environmental impacts. The
following findings can be made regarding the Mandatory Findings of Significance set forth in
Section 15065 of the CEQA Guidelines based on the results of this Initial Study:
●The proposed project will not have the potential to substantially 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,
substantially reduce the number or restrict the range of an endangered, rare or threatened species or
eliminate important examples of the major periods of California history or prehistory.
Attachment 1
● The proposed project will not have impacts that are individually limited, but cumulatively
considerable.
● The proposed project will not have environmental effects which will cause substantially adverse
effects on human beings, either directly or indirectly.
In addition, pursuant to Section 21081(a) of the Public Resources Code, findings must be adopted
by the decision-maker coincidental to the approval of a Mitigated Negative Declaration, which
relates to the Mitigation Monitoring and Reporting Program (Exhibit B). These findings shall be
incorporated as part of the decision-maker’s findings of fact, in response to AB-3180 and in
compliance with the requirements of the Public Resources Code. In accordance with the
requirements of Section 21081(a) and 21081.6 of the Public Resources Code, the City of Asuza can
make the following additional findings:
● A mitigation reporting or monitoring program will be required; and,
● An accountable enforcement agency or monitoring agency shall be identified for the mitigation
measures adopted as part of the decision-maker’s final determination.
A number of mitigation measures have been recommended as a means to reduce or eliminate
potential adverse environmental impacts to insignificant levels. AB-3180 requires that a monitoring
and reporting program be adopted for the recommended mitigation measures.
MITIGATION MEASURES
In addition, pursuant to Section 21081(a) of the Public Resources Code, findings must be adopted
by the decision-maker coincidental to the approval of a Mitigated Negative Declaration. These
findings shall be incorporated as part of the decision-maker’s findings of fact, in response to AB-
3180 and in compliance with the requirements of the Public Resources Code. In accordance with
the requirements of Section 21081(a) and 21081.6 of the Public Resources Code, the City of Azusa
can make the following additional findings:
While the City’s sign ordinance (refer to Section 10.34.090.B) includes provisions that address the
use of blinking lights, the following mitigation will be required to lessen the likelihood of driver
distraction:
Mitigation Measure No. 1 (Transportation). The Electronic Display Billboard shall include a
photometric sensor that will adjust the intensity of the sign for daytime and nighttime viewing. The
new sign would have an automatic shut-off if the sign malfunctions. The nighttime intensity shall
be limited to 0.3 foot candles (over ambient levels) as measured at a height of five feet above the
ground and a distance of 350 feet from the sign. The City may further restrict the intensity of any
electronic display billboard.
Mitigation Measure No. 2 (Transportation). The new sign shall not create light or glare effects that
intrude into adjacent public rights-of-way or other properties.
Mitigation Measure No. 3 (Transportation). No [electronic] sign shall have blinking or flashing
lights, nor lighting that changes periodically or gives the appearance or impression of movement,
nor a composition partially or wholly comprised of electronic or other lights, nor contain moving
parts or give the impression of movement.
Although the installation site areas have been subject to disturbance to accommodate the
surrounding buildings, the installation sites are situated in an area of high archaeological
significance. As a result, the following mitigation is required:
Mitigation Measure No. 4 (Tribal Cultural Resources). The project Applicant will be required to
obtain the services of a qualified Native American Monitor(s) during construction-related ground
disturbance activities. Ground disturbance is defined by the Tribal Representatives from the
Gabrieleño Band of Mission Indians, Kizh Nation as activities that include, but are not limited to,
pavement removal, pot-holing or auguring, boring, grading, excavation, and trenching, within the
installation sites. The monitor(s) must be approved by the tribal representatives and will be present
on-site during the construction phases that involve any ground-disturbing activities.
SECTION 3: That in accordance with Section 88.38.085, the City Council hereby
approves the Billboard Relocation Agreement based on the following findings:
1. The proposed agreement is consistent with the goals, objectives, purposes and
provisions of the general plan, the development code and any applicable specific
plans;
The proposed Relocation Agreement to place a billboard on the property located at 250 E.
1st St. is consistent with the General Plan as contributes to the goal of building and
maintaining a strong and diverse economy in Azusa since the sign allows for off-premise
advertising for the businesses in Azusa and an attraction for other companies to locate to
Azusa. Additionally, the proposed design of the billboard is a nod to the historic Azusa
sign that was in the center of historic Route 66 & Azusa Ave. Lastly, the proposal complies
with all applicable requirement of the development code.
2. The proposed agreement would promote installation of a billboard that is compatible
with the uses and structures on the site and in the surrounding area, considering the
scale and materials of adjacent buildings, the desired character of the neighborhood,
district, or corridor where the billboard is located, and pedestrian orientation.;
The proposed billboard is compatible with the surrounding area and will be oriented toward
the freeway. The location on site is close to the southern end of the lot. Additionally, the
billboard is proposed 133 feet away from the adjacent property to the east. The proposed
height of 101 feet is the minimum required for freeway visibility as identified by a flagging
study by the applicant. The design of the billboard is modeled to have elements of a historic
City sign that was previously in downtown Azusa.
3. The proposed agreement authorizes the installation of a billboard that would not
create a traffic or safety problem, including problems associated with onsite access
circulation or visibility;
An initial study was conducted to determine potential environmental effects. This resulted
in proposed mitigation measures that are included in the Mitigated Negative Declaration
that would have to be adopted as part of the Relocation Agreement. These are as follow:
Mitigation Measure No. 1(Transportation). The billboard shall include a photometric
sensor that will adjust the intensity of the sign for daytime and nighttime viewing. The
new sign would have an automatic shut-off if sign malfunctions. The nighttime intensity
shall be limited to .3 foot candles (over ambient levels) as measured at the height of five
feet above the ground and a distance of 3501 feet from the sign. The City may further
restrict the intensity of an electronic display billboard.
Mitigation No. 2 (Transportation). The new sign shall not create light or glare effects that
intrude into adjacent public rights-of way or other properties.
Mitigation Measure No. 3 (Transportation) No sign shall have blinking or flashing lights,
nor lighting that changes periodically or gives the appearance or impression of movement,
no a composition partially or wholly comprised of electronic or other lights, no contain
moving parts or give impression of movement.
Additionally, California Department of Transportation will require an Outdoor Advertising
Display Permit from Caltrans, that has its own criteria. As such, the proposed agreement
would not allow for the creation of traffic or safety problems.
4. The proposed agreement for installation would not interfere with onsite parking or
landscaping required by city ordinance or permit; and
The sign is proposed to be located on an existing landscaped median in the parking lot at
250 E. 1st St, thus would not interfere with onsite parking.
5. The proposed agreement does not promote construction of a billboard that would not
otherwise result in a threat to the general health, safety and welfare of city residents.
The proposed project is subject to mitigation measures identified in the Mitigated Negative
Declaration to minimize driver distraction, as well Caltrans requirement when an Outdoor
Advertising Display permit is sought by the applicant.
6. The proposed billboard, in addition to its aesthetic treatment, provides public
benefits that would not otherwise accrue to the public in the absence of its installation.
As part of the Billboard Relocation Agreement as drafted, the public and City would benefit
with the following including in the draft agreement:
1. Applicant would remove the inoperable and non-compliant billboard and City
sign currently at 106 S. Azusa Ave.
2. Applicant would construct a billboard with City branding.
3. Applicant would pay an annual development fee of to the City that would
increase by 10 percent ever 5 years.
4. Applicant would construct a replacement sign for City at corner of Alameda
Ave and Foothill Blvd.
SECTION 5: The City Clerk shall certify the adoption of this resolution.
PASSED, APPROVED AND ADOPTED this eighteenth day of March, 2024
SIGNATURES ON PAGE 5
____________________________________
Robert Gonzales
Mayor
ATTEST:
____________________________________
Jeffrey Lawrence Cornejo, Jr.
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF AZUSA )
I HEREBY CERTIFY that the foregoing Resolution No. 2024-C16 was duly adopted by
the City Council of the City of Azusa, at a regular meeting of said City Council held on the
eighteenth day of March 2024, by the following vote of the Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
___________________________________
Jeffrey Lawrence Cornejo, Jr.
City Clerk
APPROVED AS TO FORM:
___________________________________
Best Best & Krieger, LLP City Attorney
19842.00000\41347035.2
BILLBOARD RELOCATION AND
CONSTRUCTION
AGREEMENT
BETWEEN
THE CITY OF AZUSA
a California municipal corporation
AND
BULLETIN DISPLAYS, LLC,
a California Limited Liability Company
[Dated as of ______, 20023 for reference purposes only]
Attachment 2
19842.00000\41347035.2
BILLBOARD RELOCATION AND CONSTRUCTION AGREEMENT
1. PARTIES.
This Billboard Relocation and Construction Agreement ("Agreement") is
made this day of , 2023, between Bulletin Displays, LLC
("Company"), a California Limited Liability Company and the City of Azusa ("City"), a
California municipal corporation organized and existing under the laws of the State of
California. City and Company are hereinafter sometimes referred to individually as
"Party" and collectively as "Parties."
2. RECITALS.
A. WHEREAS, City has, consistent with the California Outdoor Advertising
Act (California Business & Professions Code, Section 5200 et seq.), adopted certain
regulations concerning outdoor advertising displays, including a complete prohibition on
new Billboards; and
B. WHEREAS, Section 88.38.085 (Billboard Relocation Agreements) of the
Azusa Municipal Code provides the parameters under which existing billboards may be
relocated and reconstructed subject to reasonable controls, while recognizing that
community appearance is an important factor in ensuring the general community
welfare; and
C. WHEREAS, the California Outdoor Advertising Act generally provides that
compensation must be paid to Billboard owners for the removal, abatement or limitation
of the customary maintenance, use or repair of certain lawfully erected Billboards; and
D. WHEREAS, the California Outdoor Advertising Act also contains language
providing that "[I]t is the policy of the State of California to encourage local entities to
continue development in a planned manner without expenditure of public funds while
allowing the continued maintenance or private investment and a medium of public
communication." As a result, "...local entities are specifically empowered to enter into
relocation agreements on whatever terms are agreeable to the display owner and the
city ... and the adopt ordinances and resolutions providing for relocation of displays.";
and
E. WHEREAS, relocated billboards shall be permitted in the City only after an
agreement has been negotiated and executed between the billboard Company and the
City; and
F. WHEREAS, Company has a leasehold or license interest in that certain
portion of real property known as Assessor’s Parcel Number 8611-036-008, also known
at 250 E. 1st St., Azusa, CA 91702 ("Property”), as more specifically described in
Exhibit “A”, and seeks to install a new off-premise double sided digital billboard
19842.00000\41347035.2
structure which would be oriented toward the 210 Freeway, as depicted in Exhibit “B”
(“New Billboard”); and
G.WHEREAS, Company has agreed to remove the top two cabinets that
were lawfully erected and previously maintained on a Redevelopment Agency (“RDA”)
billboard located on the premises at 106 South Azusa Avenue, Azusa, CA 91702 as
shown on Exhibit “C” (“Relocated Billboard”) and City has agreed to relinquish the
RDA State permit to the State of California all in anticipation of this agreement as a
condition of the construction for a new off-premise digital sign on the Property (“New
Billboard”) ; and
NOW, THEREFORE, in consideration of the mutual covenants and
promises in this Agreement, the Parties agree as follows:
3.EFFECTIVE DATE S AND TERM.
3.1 Interim Effective Date. Certain obligations contained in this Agreement
shall be effective and binding upon execution of the Agreement by both Parties ("Interim
Effective Date"). These include the following:
3.1.1 The approval by City of all applicable land use entitlements for the
construction of the New Billboard described herein and the removal/relocation of the
Relocated Billboard (“Entitlements”). Company agrees and understands that the
Entitlements are subject to certain discretionary and environmental approvals issued by
the Azusa Planning Commission and/or the City Council ("Reviewing Entities"). Nothing
contained herein shall be interpreted to require any of these entities to approve the
Entitlements.
3.1.2 The passage of thirty (30) days beyond the approval of this
Agreement.
3.1.3. Execution of an agreement or other document that shows City
agrees to authorize the changes to the Relocated Billboard shown on Exhibit “C”.
3.1.4 Approval from the California Department of Transportation
(Caltrans) for the New Billboard and Relocated Billboard or proof that such approval
from Caltrans is not required by law and not a necessary condition to the construction of
the New Billboard. If Company has accomplished Sections 3.1.1, 3.1.2, and 3.1.4, then
this Section 3.1.3 of this Agreement shall be extended for up to 60 months for the City
to accomplish Section 3.1.2
3.2 Term for Interim Agreement. Except as stated in Section 3.1.4 above, the
term for the completion of items contained in Section 3.1 above shall be twenty-four (24)
months, subject to two (2) six (6) month extensions that may be granted by the City
Manager or designee upon being shown satisfactory proof that Company has been
diligently pursing the requirements of Section 3.1.
19842.00000\41347035.2
3.3 Commencement Date and Term. This Agreement shall commence upon
completion of the following:
3.3.1 The items listed in Section 3.1. Company shall provide proof to the
Director of Economic and Community Development that each of the requirements
contained in Section 3.1 have been completed.
3.3.2 Issuance of demolition and/or building permits for the removal and
revisions to the Relocated Billboard shown on Exhibit “C.” Removal of portions of the
Relocated Billboard shall be in accordance with any applicable Federal, State, or local
regulations, including regulations of City, and subject to the approval of City's Building
Official or designee. Company shall, at its sole cost and expense, secure all required
permits to remove and properly transport the Relocated Billboard from the site, and not
store of the removed portions New Billboard Site or any other location within City's
jurisdictional boundaries.
3.3.3 Issuance of building permits for the construction of the New
Billboard. Provided Company secures and maintains all Development Approvals
required by this Agreement and within the times set forth herein Company, at its sole
cost and expense, may construct and install the New Billboard upon the Billboard Site.
3.3.4 Issuance by City of final building permit approval sign offs for the
Relocated Billboard and New Billboard and authorization for commencement of electric
power to the New Billboard.
3.3.5 The date that Company begins advertising on the New Billboard.
(“Commencement Date”)
For the entire term of this Agreement, Company's installation, construction, and
operation of the New Billboard shall comply with all applicable Federal, State, and local
laws and regulations, this Agreement, all applicable provisions of the Azusa Municipal
Code, all conditions of approval applicable to any Development Approvals, [and all
applicable mitigation measures identified in the Mitigated Negative Declaration].
Unless earlier terminated as provided in this Agreement, the term of this
Agreement shall continue in full force and effect for a Thirty (30) year period (“Original
Term”) commencing on the Commencement Date. The Agreement may be extended
by the City Council, in their sole and absolute discretion, for two (2) additional five year
periods.
4. TERMS.
4.1 Incorporation of Recitals and Exhibits. All recitals and the exhibits
attached hereto and referred to in this Agreement are incorporated as though fully set
forth in this Agreement.
4.2 Removal of Relocated Billboard. Company hereby agrees to the
following:
19842.00000\41347035.2
4.2.1 Remove components of the existing Relocated Billboard located at
106 South Azusa Avenue, Azusa, CA 91702 in substantial conformance with the Exhibit
attached hereto as Exhibit “C”.
4.2.2 City agrees to execute documents requested by Company
evidencing the transfer of ownership of the portions of Relocated Billboard structure that
are removed and the RDA permits for the Relocated Billboard to the Company and any
remainder of the Relocated Billboard that remains on the premises where the Relocated
Billboard is located shall be transferred to the Owner of the Property upon which the
existing Relocated Billboard is located.
4.3 Construction of New Billboard. In consideration for Company's
actions as described in this Agreement, Company shall be permitted to construct one
(1) Billboard (the "New Billboard") in the areas shown on the site plan attached hereto
as Exhibit "B" to this Agreement subject to entitlement and building permit approvals.
The New Billboard shall be developed in substantial compliance with approved plans
and specifications for such New Billboard attached hereto as Exhibit "B" to this
Agreement.
4.3.1 City Logo. Company agrees to place the City Logo or other City
branding piece to be approved by City below all faces contained on the New Billboard.
Such logo shall be maintained at all times by Company as part of its customary
maintenance of the New Billboard.
4.3.2 Regulation by Other Public Agencies. It is acknowledged by the
Parties that other public agencies, including, but not limited to, Caltrans, are not subject
to control by City and may possess authority to regulate aspects of the Project as
contemplated herein, and this Agreement does not limit the authority of any of those
other public agencies. Company acknowledges and represents, in addition to City's
regulations, Company shall, at all times, comply with all applicable Federal, State and
local laws and regulations applicable to the Digital Billboards and the Billboard Site. To
the extent such other public agencies preclude development or maintenance of the
Project, Company shall not be further obligated under this Agreement, except as
complying with the payment of the Processing Fee and Development Fees and
Advertising Fee.
4.4 Potential Impacts and Mitigation. The potential impacts of the
Development on the City and surrounding community are difficult to identify and
calculate. Company and the City agree that an annual development fee or advertising
fee whichever is greater, paid by Company to the City would adequately mitigate all
such potential impacts. Fee shall be paid after the sign is fully permitted by all
necessary City, State or Federal agencies.
4.4.1 Development Fee. The Development Fee shall equal the following
amount: Sixty-Five Thousand Dollars ($65,000) per annum (“Development Fee”). The
Development Fee shall be increased by Ten Percent (10%) on every fifth (5th) year
anniversary date of the Commencement Date, until the termination date is reached.
19842.00000\41347035.2
4.4.2 Advertising Fee. The Advertising Fee shall equal seven (7%)
percent of the gross advertising revenue made from the digital faces of the New
Billboard during the preceding calendar year of the term (“Advertising Fee”). “Gross
Revenue” is based solely on the revenue generated from the basic advertising area of
each display face, as recoded on the City’s building permits, and does not include neon
channel letters or other appurtenances. Company shall not conceal advertising
revenues derived from the New Billboard’s digital display. Company shall charge
advertising rates within the normal price range that Company charges for other similarly
situated billboards in Southern California. Gross revenue specifically excludes
advertising agency fees paid to the advertiser’s advertising agency and or brokerage
fees paid to the sales broker other than the Company.
4.4.3 Revenue Report & Payment of Advertising Fee or Development Fee.
Within ninety (90) days following the end of each calendar year of the Term hereof, and
ending within ninety (90) days after the termination of the Term, Company shall furnish
to the City a statement in writing (“Revenue Report”), certified by Company to be
correct, showing the total gross advertising revenues made from each sign face of the
Development during the preceding calendar year of the Term attributable to each sign
display of the Development. If during any particular year of the Term the Advertising
Fee is higher than the Development Fee at the time of calculating the Revenue Report,
the Company shall include along with the Revenue Report a payment corresponding to
the Advertising Fee. If during any particular year of the Term the Advertising Fee is less
than the Development Fee at the time of calculating the Revenue Report, Company
shall include along with the Revenue Report a payment corresponding to the
Development Fee.
4.4.4 City Park Sign (s). Company has offered as an option, to construct
City Park Sign(s) for the City (“Park Signs)”). City Park Signs shall be replacement of
the existing sign located on the front lawn of City Hall on the northeast corner of Foothill
Boulevard and Alameda Avenue or at other areas designate by the City and agreed to
by Company. Sign shall be designed and constructed to match the New Billboard
identified in this agreement, subject to City approval as detailed in Exhibit “D”. Should
the City choose this option, Company will fully construct said sign(s) and offset $50,000
dollars of one-year payment of the Development Fee for every Park Sign Company
constructs on behalf of City. Company agrees that such City Park Signs shall be
constructed pursuant to a separate Construction Agreement with City that requires
Company to pay prevailing wages for the construction of such City Park Signs. City
shall have complete control of the Park Signs for advertising and promoting the City and
civic and community events, including charitable advertising. If the City unilaterally
decides to utilize the Park Signs to generate any revenue through selling advertising
space, which includes any consideration for either on-premise or off-premise
advertising, then the City must retain Developer, at no cost to the City, to market the
Park Signs at any time during the life of the Park Signs or any modification thereof, and
Developer shall pay City thirty percent (30%) of said Gross Advertising Revenues.
Should the City decide to use the Park Sign to generate revenue, Developer shall limit
the private advertising to 50% of the available space reserving the remaining 50% for
City’s use to promote civic and community events. Advertising on the Park Sign shall
comply with the provisions contained in Section 4.5.
19842.00000\41347035.2
4.5 Prohibited Use. Company has offered and agrees not to utilize any of the
display faces of the New Billboard to advertise tobacco, “gentlemen’s clubs,” adult
entertainment businesses, sexually oriented materials, or use sexually oriented images
or language.
5. OTHER TERMS
5.1 Public Service Announcements. Company shall permit City to place one
public service announcement on each of the faces of the New Billboard for up to the
equivalent time of two four-week periods for each calendar year subject to space
available, except the first and last year of this Agreement shall be prorated; provided,
however, that such public service announcements shall consist of one slot of at least
eight seconds in the standard rotation of eight advertising slots of eight seconds each
utilized by Company for commercial advertising on the applicable face of the New
Billboard (this does not prohibit one slot from being broken into two four second slots).
"Public Service Announcements" shall be limited to City event announcements and non-
commercial public service announcements. City shall be responsible (i) for providing
Company with its Public Service Announcements, which may be updated by City at any
time and (ii) for any costs associated with providing Company with the artwork in
acceptable format. The Public Service Announcements must be submitted to Company
at least thirty business days before the proposed display date. Content of Public
Services Announcements shall be determined in the sole discretion of City. In addition,
(i) Company shall provide use of the advertising space, as reasonably necessary for
emergency broadcasts, Amber Alerts and Wanted Criminal Posting from City's Police
Department and (ii) Company and City will work cooperatively and in good faith for City
to place additional Public Service Announcement, both on a space availability bases on
the advertising space of the New Billboard and on other digital signs owned by
Company within 10 miles. The City is responsible for requesting the use of the
advertising space. Any time not requested and used by the City in a calendar year is
not allowed to be used in the next calendar year and is instead voided.
5.2 Discount Advertising. Company shall offer a ten percent (10%) discount
off its applicable rates for display of advertising on the New Billboard to any business
located within the City of Azusa boundaries.
6. INDEMNIFICATION AND TERMINIATION
6.1 Indemnification. Company shall defend, indemnify and hold, City, its
officials, officers, and agents and the City Council free and harmless from any and all
claims, liabilities, losses, costs, expenses, damages, injuries to property or persons,
including wrongful death, in any manner arising out of or incident to any negligent acts,
omissions or willful misconduct of Company, its officers and employees, agents,
consultants and contractor(s)s arising out of or in connection with this Agreement or the
removal, past-removal, construction and installation of the aforementioned Relocated
Billboard or New Billboard, including without limitation, the payment of all consequential
damages, attorneys’ fees and other related costs and expenses. At a minimum, this
indemnification provision shall apply to the fullest extent of any warranty or guarantee
implied by law or fact, or otherwise given to Company by Company's contractor(s) for
19842.00000\41347035.2
the removal, past-removal, construction and installation of the New and Relocated
Billboard improvements. In addition, this indemnity provision and any such warranties
or guarantees shall not limit any liability under law of such contractor(s). Without
limiting the foregoing, this indemnity shall extend to any claims arising because
Company has failed to properly secure any necessary contracts or permit approvals.
Company will defend, with counsel reasonably approved by the City, any action or
actions filed in connection with any of said claims or liabilities covered by the
indemnification provisions herein once notified of the existence of such claims by the
City and will pay all costs and expenses, including reasonable legal costs and attorneys'
fees incurred in connection therewith. The foregoing indemnity shall not include claims
or liabilities arising from the sole negligence or willful misconduct of the City, its officers,
agents, subcontractors or employees, who are directly responsible for the City.
Notwithstanding any other provision of this Agreement, Company's indemnification
obligations as set forth in this Agreement shall survive the termination of this
Agreement.
6.1.1 Period of Indemnification. The obligations for indemnity shall begin
upon the Interim Effective Date, through the Commencement Date and date of
termination and shall survive termination of this Agreement.
6.2 Termination of Rights. Company hereby agrees to the following:
6.2.1 Termination of Agreement for Material Default of Company. Either
Party, in its discretion, may terminate this Agreement for any material failure of the
Defaulting Party to perform any material duty or obligation hereunder or to comply in
good faith with the terms of this Agreement (hereinafter referred to as "default” or
“breach”); provided, however, the City may terminate this Agreement pursuant to this
Section only after following the procedures set forth in this Agreement and the Company
can terminated per Section 6.2.2 below. In the event of a termination by either Party,
Company acknowledges and agrees that the City may retain all fees accrued up to the
date of the termination, including the Development Fee paid up to the date of
termination, and Company shall pay the prorated amount of the Development Fee
within sixty (60) days after the date of termination and removal of the billboard to one
foot below grade that equates to the percentage of time elapsed in the year of the Term
at the time of termination.
6.2.1.1 Default; Notice and Opportunity to Cure. A non-Defaulting
Party in its discretion may elect to declare a Default under this Agreement in accordance with
the procedures hereinafter set forth for any alleged Default of the other party ("Defaulting
Party"). Per Section 6.2.2 the Company may choose to not provide this Notice and instead
comply with the provisions of Section 6.2.2. below. Except as outlined in the previously
sentence, the non-Defaulting Party must provide written notice to the Defaulting Party setting
forth the nature of the breach or failure and the actions, if any, required by the Defaulting Party
to cure such breach or failure. The Defaulting Party shall be deemed in Default under this
Agreement, if the breach or failure can be cured, but the Defaulting Party has failed to take such
actions and cure such Default within thirty (30) days after the date of such notice. However, if
such Default cannot be cured within such thirty (30) day period, and if the Defaulting Party does
each of the following:
19842.00000\41347035.2
1. Notifies the non-Defaulting Party in writing with a reasonable
explanation as to the reasons the asserted Default is not curable within the
thirty (30) day period;
2. Notifies the non-Defaulting Party of the Defaulting Party's
proposed cause of action to cure the Default;
3. Promptly commences to cure the Default within the thirty (30) day
period;
4. Makes periodic reports to the non-Defaulting Party as to the
progress of the program of cure; and
5. Diligently prosecutes such cure to timely completion, then:
The Defaulting Party shall not be deemed in Default of this Agreement once the Default has
been timely cured.
6.2.1.2 Termination Notice. Upon receiving a Default Notice,
should the Defaulting Party fail to timely cure any Default, or fail to diligently pursue such cure as
prescribed above, the non-Defaulting Party may, in its discretion, provide the Defaulting Party
with a written notice of intent to terminate this Agreement (“Termination Notice”). The
Termination Notice shall state that the non-Defaulting Party will elect to terminate the Agreement
within thirty (30) days and state the reasons therefor (including a copy of any specific charges of
Default) and a description of the evidence upon which the decision to terminate is based. Once
the Termination Notice has been issued, the non-Defaulting Party’s election to terminate this
Agreement shall only be rescinded (i) if the Defaulting Party fully and completely cures all
Defaults prior to the date of termination”, or (ii) if the non-Defaulting Party elects to revoke the
Termination Notice.
6.2.2 Termination of Agreement by Company. Company, in its discretion,
may terminate this Agreement upon ninety (90) days’ notice for any reason. In the
event of a termination by Company, Company acknowledges and agrees that the City
may retain all fees, including the Development Fee and Advertising Fee paid up to the
date of termination, and Company shall pay the prorated amount of the Development
Fee and Advertising Fee within sixty (60) days after the date of termination and
removal of the billboard that equates to the percentage of time elapsed in the year of
the Term at the time of termination.
6.2.2.1 Additional Termination Rights. The Parties agree that
they will meet and confer in good faith to attempt to resolve any of the following
circumstances prior to Company’s termination of this Agreement pursuant to Section
6.2.2.1. If the Parties are unable to resolve the issue, then, without prejudice to its other
remedies at law or in equity, including the right to seek just compensation under the
laws of eminent domain, Company may terminate this Agreement, at any time and in its
sole discretion, effective 30 days after Company gives the City written notice of
termination, if any of the following circumstances occurs:
a. The view of the New Billboards’ display area from the portion
of Highway 210 adjacent to the New Billboard Site is materially obstructed, and
19842.00000\41347035.2
Company did not cause the obstruction. If this obstruction is caused by vegetation, City
and Company will work to resolve obstruction in a timely manner.
b. Company cannot safely use the New Billboard Site to install,
operate, maintain, repair, or improve the New Billboard because of a non-remediable
condition, and Company did not cause the condition.
c. There is a material diversion of traffic from, or a material
reduction or change in the directional flow of traffic on, the portion of Highway 210
adjacent to the New Billboard Site, and the diversion or disruption continues
uninterrupted for at least 24 consecutive months. During the period of time that there is
a material diversion or reduction of traffic on the portion of Highway 210 adjacent to the
New Billboard Site. In the event of such an occurrence, the annual Development Fee
shall be temporally halted until traditional traffic flow is restored.
d. Through no fault of its own, Company cannot obtain or
maintain the governmental permits required to install, operate, maintain, repair, or
improve the New Billboard, including the Caltrans Permits and the City Permits.
e. Use of the New Billboard for its intended purpose is
prevented or limited by law, or Company is required by any court or other governmental
entity, for reasons other than eminent domain, to remove the New Billboard from the
Site. In lieu of termination, Company may request that the City negotiate on reducing
the annual Development Fee to an amount that reasonably reflects the diminished value
of the New Billboard to Company, and on receiving the request the City shall negotiate
in good faith with Company. The City is not required, however, to agree to reduction.
6.2.3 Rights and Duties Following Termination. Upon the termination of
this Agreement, no party shall have any further right or obligation hereunder except with
respect to (i) any obligations to have been performed prior to said termination, including
City’s right to collect applicable fees accrued up to the date of the termination, (ii) any
default in the performance of the provisions of this Agreement which has occurred prior
to said termination, (iii) Company’s obligation to remove the billboard (iv) any continuing
obligations to indemnify other parties.
6.2.4 Removal of New Billboard Improvement. Sixty (60) days after the
termination of this Agreement, Company shall remove the New Billboard, including all
support structures and shall re-pave and/or re-landscape the area upon which the New
Billboard was placed.
6.3 Insurance. Company hereby agrees to the following:
6.3.1 Liability Insurance. Beginning on the Interim Effective Date hereof
and until completion of the Term, Company shall, at its sole cost and expense, keep or
cause to be kept in force for Company comprehensive broad form general liability
insurance against claims and liabilities covered by the indemnification provisions of
Section 6.2. Company has agreed to indemnify the City hereunder to the extent of the
liability insurance coverage with respect to its use, occupancy, disuse or condition of the
Site, improvements or adjoining areas or ways, affected by such use of the Site or for
19842.00000\41347035.2
property damage, providing protection of at least One Million Dollars ($1,000,000) for
bodily injury or death to any one person, at least Two Million Dollars ($2,000,000) for
any one accident or occurrence, and at least One Million Dollars ($1,000,000) for
property damage. Company shall also furnish or cause to be furnished to the City
evidence that any contractors with whom Company has contracted for the performance
of any work for which Company is responsible maintains the same coverage required of
Company.
6.3.2 Worker’s Compensation. Company shall also furnish or cause to be
furnished to the City evidence that any contractor with whom Company has contracted
for the performance of any work for which Company is responsible hereunder carries
worker's compensation insurance as required by law.
6.3.3 Insurance Policy Form, Sufficiency, Content and Insurer. All
insurance required by express provisions hereof shall be carried only by responsible
insurance companies qualified to do business by California with an AM Best Rating of
no less than “A”. All such policies shall be non-assignable and shall contain language,
to the extent obtainable, to the effect that (i) the insurer waives the right of subrogation
against the City and against the City’s agents and representatives except as provided in
this Section; (ii) the policies are primary and noncontributing with any insurance that
may be carried by the City, but only with respect to the liabilities assumed by Company
under this Agreement; and (iii) the policies cannot be canceled or materially changed
except after written notice by the insurer to the City or the City’s designated
representative as expeditiously as the insurance company agrees to provide such
notice. Company shall furnish the City with certificates evidencing the insurance
required to be procured by the terms of this Agreement.
6.3.4 Failure to Maintain Insurance and Proof of Compliance. Company
shall deliver to the City, in the manner required for notices, copies of certificates of all
insurance policies required of each policy within the following time limits:
(a) For insurance required above, within seven (7) days after the Effective
Date.
(b) The City can request to see updated copies of the current certificates
of all insurance policies required. The City reserves the right to obtain
copies of the entire insurance policy, including endorsements.
If Company fails or refuses to procure or maintain insurance as required hereby or fails
or refuses to furnish the City with required proof that the insurance has been procured
and is in force and paid for, the City, after complying with the requirements of Section
4.4, may view such failure or refusal to be a default hereunder.
7. ASSIGNMENT, FEES, AND WAIVERS
7.1 Prohibition. This Agreement may not be assigned by any party without the
express written consent of the other parties, which consent shall not be unreasonably
withheld. Any attempted assignment of this Agreement not in compliance with the
terms of this Agreement shall be null and void and shall confer no rights or benefits
19842.00000\41347035.2
upon the assignee. Notwithstanding the foregoing, the Company shall have the right to assign
or otherwise transfer this Agreement in its entirety without such consent, but with prior written
notice to City (i) to a subsidiary, parent, or entity under common control with the Developer, or
(ii) to a successor party in the event of a merger, acquisition, sale, transfer or other disposition
of all or substantially all of the assets of the Developer, or (iii) as part of financial assignment to
a financial institution that finances Developer and the City Manager shall be authorized to
execute any documentation required to approve and/or acknowledge the financing. Any security
posted by Developer may be substituted by the assignee or transferee. After a transfer or
assignment as permitted by this Section, and written agreement of the assignee or transferee to
be bound by this Agreement, then, provided the Company is not then in breach of this
Agreement, the City shall look solely to such assignee or transferee for compliance with the
provisions of this Agreement.
7.2 Permit Fees and Submittal of Plans. Company hereby agrees to pay any
and all permit fees associated with the required removal of the Relocated Billboard or
the construction of the New Billboard. Company also agrees to submit any plans,
studies, specifications, engineering studies and calculations needed by the City as part
of its review of the removal of the Relocated Billboard or the construction of the New
Billboard. City's obligations with respect to processing of any application (“Processing
Fee”), shall be contingent upon payment by Company of any such fees and the
submittal of necessary plans.
7.3 Attorneys Fees. In the event of any action or proceeding, including
arbitration, by any of the Parties to this Agreement against another Party for recovery of
any sum due under this Agreement, or to enforce any of the terms, covenants or
conditions contained herein, the prevailing Party in any such action or proceeding shall
be entitled to reasonable attorney's fees and costs of litigation, including, without
limitation, filing fees, service fees, deposition costs and arbitration costs, in addition to
all other legal and equitable remedies available to it. Each Party shall give prompt notice
to the other of any claim or suit instituted against it that may affect the other Party.
7.4 Waiver. The waiver by any Party of any breach of any term, covenant, or
condition herein contained shall not be deemed to be a waiver of any other term,
covenant, or condition, or of any subsequent breach of the same term, covenant, or
condition. However, nothing contained in this Agreement shall be deemed to be an
acknowledgment or acceptance by the City that compensation is owed at the time of
this Agreement as to any Billboard, either in whole or in part, to any Party having an
interest in any of the Billboards mentioned herein. This clause does not release the City
from owing compensation to the Company if a future action by the City takes the
entitlements that are given by this Agreement.
7.5 Waiver of Civil Code Section 1542. It is the intention of the Parties that
the releases entered into as part of this Agreement shall be effective as a bar to all
actions, causes of action, obligations, costs, expenses, attorneys' fees, damages,
losses, claims, liabilities and demands of any character, nature and kind, known or
unknown, suspected or unsuspected, to be so barred; in furtherance of which intention
the Parties expressly waive any and all right and benefit conferred upon them by the
provisions of section 1542 of the California Civil Code, which reads as follows:
19842.00000\41347035.2
A general release does not extend to claims that the creditor or releasing party
does not know or suspect to exist in his or her favor at the time of executing the
release and that, if known by him or her, would have materially affected his or her
settlement with the debtor or released party.
8. NOTICES
8.1 All notices shall be in writing and addressed as follows:
Notices to Company shall, until City's receipt of written notice otherwise,
be addressed:
Bulletin Displays, LLC
OFFICIAL LAND LEASE NOTICE
3127 E. South St., Suite B
Long Beach, CA 90805
Attn: Mark Kudler
All such notices may be either delivered by overnight courier service, or
may be deposited in the United States mail, properly addressed as aforesaid with
postage fully prepaid for delivery by certified or registered mail, and shall be effective
upon receipt.
Notices to City shall be addressed:
City of Azusa
213 E. Foothill Blvd.
Azusa, CA 91702
Attn: City Manager
All notices shall be deemed made when personally delivered or when
mailed forty-eight (48) hours after each deposit in the U.S. mail, first-class postage
prepaid and addressed to Party at its applicable address.
9. MISCELLANEOUS PROVISIONS
9.1 Authority to Enter Agreement. All Parties have all requisite power and
authority to execute, deliver, and perform the Agreement. All Parties warrant that the
individuals who have signed this Agreement have the legal power, right, and authority to
make this Agreement and bind each respective Party.
9.2 Construction; References; Captions. Since the Parties or their agents
have participated fully in the preparation of this Agreement, the language shall be
construed simply, according to its fair meaning, and not strictly for or against any Party.
Any term referencing time, days or period for performance shall be deemed calendar
days or calendar weeks, and not work days. All references to City or Company shall
include their respective directors, elected officials, officers, employees, agents, and
volunteers except as otherwise specified in this Agreement. The captions of the various
articles and paragraphs are for convenience and ease of reference only, and do not
define, limit, augment, or describe the scope, content, or intent of this Agreement.
19842.00000\41347035.2
9.3 Amendment/Modification. No supplement, modification, or amendment of
this Agreement shall be binding unless executed in writing and signed by all Parties.
9.4 No Third-Party Beneficiaries. There are no intended third party
beneficiaries of any right or obligation assumed by the Parties.
9.5 Invalidity/Severability. If any portion of this Agreement is declared invalid,
illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining
provisions shall continue in full force and effect.
9.6 Force Majeure. Notwithstanding any provision to the contrary herein,
neither party shall be deemed to be in default where failure or delay in performance of
any of its obligations under this agreement is caused by earthquakes, other acts of God,
fires, rains, winds, wars, terrorism, civil unrest, strikes and other labor difficulties beyond
the party’s control, government actions and regulations (other than those of the City),
court actions (such as restraining orders or injunctions), or other causes beyond the
party’s reasonable control. If any such events shall occur the term of this agreement
then the time for performance shall be extended for the duration of each such event,
provided that the term of this agreement shall not be extended under any circumstances
for more than five (5) years beyond the date it would have otherwise expired, and if
Company elects to terminate this agreement upon ninety (90) days written notice to the
City, the City shall return to Company any portion of the Development fee paid for any
period after the effective date of such termination.
9.7 Governing Law and Venue. This Agreement shall be governed by the laws
of the State of California. Venue shall be in Los Angeles County.
9.8 Time is of the Essence. Time is of the essence of each and every
provision of this Agreement.
9.9 Entire Agreement. This Agreement contains the entire Agreement of the
Parties with respect to the subject matter hereof, and supersedes all prior negotiations,
understandings or agreements. This Agreement may only be modified by a writing
signed by both Parties.
9.10 Counterparts. This Agreement may be signed in counterparts, each of
which shall constitute an original.
9.11 Binding Agreement. Subject to any limitation on assignment elsewhere
set forth herein, all terms of this Agreement shall be binding upon, inure to the benefit
of, and be enforceable by the Parties hereto and their respective legal representatives,
successors and assigns.
9.12 Recitals. The Parties hereby incorporate by reference the Recitals above
as if fully set forth herein.
[SIGNATURES ON FOLLOWING PAGE]
19842.00000\41347035.2
CITY OF [NAME]
______________________________
Mayor
ATTEST:
________________________________
City Clerk
APPROVED AS TO FORM AND CONTENT:
_________________________________
Best, Best & Krieger LLP
City Attorney
COMPANY
_______________________________
President
ATTEST:
__________________________
19842.00000\41347035.2
EXHIBIT "A"
LEGAL DESCRIPTION OF PROPERTY
Los Angeles County Assessor’s No. 8611-036-008
That portion of Lot 9 in Block "C" of Subdivision No. 1 of lands of Azusa Land
and Water Company, as shown on map recorded in Book 16, pages 17 and 18 of
Miscellaneous Records, in the office of' the County Recorder of said County, described
as follows:
Beginning at the intersection of the southerly line of First Street, 80.00 feet wide,
as shown on said map, with that certain curve concave Northeasterly and having a
radius, of 120.00 feet, as described in Parcel 1 of the land conveyed to Azusa Post No.
8070, Veterans of Foreign Wars of the United States, a corporation, by deed recorded
in Book D-3295, page 460 of Official Records, in said office thence Southerly along said
curve to a line parallel with and distant Southerly 2.50 feet, measured at right angles
from said southerly line; thence aloi1g e:aid parallel line, S. 89° 55’ 00” E., 77. 60 feet to
a tangent curve concave Northerly and having a radius of 1008.50 feet; thence Easterly
along said curve, through an angle of 4° 02’ 11”, an arc distance of 71.05 feet to said
southerly line; thence along said southerly line N. 89° 55' 00” w., 148.88 feet to the point
of beginning.
19842.00000\41347035.2
EXHIBIT "B"
SITE PLAN, ELEVATIONS AND RENDERINGS
EXHIBIT "C"
19842.00000\41347035.2
CHANGES TO EXISTING, RELOCATED BILLBOARD
19842.00000\41347035.2
EXHIBIT "D"
PARK SIGN
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 1 ● INTRODUCTION PAGE 1
INITIAL STUDY &
MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER
FOOTHILL (I-210) FREEWAY
AZUSA, CALIFORNIA
LEAD AGENCY:
CITY OF AZUSA, PLANNING DIVISION
213 E. FOOTHILL BLVD.
AZUSA, CALIFORNIA 91702
REPORT PREPARED BY:
BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING
2211 SOUTH HACIENDA BOULEVARD, SUITE 107
HACIENDA HEIGHTS, CALIFORNIA 91745
AUGUST 21, 2023
AZUS 002
Attachment 3
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 1 ● INTRODUCTION
PAGE 2
THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 1 ● INTRODUCTION
PAGE 3
MITIGATED NEGATIVE DECLARATION
PROJECT NAME: Azusa Landmark Message Center
APPLICANT: Bulletin Displays, LLC, 3127 East South Street, Suite B, Long Beach, California 90805.
LEAD AGENCY: City of Azusa, Los Angeles County. 213 East Foothill Boulevard Azusa, California 91702.
LOCATION: The address of the new sign installation site is 250 East 1st Street. The site is located east of the present
sign and adjacent to (north of) the I-210 Freeway. The site’s Accessor Parcel Number (APN) is 8611-036-008.
ZONING AND GENERAL PLAN: The zoning designation that is applicable to the project site is Neighborhood
Center while the corresponding General Plan designation is Commercial Mixed Use.
DESCRIPTION: The proposed project involves the installation and operation of a new electronic display billboard
within the City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on a site that
is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant, would first be removed.
The Applicant is then proposing to replace this existing inoperable sign with a new digital sign at a new location
approximately 640 feet to the east. The address of the new sign installation site is 250 East 1st Street. The proposed
installation site is occupied by a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070.
The new sign would be a back-to-back shaped sign with two digital faces. The planned sign face would be a full color
LED display, 14-feet by 48-feet on each sign face side, with a height of approximately 101-feet (or 84-feet above the
freeway grade). The sign faces would be located on top of an assimilated concrete pedestal. Both the existing sign and
the new sign installation site are located adjacent to the I-210 Freeway. The installation site’s Accessor Parcel Number
(APN) is 8611-036-008.
Potentially
Significant Impact
Less than Significant
With Mitigation Incorporated
Less than
Significant No Impact
Substantiation is then provided to justify each determination. One of the four following conclusions is then
provided as a summary of the analysis for each of the major environmental factors.
No Impact: No impacts are identified or anticipated, and no mitigation measures are required.
Less than Significant Impact: No significant adverse impacts are identified or anticipated, and no
mitigation measures are required.
Less than Significant Impact with Mitigation: Possible significant adverse impacts have been identified or
anticipated and mitigation measures are required as a condition of the project’s approval to reduce these impacts
to a level below significance.
Potentially Significant Impact: Significant adverse impacts have been identified or anticipated. An
Environmental Impact Report (EIR) is required to evaluate these impacts.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 1 ● INTRODUCTION
PAGE 4
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below will be potentially affected by this project, involving at least one impact that is a
"Potentially Significant Impact" as indicated by the checklist in the attached Initial Study.
Aesthetics Agriculture & Forestry Resources Air Quality
Biological Resources Cultural Resources Energy
Geology & Soils Greenhouse Gas Emissions Hazards & Hazardous Materials
Hydrology & Water Quality Land Use & Planning Mineral Resources
Noise Population & Housing Public Services
Recreation X Transportation & Traffic X Tribal Cultural Resources
Utilities & Service Systems Wildfire Mandatory Findings of
Significance
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation, the following
finding is made:
The proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION shall be
prepared.
Although the proposed project could have a significant effect on the environment, there shall not be a significant effect in
this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION shall be prepared.
The proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is
required.
The proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the
environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets.
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
Although the proposed project could have a significant effect on the environment, because all potentially significant effects
(a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and
(b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature Date
The project is also described in greater detail in the attached Initial Study.
December 20, 2023
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 1 ● INTRODUCTION
PAGE 5
TABLE OF CONTENTS
MITIGATED NEGATIVE DECLARATION ............................................................... 3
SECTION 1 INTRODUCTION ................................................................................... 7
1.1 PURPOSE OF THE INITIAL STUDY ................................................................................................................... 7
1.2 INITIAL STUDY’S ORGANIZATION .................................................................................................................. 8
SECTION 2 PROJECT DESCRIPTION ..................................................................... 9
2.1 PROJECT OVERVIEW ..................................................................................................................................... 9
2.2 PROJECT LOCATION...................................................................................................................................... 9
Exhibit 2-1 Regional Map ......................................................................................................................... 10
Exhibit 2-2 Citywide Map .......................................................................................................................... 11
Exhibit 2-3 Vicinity Map ........................................................................................................................... 12
2.3 ENVIRONMENTAL SETTING ......................................................................................................................... 13
2.4 PROJECT DESCRIPTION .............................................................................................................................. 13
Exhibit 2-4 Aerial of Installation Site ...................................................................................................... 14
for Electronic Display Billboard .............................................................................................................. 14
Exhibit 2-5 Photographs of the Project Area ........................................................................................... 15
Exhibit 2-6 Site Plan .................................................................................................................................. 17
Exhibit 2-7 Sign Elevations ....................................................................................................................... 18
2.5 DISCRETIONARY ACTIONS ........................................................................................................................... 19
SECTION 3 ENVIRONMENTAL ANALYSIS ........................................................... 21
3.1 AESTHETICS ................................................................................................................................................ 22
Exhibit 3-1 Sensitive Receptors ................................................................................................................. 25
Source: Quantum GIS ............................................................................................................................... 25
Exhibit 3-2 Images of the Sign .................................................................................................................. 26
3.2 AGRICULTURE AND FORESTRY RESOURCES ................................................................................................28
3.3 AIR QUALITY .............................................................................................................................................. 31
3.4 BIOLOGICAL RESOURCES ............................................................................................................................ 37
3.5 CULTURAL RESOURCES ............................................................................................................................... 41
3.6 ENERGY...................................................................................................................................................... 44
3.7 GEOLOGY AND SOILS .................................................................................................................................. 46
3.8 GREENHOUSE GAS EMISSIONS ................................................................................................................... 50
3.9 HAZARDS AND HAZARDOUS MATERIALS ..................................................................................................... 54
3.10 HYDROLOGY AND WATER QUALITY .......................................................................................................... 58
3.11 LAND USE AND PLANNING ......................................................................................................................... 61
Exhibit 3-3 General Plan Land Use Map ................................................................................................. 63
3.12 MINERAL RESOURCES............................................................................................................................... 64
3.13 NOISE ....................................................................................................................................................... 66
Exhibit 3-5 Typical Noise Sources and Loudness Scale .......................................................................... 67
3.14 POPULATION AND HOUSING ...................................................................................................................... 70
3.15 PUBLIC SERVICES ...................................................................................................................................... 72
3.16 RECREATION............................................................................................................................................. 75
3.17 TRANSPORTATION AND CIRCULATION ....................................................................................................... 77
3.18 TRIBAL CULTURAL RESOURCES ................................................................................................................ 81
3.19 UTILITIES AND SERVICE SYSTEMS ............................................................................................................ 84
3.20 WILDFIRE ................................................................................................................................................ 87
3.21 MANDATORY FINDINGS OF SIGNIFICANCE ................................................................................................ 90
SECTION 4 CONCLUSIONS .................................................................................. 91
4.1 FINDINGS.................................................................................................................................................... 91
4.2 MITIGATION MONITORING ......................................................................................................................... 91
SECTION 5 REFERENCES .................................................................................... 93
5.1 PREPARERS ................................................................................................................................................. 93
5.2 REFERENCES .............................................................................................................................................. 93
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 1 ● INTRODUCTION
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MITIGATION MONITORING AND REPORTING PROGRAM ................................. 95
APPENDIX A - AIR QUALITY REPORT ................................................................. 97
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SECTION 1 ● INTRODUCTION
PAGE 7
SECTION 1 INTRODUCTION
1.1 PURPOSE OF THE INITIAL STUDY
The proposed project involves the installation and operation of a new electronic display billboard within
the City of Azusa. The overall work effort would first involve the removal of an existing older digital sign
with inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa
Avenue on a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food
restaurant, would first be removed. The Applicant is then proposing to replace this existing inoperable sign
with a new digital sign at a new location approximately 640 feet to the east. The address of the new sign
installation site is 250 East 1st Street. The proposed installation site is occupied by a surface parking area
located next to the Veterans of Foreign Wars (VFW) Post 8070. The new sign would be a back-to-back
shaped sign with two digital faces. The planned sign face would be a full color LED display, 14-feet by 48-
feet on each side, with a height of approximately 101-feet (or 84-feet above the freeway grade). The sign
faces would be located on top of an assimilated concrete pedestal. Both the existing sign and the new sign
installation site are located adjacent to the I-210 Freeway. The installation site’s Accessor Parcel Number
(APN) is 8611-036-008.1
As part of the proposed project's environmental review, the City of Azusa authorized the preparation of this
Initial Study.2 Although this Initial Study was prepared with consultant support, the analysis, conclusions,
and findings made as part of its preparation fully represent the independent judgment and analysis of the
City, in its capacity as the Lead Agency. The primary purpose of CEQA is to ensure that decision -makers
and the public understand the environmental impacts of the proposed project and that decision-makers
have considered such impacts before considering approval of the project. Pursuant to Section 15063(c) of
the CEQA Guidelines, the purposes of this Initial Study include the following:
● To provide the City information to use as the basis for deciding whether to prepare an
environmental impact report (EIR), mitigated negative declaration, or negative declaration;
● To facilitate the project's environmental assessment early in the design and development of the
project;
● To eliminate unnecessary EIRs;
● To assist in the preparation of an EIR is one is required;
● To provide documentation of the factual basis for the finding in a negative declaration that a project
will not have a significant effect on the environment;
● To enable modification of the project to mitigate adverse impacts of the project; and,
● To determine whether a previously prepared EIR could be used with the project.
The City determined, as part of this Initial Study's preparation, that a Mitigated Negative Declaration is the
appropriate environmental document for the project's environmental review pursuant to CEQA. This Initial
Study and the Notice of Intent to Adopt a Mitigated Negative Declaration will be forwarded to responsible
agencies, trustee agencies, and the public for review and comment. A 20-day public review period will be
1 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
2 California, State of. Title 14. California Code of Regulations. Chapter 3. Guidelines for the Implementation of the California
Environmental Quality Act. as Amended 1998 (CEQA Guidelines). §15050.
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AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 1 ● INTRODUCTION
PAGE 8
provided to allow these agencies and other interested parties to comment on the proposed project and the
findings of this Initial Study.3 Questions and/or comments should be submitted to the following:
Knarik Vizcarra, Planning Manager
City of Azusa, Planning Division
213 E. Foothill Blvd.
Azusa, California 91702
1.2 INITIAL STUDY’S ORGANIZATION
The following annotated outline summarizes the contents of this Initial Study:
● Section 1 Introduction, provides the procedural context surrounding this Initial Study's preparation
and insight into its composition. This section also includes a checklist that summarizes the findings
of this Initial Study.
● Section 2 Project Description, provides an overview of the existing environment as it relates to the
installation sites and describes the proposed project's physical and operational characteristics.
● Section 3 Environmental Analysis, includes an analysis of potential impacts assoc iated with the
proposed project's installation and the subsequent operation.
● Section 4 Conclusions, indicates the conclusions of the environmental analysis and the Mandatory
Findings of Significance.
● Section 5 References, identifies the sources used in the preparation of this Initial Study.
3 California, State of. Title 14. California Code of Regulations. Chapter 3. Guidelines for the Implementation of the California
Environmental Quality Act. as Amended 1998 (CEQA Guidelines). §15060 (b).
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 2 ● PROJECT DESCRIPTION
PAGE 9
SECTION 2 PROJECT DESCRIPTION
2.1 PROJECT OVERVIEW
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station , a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied
by a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. The new sign would
be a back-to-back shaped sign with two digital faces. The planned sign face would be a full color LED display,
14-feet by 48-feet on each side, with a height of approximately 101-feet (or 84-feet above the freeway grade).
The sign faces would be located on top of an assimilated concrete pedestal. Both the existing sign and the
new sign installation site are located adjacent to the I-210 Freeway.4 The project is described in greater detail
in Section 2.3.
2.2 PROJECT LOCATION
The City of Azusa is located approximately 14 miles east of Downtown Los Angeles. The City of Azusa is
bounded on the north by the Angeles National Forest, on the west by the Cities of Irwindale and Duarte, on
the south by the Cities of Irwindale and Covina, and on the east by City of Glendora. Major physiographic
features located in the vicinity of Azusa include the San Gabriel Mountain located to the north of the City,
the San Gabriel Canyon/Wash is located approximately 4.5 miles to the northeast of the site, and the San
Gabriel River channel is located approximately 2.7 miles to the southwest of the site. The Little Dalton Wash,
a flood control channel, is located approximately 280 feet to the east of the installation site. The San Jose
Hills are located approximately 5.5 miles to the southeast of the site. Finally, the Puente Hills are located
approximately 9.4 miles to the southeast of the site.
Regional access to Azusa is possible from two area freeways: the San Gabriel River Freeway (I-605) and the
Foothill Freeway ( I-210 Freeway). The I-605 Freeway is located west of the City and extends in a north-
south orientation; the San Bernardino Freeway (I-10) is located south of the City and extends in an east-west
orientation; and the Pomona Freeway (SR-60) is located south of the City and extends in an east-west
orientation.5 The location of Azusa in a regional context is shown in Exhibit 2-1. A citywide map with the
proposed billboard and sign locations is provided in Exhibit 2 -2. A vicinity map is provided in Exhibit 2-3.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The existing digital sign is an older electronic sign with dead digital displays. This existing sign
is located at 106 South Azusa Avenue on a site that is occupied by a gas station, a convenience store, and a
Del Taco® fast-food restaurant. The address of the new sign installation site is 250 East 1st Street. The
proposed installation site is occupied by the Veterans of Foreign Wars (VFW) Post 8070. The site is located
east of the present sign and close to the I-210 Freeway. The site’s Accessor Parcel Number (APN) is 8611-
036-008.
4 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
5 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 2 ● PROJECT DESCRIPTION
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EXHIBIT 2-1 REGIONAL MAP
SOURCE: QUANTUM GIS
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 2 ● PROJECT DESCRIPTION
PAGE 11
EXHIBIT 2-2 CITYWIDE MAP
SOURCE: QUANTUM GIS
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 2 ● PROJECT DESCRIPTION
PAGE 12
EXHIBIT 2-3 VICINITY MAP
SOURCE: QUANTUM GIS
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 2 ● PROJECT DESCRIPTION
PAGE 13
2.3 ENVIRONMENTAL SETTING
The proposed digital sign installation site is located in an urbanized area located in the southcentral portion
of the City of Azusa just north of the I-210 Freeway. The new digital sign would replace an existing obsolete
and malfunctioning sign. This existing sign is located at 106 South Azusa Avenue on a site that is occupied
by a gas station, a convenience store, and a Del Taco® fast-food restaurant. The proposed installation site is
occupied by the Veterans of Foreign Wars (VFW) Post 8070.6 The new installation site is located east of the
present sign and close to the I-210 Freeway. The zoning designation that is applicable to the project site is
Neighborhood Center while the corresponding General Plan designation is Commercial Mixed Use. Land
uses and development in the area include the following:
● North of the Installation Area. E. 1st Street extends along the proposed installation site’s north side.
Residential development is located further north, along the north side of the aforementioned
roadway. The zoning designation that is applicable to this area is Low Density Residential while the
corresponding General Plan designation is Medium Density Residential.
● South of the Installation Area. The Foothill Freeway (I-210) extends along the proposed installation
site’s south side. Residential development is located further south, along the south side of the
aforementioned freeway.
● West of the Installation Area. The Foothill Freeway (I-210) E Street off-ramp is located west of the
proposed installation site. The zoning designation that is applicable to this area is Neighborhood
Center while the corresponding General Plan designation is Commercial Mixed Use.
● East of the Installation Area. Two single family homes are located to the east of the proposed
installation site. These homes are separated from the new sign installation site by an existing surface
parking lot (approximately 133-feet from the installation site). The zoning designation that is
applicable to this area is Neighborhood Center while the corresponding General Plan designation is
Commercial Mixed Use.7
Exhibit 2-4 includes an aerial photograph of the proposed billboard and sign locations . Photographs of the
installation site are provided in Exhibit 2-5.
2.4 PROJECT DESCRIPTION
2.4.1 PHYSICAL CHARACTERISTICS OF THE PROPOSED PROJECT
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The proposed project consists of the following elements:
● Elimination of Existing Digital Sign. The overall work effort would first involve the removal of an
existing older digital sign with inoperable digital displays and a City Logo display. This existing sign,
located at 106 South Azusa Avenue on a site that is occupied by a Shell® gas station and convenience
store.
6 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
7 Google Earth. Website accessed July 28, 2023. City of Azusa General Plan and Zoning Map. Site visit occurred on August 3, 2023.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 2 ● PROJECT DESCRIPTION
PAGE 14
EXHIBIT 2-4 AERIAL OF INSTALLATION SITE
FOR ELECTRONIC DISPLAY BILLBOARD
SOURCE: GOOGLE EARTH
Location of
existing
digital and
City logo
display
Location of
proposed
digital Sign
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 2 ● PROJECT DESCRIPTION
PAGE 15
West side of Project site, Existing digital and City logo sign
East side of Project site, new proposed digital sign location
EXHIBIT 2-5 PHOTOGRAPHS OF THE PROJECT AREA
SOURCE: GOOGLE EARTH
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 2 ● PROJECT DESCRIPTION
PAGE 16
● New Digital Sign. The billboard would be a back-to-back shaped billboard that would feature two
opposing billboard faces and will have a height of 101 feet. The billboard sign faces will be oriented
towards the east and west. The billboard faces would have a length of 48 feet and a height of 14 feet.
The billboard faces would be placed in a 45-degree back-to-back shape. The color images on the
electronic display billboard are proposed to change every four seconds and w ould include off-
premises advertising but no full motion video. The planned sign face would be a full color LED
display, 14-feet by 48-feet on each side, with a height of approximately 101-feet (or 84-feet above
the freeway grade). The sign faces would be located on top of an assimilated concrete pedestal.8
● Installation Site Characteristics The new digital sign would be installed within an area located
within a surface parking lot located to the east of the Veterans of Foreign Wars (VFW) Post 8070.9
The center post for the new digital sign is located approximately 50 -feet east of the west elevation of
the existing VFW building. The top of the sign face would be 101 -feet above the parking lot surface.
The base of the sign would include a security fenc e that would include an enclosure for a propane
tank that would provide the sign with back-up power.
● Operational Characteristics. An electronic display billboard is a large screen made up of LED (light
emitting diode) bulbs which are arranged and timed to create static, changing or full motion text
and images. The State Law does not allow for any digital messages to change (or cycle) faster than 4
seconds. The industry standard is to run eight advertising spots, 8 seconds each for a 64 -second
loop. The new sign’s luminosity would adhere to the Outdoor Advertising Association of America
(OAAA) luminosity policy of not exceeding a brightness of 0.3 footcandles above the ambient light.
The proposed site plan is shown in Exhibit 2-6. The new electronic sign is illustrated in Exhibit 2-7.
2.4.2 ELECTRONIC SIGN INSTALLATION CHARACTERISTICS
The materials used in the construction of electronic signs are manufactured off-site. The electronic sign
components would be transported to the location where they would be assembled and installed. The
installation of the electronic sign would result in short-term (construction-related) noise impacts during
the two to four-day installation period and one week for the pole cover installation for the electronic sign.
The installation would include the following activities:
● Task One: The footings for the electronic sign structure are completed. The estimated column
depth for the electronic sign ’s support will be 30 feet and the diameter will be 5 .5 feet. This results
in an export of between 28 to 144 cubic yards of dirt for the electronic sign (i.e., with a 2 feet pad
added to the 30 feet deep column, the size of the footing is 32 feet by 5.5 feet). In addition to the
drilling rig, the construction team uses a skip loader (bucket truck), dump truck for soil export, and
water truck as needed to water down dust. Any excavated areas are required to be fully covered.
The construction crew installs the sign column and then pours the concrete. The crew utilizes a
crane truck, a flatbed truck (to carry in the prefabricated columns), and a concrete truc k. A fast-
setting concrete is utilized, allowing the concrete to cure overnight.
8 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
9 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
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EXHIBIT 2-6 SITE PLAN
SOURCE: BULLETIN DISPLAYS, LLC.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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EXHIBIT 2-7 SIGN ELEVATIONS
SOURCE: BULLETIN DISPLAYS, LLC.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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● Task Two: The crew erects the sign supports and the signs. For this construction activity, a crane
truck is utilized and a flatbed truck is required to transport the structure and sign faces. The electrical
connections are then installed. This task will take one to two days to complete. The crew completes
any other necessary tasks to complete the structures and clean up the installation site.
● Task Three: Any necessary landscaping repairs and improvements would also made. The
installation of the column cover would take approximately one week.
2.5 DISCRETIONARY ACTIONS
A Discretionary Approval is an action taken by a government agency (for this project, the government agency
is the City of Azusa) that calls for an exercise of judgment in deciding whether to approve a project. The
following approvals are required:
● Approval of a Building Permit for the electronic sign installation;
● Approval of a Relocation Agreement, or other similar access agreement for the utilization of the City
property by the Applicant; and,
● Approval of the Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting
Program (“MMRP”).
Other permits required for electronic sign installation will include, but may not be limited to, building
permits and permits for new utility connections.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 21
SECTION 3 ENVIRONMENTAL ANALYSIS
This section of the Initial Study analyzes the potential environmental impacts that may result from the
proposed project's implementation. The issue areas evaluated in this Initial Study include the following:
● Aesthetics (Section 3.1);
● Agriculture & Forestry Resources (Section 3.2);
● Air Quality (Section 3.3);
● Biological Resources (Section 3.4);
● Cultural Resources (Section 3.5);
● Energy (Section 3.6);
● Geology & Soils (Section 3.7);
● Greenhouse Gas Emissions (Section 3.8);
● Hazards & Hazardous Materials (Section 3.9);
● Hydrology & Water Quality (Section 3.10);
● Land Use & Planning (Section 3.11);
● Mineral Resources (Section 3.12);
● Noise (Section 3.13);
● Population & Housing (Section 3.14);
● Public Services (Section 3.15);
● Recreation (Section 3.16);
● Transportation (Section 3.17);
● Tribal Cultural Resources (Section 3.18);
● Utilities & Service Systems (Section 3.19);
● Wildfire (Section 3.20); and,
● Mandatory Findings of Significance (Section 3.21).
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 22
3.1 AESTHETICS
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Except as provided in Public Resources Code Section 21099,
would the project have a substantial adverse effect on a scenic
vista?
B. Except as provided in Public Resources Code Section 21099,
would the project substantially damage scenic resources,
including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
C. Except as provided in Public Resources Code Section 21099,
would the project substantially degrade the existing visual
character or quality of public views of the site and its
surroundings? (Public views are those that are experienced from
publicly accessible vantage point). If the project is in an urbanized
area, would the project conflict with applicable zoning and other
regulations governing scenic quality?
D. Except as provided in Public Resources Code Section 21099,
would the project create a new source of substantial light or glare
which would adversely affect day or nighttime views in the area?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on aesthetics if it results in any of the following:
● The proposed project would have an adverse effect on a scenic vista, except as provided in PRC Sec.
21099.
● The proposed project would have an adverse effect on scenic resources, including, but not limited to,
trees, rock outcroppings, and historic buildings within a state scenic highway.
● The proposed project would substantially degrade the existing visual character or quality of public
views of the site and its surroundings (Public views are those that are experienced from publicly
accessible vantage point). If the project is in an urbanized area, would the project conflict with
applicable zoning and other regulations governing scenic quality. or,
● The proposed project would, except as provided in Public Resources Code Section 21099, create a
new source of substantial light or glare which would adversely affect day or nighttime views in the
area.
The evaluation of aesthetics and aesthetic impacts is generally subjective, and it typically requires the
identification of key visual features in the area and their importance. The characterization of aesthetic impacts
involves establishing the existing visual characteristics including visual res ources and scenic vistas that are
unique to the area. Visual resources are determined by identifying existing landforms (e.g., topography and
grading), views (e.g., scenic resources such as natural features or urban characteristics), and existing light
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and glare characteristics (e.g., nighttime illumination). Changes to the existing aesthetic environment
associated with the proposed project’s implementation are identified and qualitatively evaluated based on
the proposed modifications to the existing setting and the viewers’ sensitivity. The project -related impacts are
then compared to the context of the existing setting, using the threshold criteria discussed above.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Except as provided in Public Resources Code Section 21099, w ould the project have a substantial
adverse effect on a scenic vista? ● Less than Significant Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast -food restaurant,
would first be removed. The Applicant is then proposing to replace this ex isting inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. The new sign would be
a back-to-back shaped sign with two digital faces. The planned sign face would be a full color LED display,
14-feet by 48-feet on each side, with a height of approximately 101 -feet (or 84-feet above the freeway grade).
The sign faces would be located on top of an assimilated concrete pedestal. Both the existing sign and the new
sign installation site are located adjacent to the I-210 Freeway.10
Major physiographic features located in the vicinity of Azusa include the San Gabriel Mountain located to the
north of the City, San Gabriel Canyon/Wash is located approximately 4.5 miles to the northeast of the site,
and the San Gabriel River channel is located approximately 2.7 miles to the southwest of the site. The Little
Dalton Wash, a flood control channel, is located approximately 280 feet to the east of the installation site. The
San Jose Hills are located approximately 5.5 miles to the southeast of the site. Finally, the Puente Hills are
located approximately 9.4 miles to the southeast of the site. The City’s General Plan EIR has indicated that
Azusa’s primary scenic resource is the adjacent San Gabriel Mountains to the north and the vistas from Sierra
Madre Avenue and Azusa Avenue/Urban Route 39. The overall work effort would first involve the removal of
an existing older digital sign with inoperable digital displays and a City Logo display at an approximate height
of 120 feet. This existing sign, located at 106 South Azusa Avenue on a site that is occupied by a Shell® gas
station, a convenience store, and a Del Taco® fast-food restaurant, would first be removed. The Applicant is
then proposing to replace this existing inoperable sign with a new digital sign at a new location approximately
640 feet to the east. The proposed project would result in the replacement of an existing obsolete, inoperable
electronic sign at a lower height. As a result, less than significant impacts would occur.
B. Except as provided in Public Resources Code Section 21099, would the project substantially damage
scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a
state scenic highway? ● No Impact.
There are no rock outcroppings or historic buildings located on the site of the proposed installation area.11
The address of the new sign installation site is 250 East 1st Street. The proposed installation site is occupied
10 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
11 Ibid.
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by the Veterans of Foreign Wars (VFW) Post 8070. According to the California Department of Transportation,
none of the streets located adjacent to the proposed installation site are not designated scenic highways and
there are no state or county designated scenic highways in the vicinity.12 The proposed new sign would replace
an existing obsolete and inoperable digital sign at a reduced height. As a result, no impacts will occur.
C. Except as provided in Public Resources Code Section 21099, would the project substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (Public views are
those that are experienced from publicly accessible vantage point). If the project is in an urbanized area,
would the project conflict with applicable zoning and other regulations governing scenic quality? ● No
Impact.
The new digital sign would be installed within an area located within a surface parking lot located to the east
of the Veterans of Foreign Wars (VFW) Post 8070.13 The center post for the new digital sign is located
approximately 50-feet east of the west elevation of the existing VFW building. The top of the sign face would
be 101-feet above the parking lot surface. The proposed electronic sign installation site is located within a
surface parking lot.14 The new installation site is located east of the present sign and close to the I -210
Freeway. The zoning designation that is applicable to the project site is Neighborhood Center while the
corresponding General Plan designation is Commercial Mixed Use. As a result, no impacts would occur.
D. Except as provided in Public Resources Code Section 21099, would the project create a new source of
substantial light or glare which would adversely affect day or nighttime views in the area? ● Less than
Significant Impact.
An electronic display billboard is a large screen made up of LED (light emitting diode) bulbs which are
arranged and timed to create static, changing or full motion text and images. The State Law does not allow
for any digital messages to change (or cycle) faster than 4 seconds. The industry standard is to run eight
advertising spots, 8 seconds each for a 64 -second loop. The new sign’s luminosity would adhere to the
Outdoor Advertising Association of America (OAAA) luminosity policy of not exceeding a brightness of 0.3
footcandles above the ambient light. The new electronic display billboard would be located on a property that
is commercial. A sign lighting study was completed based on actual lab measurements made on modules using
an illuminance meter.
The new sign would feature light-emitting diode (“LED”) displays. As opposed to incandescent signs, LED
signs are highly directional, which is an advantage in an urban setting since the light can be directed more
precisely to the intended audience. Light measurements are completed in foot-candles. A foot-candle is the
amount of light produced by a single candle when measured from one foot away. For reference , a 100-watt
light bulb produces 137 foot-candles at one foot away, 0.0548 foot-candles at 50 feet and 0.0137 foot-candles
at 100 feet. Table 3-1 represents the total increase in ambient light produced by the sign under typical
operation at night. Light sensitive land uses in the area are shown in Exhibit 3-1. Conceptual views of the
proposed sign are shown in Exhibit 3-2.
12 California Department of Transportation. Official Designated Scenic Highways.
http://www.dot.ca.gov/hq/LandArch/16_livability/scenic_highways/index.htm.
13 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
14 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
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EXHIBIT 3-1 SENSITIVE RECEPTORS
SOURCE: QUANTUM GIS
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EXHIBIT 3-2 IMAGES OF THE SIGN
SOURCE: GOOGLE EARTH
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Table 3-1
Increase in Ambient Light From Proposed Sign (foot-candles)
Distance from Sign 0 Degrees 20 Degrees 40 Degrees 60 Degrees 75 Degrees
100 feet 0.1171 0.0966 0.0652 0.0295 0.0059
200 feet 0.0293 0.0241 0.0163 0.0074 0.0015
Source: Watchfire Signs
Light values in foot-candles at night under typical operation
The ambient light increases would be less than shown in the table since they fail to consider any objects
blocking the line-of-sight to the sign. Obstructions such as trees would further reduce real world overall
ambient light increases. In addition to obstructions, any existing light within the area will further diminish
any light increase. Given the above comparisons and measurements, the area will see an almost undetectable
difference in ambient light after installation of the LED displays. Ambient light levels are more heavily
impacted by street, building and landscape lights than the increases produced by an LED display .
Furthermore, the new sign would be required to include a photometric sensor that will adjust the intensity of
the sign for daytime and nighttime viewing. The photometric sensor will be part of the electronic sign plans.
The new digital sign would replace an older that does not employ modern technology that emits lower
intensity of lighting or technology that automatically turns off the digital display in the event of a malfunction.
As a result, the impacts would be less than significant.
MITIGATION MEASURES
The analysis of aesthetics indicated that less than significant impacts on these resources would occur as part
of the proposed project's implementation. As a result, no mitigation is required.
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 28
3.2 AGRICULTURE AND FORESTRY RESOURCES
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project 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. Would the project conflict with existing zoning for agricultural
use, or a Williamson Act contract?
C. Would the project 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. Would the project result in the loss of forest land or conversion
of forest land to non-forest use?
E. Would the project 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?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on agriculture and forestry resources if it results in any of the following:
● The proposed project would 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.
● The proposed project would conflict with existing zoning for agricultural use, or a Williamson Act
contract.
● The proposed project would 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)).
● The proposed project would result in the loss of forest land or conversion of forest land to non -forest
use.
● The proposed project would 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.
The California Department of Conservation Farmland Mapping and Monitoring Program (FMMP) was
established in 1982 to track changes in agricultural land use and to help preserve areas of Important
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Farmland. It divides the state's land into eight categories of land use designation based on soil quality and
existing agriculture uses to produce maps and statistical data. These maps and data are used to help preserve
productive farmland and to analyze impacts on farmland. Prime Farmland, Farmland of Statewide
Importance, Unique Farmland, and Farmland of Local Importance are all Important Farmland and are
collectively referred to as Important Farmland in this analysis. The highest rated Important Farmland is
Prime Farmland. The California Land Conservation Act of 1965, or the Williamson Act, allows a city or county
government to preserve agricultural land or open space through contracts with landowners. Contracts last 10
years and are automatically renewed unless a notice of nonrenewal is issued.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project 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 uses? ● No Impact.
No agricultural activities are located within or adjacent to the installation site.15 The new digital sign would
be installed within an area located within a surface parking lot located to the east of the Veterans of Foreign
Wars (VFW) Post 8070.16 The center post for the new digital sign is located approximately 50-feet east of the
west elevation of the existing VFW building. The new installation site is located east of the present sign and
close to the I-210 Freeway. The zoning designation that is applicable to the project site is Neighborhood
Center while the corresponding General Plan designation is Commercial Mixed Use.17 The proposed project
would not result in the conversion of farmland. As a result, no impacts would occur.
B. Would the project conflict with existing zoning for agricultural uses, or a Williamson Act Contract? ●
No Impact.
The new installation site is located east of the present sign and close to the I -210 Freeway. The zoning
designation that is applicable to the project site is Neighborhood Center while the corresponding General
Plan designation is Commercial Mixed Use. As indicated previously, the installation site is not being used for
agricultural purposes. According to the State Department of Conservation, Division of Land Resource
Protection, the installation site is not subject to a Williamson Act Contract.18 The proposed project would not
result in a conflict with the existing zoning for agricultural uses or a Williamson Act Contract. As a result, no
impacts would occur.
C. Would the project 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))? ● No
Impact.
According to the California Public Resources Code, “forest land” is land that can support 10% native tree cover
15 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
16 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
17 Azusa, City of. City of Azusa General Plan. May 18, 2004.
18 California Department of Conservation. State of California Williamson Act Contract Land. ftp://ftp.consrv.ca.gov.
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of any species, including hardwoods, under natural conditions, and that allows for management of one or
more forest resources, including timber, aesthetics, fish and wildlife, biodiversit y, water quality, recreation,
and other public benefits. “Timberland” is defined as land, other than land owned by the federal government
and land designated by the board as experimental forest land, which is available for, and capable of, growing
a crop of trees of a commercial species used to produce lumber and other forest products, including Christmas
trees. "Timberland production zone" or "TPZ" means an area which has been zoned and is devoted to and
used for growing and harvesting timber, or for growing and harvesting timber and compatible uses.19 The
proposed installation site is located in the midst of a larger urban area and no forest lands are located within
the immediate vicinity.20 The new installation site is located east of the present sign and close to the I -210
Freeway. The zoning designation that is applicable to the project site is Neighborhood Center while the
corresponding General Plan designation is Commercial Mixed Use. The proposed project would not result in
a conflict with existing zoning for, or rezoning of, forest land. As a result, no impacts would occur.
D. Would the project result in the loss of forest land or conversion of forest land to a non -forest use? ● No
Impact.
As indicated previously, the proposed installation site is located east of the present sign and close to the I-210
Freeway. The zoning designation that is applicable to the project site is Neighborhood Center while the
corresponding General Plan designation is Commercial Mixed Use. As a result, no loss or conversion of forest
lands to urban uses would result from the installation of the proposed electronic signs. As a result, no impacts
would occur.
E. Would the project 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 a
non-forest use? ● No Impact.
No farmland or forest lands are located in the vicinity of the proposed installation site. As a result, the
proposed project would not involve the conversion of any existing farmland or forest area to urban uses. As a
result, no impacts would occur.
MITIGATION MEASURES
The analysis of agricultural and forestry resources indicated that no impacts on these resources would occur
as part of the proposed project's implementation. As a result, no mitigation is required.
19 California Public Resources Code. Sections 12220(g), 4526 and 51104(g).
20 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
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3.3 AIR QUALITY
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project conflict with or obstruct implementation of
the applicable air quality plan?
B. Would the project 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?
C. Would the project expose sensitive receptors to substantial
pollutant concentrations?
D. Would the project result in other emissions (such as those
leading to odors) adversely affecting a substantial number of
people?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on air quality if it results in any of the following:
● The proposed project would conflict with or obstruct implementation of the applicable air quality
plan.
● The proposed project would 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.
● The proposed project would expose sensitive receptors to substantial pollutant concentrations.
● The proposed project would result in other emissions (such as those leading to odors) adversely
affecting a substantial number of people.
The South Coast Air Quality Management District (SCAQMD) has established quantitative thresholds for
short-term (construction) emissions and long-term (operational) emissions for the following criteria
pollutants:
● Ozone (O3): a nearly colorless gas that irritates the lungs, damages materials, and vegetation. Ozone
is formed by photochemical reaction (when nitrogen dioxide is broken down by sunlight).
● Carbon monoxide (CO): a colorless, odorless toxic gas that interferes with the transfer of oxygen to
the brain. Carbon monoxide is produced by the incomplete combustion of carbon -containing fuels
emitted as vehicle exhaust.
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● Nitrogen oxide (NOx) is a yellowish-brown gas, which at high levels can cause breathing difficulties.
Nitrogen oxides are formed when nitric oxide (a pollutant from burning processes) combines with
oxygen.
● Sulfur dioxide (SO2): a colorless, pungent gas formed primarily by the combustion of sulfur -
containing fossil fuels. Health effects include acute respiratory symptoms and difficulty in breathing
for children.
● PM10 and PM2.5 refers to particulate matter less than ten microns and two and one -half microns in
diameter, respectively. Particulates of this size cause a greater health risk than larger -sized particles
because fine particles can more easily cause irritation.
Projects in the South Coast Air Basin (SCAB) generating construction-related emissions that exceed any of
the following emissions thresholds are considered to be significant under CEQA:
● 75 pounds per day of reactive organic compounds;
● 100 pounds per day of nitrogen oxide;
● 550 pounds per day of carbon monoxide;
● 150 pounds per day of PM10;
● 55 pounds per day of PM2.5; or,
● 150 pounds per day of sulfur oxides.
A project would have a significant effect on air quality if any of the following operational emissions thresholds
for criteria pollutants are exceeded:
● 55 pounds per day reactive organic compounds;
● 55 pounds per day of nitrogen oxide;
● 550 pounds per day of carbon monoxide;
● 150 pounds per day of PM10;
● 55 pounds per day of PM2.5; or,
● 150 pounds per day of sulfur oxides.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project conflict with or obstruct implementation of the applicable air quality plan? ● No
Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The address of the new sign installation site
is 250 East 1st Street. The proposed installation site is occupied by a surface parking area lo cated next to the
Veterans of Foreign Wars (VFW) Post 8070. y.21 The City is located within the South Coast Air Basin, which
21 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
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covers a 6,600 square-mile area within all of Orange County, the non-desert portions of Los Angeles County,
Riverside County, and San Bernardino County. Measures to improve regional air quality are outlined in the
SCAQMD’s Air Quality Management Plan (AQMP). The most recent 2016 AQMP was adopted in March 2017
and was jointly prepared with the California Air Re sources Board (CARB) and the Southern California
Association of Governments (SCAG).22 The AQMP will help the SCAQMD maintain focus on the air quality
impacts of major projects associated with goods movement, land use, energy efficiency, and other key areas
of growth. Key elements of the 2016 AQMP include enhancements to existing programs to meet the 24 -hour
PM2.5 federal health standard and a proposed plan of action to reduce ground-level ozone. The primary
criteria pollutants that remain non -attainment in the local area include PM2.5 and ozone. Specific criteria for
determining a project’s conformity with the AQMP is defined in Section 12.3 of the SCAQMD’s CEQA Air
Quality Handbook. The Air Quality Handbook refers to the following criteria as a means to de termine a
project’s conformity with the AQMP:23
● Consistency Criteria 1 refers to a proposed project’s potential for resulting in an increase in the
frequency or severity of an existing air quality violation or its potential for contributing to the
continuation of an existing air quality violation.
● Consistency Criteria 2 refers to a proposed project’s potential for exceeding the assumptions included
in the AQMP or other regional growth projections relevant to the AQMP’s implementation.
In terms of Criteria 1, the long-term (operational) airborne emissions associated with the operation of the
proposed electronic signs will be below levels that the SCAQMD considers to be a significant impact (refer to
the analysis included in the next section where the long -term stationary and mobile emissions for the
installation of the electronic sign is summarized in Table 3-3). Operational emissions will be limited to off-
site stationary emissions associated with electrical power generation a nd routine maintenance. The new
digital sign would not result in operational emissions because the use of digital sign would not result in an
increase of electricity use and will therefore, not increase of airborne emissions. Furthermore, the new digital
sign is more efficient than the older digital sign and the electrical power consumption would be greatly
reduced. The installation of the electronic sign would also conform to Consistency Criteria 2 since it
would not affect any regional population, housing, and employment projections prepared for the City because
the electronic sign would not result in an increase in population and employment or create a need for housing.
The installation of the new digital sign would not result in a conflict with Consistency Criteria 2 because it will
not affect any regional population, housing, or employment projections. As a result, no impact would occur.
B. 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? ● Less than
Significant Impact.
As indicated previously, the installation site is located in a non-attainment area for ozone and particulates;
therefore, the installation of the electronic signs would be required to comply with the requirements of
SCAQMD Rule 403, Fugitive Dust, which requires the implementation of Best Available Control Measures
(BACM) for all fugitive dust sources, and the 2016 AQMP, which identifies BACMs and Best Available Control
22 South Coast Air Quality Management District. Final 2016 Air Quality Plan. Adopted March 2017.
23 South Coast Air Quality Management District. CEQA Air Quality Handbook. April 1993.
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Technologies (BACT) for area sources and point sources, respectively. According to SCAQMD Rule 403,
Fugitive Dust, all unpaved demolition and construction areas shall be regularly watered up to three times per
day during excavation, grading, and construction as required (depending on temperature, soil moisture, wind,
etc.). Watering could reduce fugitive dust by as much as 55 percent. Rule 403 also requires that temporary
dust covers be used on any piles of excavated or imported earth to reduce wind -blown dust. In addition, all
clearing, earthmoving, or excavation activities must be discontinued during periods of high winds (i.e., greater
than 15 mph), so as to prevent excessive amounts of fugitive dust. Finally, the contractors must comply with
other SCAQMD regulations governing equipment idling and emissions controls. T he aforementioned
SCAQMD regulations are standard conditions required for every construction project undertaken in the City
as well as in the cities and counties governed by the SCAQMD.
The potential construction-related emissions from the installation of the electronic signs were estimated using
the computer model CalEEMod (V.2022 1.1.17) developed for the SCAQMD. The electronic sign installation
will occur over a three- to five-day period. As shown in Table 3-2, daily construction emissions would not
exceed the SCAQMD thresholds of significance. The short-term construction emissions would be limited to
those emissions generated during the electronic sign installation. The support structure, sign faces, and the
ancillary equipment are manufactured off-site and would be assembled at the installation sites. Therefore,
the construction-related impacts associated with the installation of the electronic signs would be less than
significant.
Table 3-2
Estimated Daily Construction Emissions
Construction Phase ROG NOx CO SO2 PM10 PM2.5
Maximum Daily Emissions 2.58 5.60 7.00 0.01 0.44 0.25
Daily Thresholds 75 100 55o 150 150 55
Significant Impact? No No No No No No
Source: CalEEMod V.2022 1.1.17
Long-term emissions refer to those air quality impacts that would occur once the proposed project has been
constructed and is operational. These impacts would continue over the operational life of the project. The
project would not result in any significant long-term operational emissions since minimal mobile emissions
would be generated and the off-site stationary emissions associated with power consumption will be minimal.
Operational emissions would be limited to vehicle trips associated with routine maintenance and off-site
stationary emissions associated with electrical power generation. Table 3-3 depicts the estimated operational
emissions that will be generated by the proposed electronic signs.
Table 3-3
Estimated Operational Emissions in lbs/day
Emission Source ROG NOx CO SO2 PM10 PM2.5
Maximum Daily Emissions 0.05 0.01 0.06 0.0001 0.0012 0.0012
Daily Thresholds 55 55 55o 15o 15o 55
Significant Impact? No No No No No No
Source: CalEEMod V.2022.1.1.17
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 35
As indicated in Table 3-3, the projected long-term emissions would be below thresholds considered to
represent a significant adverse impact. Therefore, the operation of the proposed project would not contribute
to an existing air quality violation. As a result, the impacts would be less than significant.
C. Would the project expose sensitive receptors to substantial pollutant concentrations? ● Less than
Significant Impact.
Sensitive receptors refer to land uses and/or activities that are especially sensitive to poor air quality and
typically include residences, board and care facilities, schools, playgrounds, hospitals, parks, childcare
centers, outdoor athletic facilities, and other facilities where children or the elderly may congregate.24 Land
uses and development in the area include the following:
● North of the Installation Area. E. 1st Street extends along the proposed installation site’s north side.
Residential development is located further north, along the north side of the aforementioned
roadway. The zoning designation that is applicable to this area is Low Density Residential while the
corresponding General Plan designation is Medium Density Residential.
● South of the Installation Area. The Foothill Freeway (I-210) extends along the proposed installation
site’s south side. Residential development is located further south, along the south side of the
aforementioned freeway.
● West of the Installation Area. The Foothill Freeway (I-210) E Street off-ramp is located west of the
proposed installation site. The zoning designation that is applicable to this area is Neighborhood
Center while the corresponding General Plan designation is Commercial Mixed Use.
● East of the Installation Area. Two single family homes are located to the east of the proposed
installation site. These homes are separated from the new sign installation site by an existing surface
parking lot (approximately 133-feet from the installation site ). The zoning designation that is
applicable to this area is Neighborhood Center while the corresponding General Plan designation is
Commercial Mixed Use.25
The short-term impacts related to the installation of the proposed electronic signs will not result in significant
emissions (refer to Tables 3-2 and 3-3 in the previous subsection and the CalEEMod worksheets provided in
the appendix). In addition, fugitive dust emission, which is responsible for PM10 and PM2.5 emissions, will
further be reduced through the implementation of SCAQMD regulations related to fugitive dust generation
and other construction-related emissions.26 These SCAQMD regulations are standard conditions required for
every construction project undertaken in the City as well as in the cities and counties governed by the
SCAQMD. Furthermore, the construction or operational emissions would not expose sensitive receptors to
substantial pollutant concentrations. As a result, less than significant impacts will occur.
24 South Coast Air Quality Management District. CEQA Air Quality Handbook, Appendix 9. As amended 2017.
25 Google Earth. Website accessed July 28, 2023. City of Azusa General Plan and Zoning Map. Site visit occurred on August 3, 2023.
26 South Coast Air Quality Management District. Rule 403, Fugitive Dust. As Amended June 3, 2005.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 36
D. Would the project result in other emissions (such as those leading to odors) adversely affecting a
substantial number of people? ● Less than Significant Impact.
The SCAQMD has identified those land uses that are typically associated with odor complaints. These uses
include activities involving livestock, rendering facilities, food processing plants, chemical plants, composting
activities, refineries, landfills, and businesses involved in fiberglass molding.27 The proposed project would
not result in the generation of any odors. Furthermore, construction truck drivers must adhere to Title 13 -
§2485 of the California Code of Regulations, which limits the idling of diesel powered vehicles to less than
five minutes.28 In addition, the project’s contractors must adhere to SCAQMD Rule 403 regulations, which
significantly reduce the generation of fugitive dust. As a result, less than significant impacts will occur.
MITIGATION MEASURES
The emissions related to the installation and operation of the proposed project are not considered to represent
a significant adverse impact. As a result, no mitigation is required.
27 South Coast Air Quality Management District. CEQA Air Quality Handbook, Appendix 9. As amended 2017.
28 California, State of. California Code of Regulations, Title 13, Section 2485 Airborne Toxic Control Measure to Limit Diesel-Fueled
Commercial Motor Vehicle Idling.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 37
3.4 BIOLOGICAL RESOURCES
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project 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 or U.S. Fish and Wildlife Service?
B. Would the project have a substantial adverse effect on any
riparian habitat or other sensitive natural community identified in
local or regional plans, policies, regulations or by the California
Department of Fish and Wildlife or US Fish and Wildlife Service?
C. Would the project have a substantial adverse effect on state or
federally protected wetlands (including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means?
D. Would the project 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 native wildlife nursery sites?
E. Would the project conflict with any local policies or ordinances
protecting biological resources, such as a tree preservation policy
or ordinance?
F. Would the project conflict with the provisions of an adopted
Habitat Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on biological resources if it results in any of the following:
● The proposed project would 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 or U.S.
Fish and Wildlife Service.
● The proposed project would have a substantial adverse effect on any riparian habitat or other
sensitive natural community identified in local or regional plans, policies, regulations or by the
California Department of Fish and Wildlife or US Fish and Wildlife Service.
● The proposed project would have a substantial adverse effect on state or federally protected wetlands
(including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling,
hydrological interruption, or other means.
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 38
● The proposed project would 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 native wildlife nursery sites.
● The proposed project would conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance.
● The proposed project would conflict with the provisions of an adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or other approved local, regional, or state habitat
conservation plan.
Sensitive biological resources include a variety of plant and animal species that are specialized and endemic
to a particular habitat type. Due to loss of habitat, some of these species have been designated by either, or
both, the federal and state government resource agencies as threatened or endangered. Species listed as
threatened include those whose numbers have dropped to such low levels and/or whose populations are so
isolated that the continuation of the species could be jeopardized. Endangered species are those with such
limited numbers or subject to such extreme circumstances that they are considered in imminent danger of
extinction. Other government agencies and resource organizations also identify sens itive species, those that
are naturally rare and that have been locally depleted and put at risk by human activities. While not in
imminent danger of jeopardy or extinction, sensitive species are generally considered vulnerable and can
become candidates for future listing as threatened or endangered.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project 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 or U.S. Fish and Wildlife
Service? ● No Impact.
The proposed project involves the installation and operation of a new electronic displ ay billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display at about 120-feet tall. This existing sign, located at 106
South Azusa Avenue on a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco®
fast-food restaurant, would first be removed. The Applicant is then proposing to replace this existing
inoperable sign with a new digital sign at a new locatio n approximately 640 feet to the east. The address of
the new sign installation site is 250 East 1st Street. The proposed installation site is occupied by a surface
parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. Both the existing sign and the
new sign installation site are located adjacent to the I-210 Freeway. Due to the current state of the installation
site and the level of development in the surrounding area, the installation sites are not suitable environments
for any candidate, sensitive or special status species.29 Furthermore, the installation of the new electronic
sign would not affect any animal species because the removal or trimming of trees will not be required. As a
result, no impacts would occur.
29 Blodgett Baylosis Environmental Planning. Site Surveys. Surveys were completed on October 15, 2018.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 39
B. Would the project have a substantial adverse effect on any riparian habitat or other sensitive natural
community identified in local or regional plans, policies, regulations, or by the California Department
of Fish and Wildlife or U.S. Fish and Wildlife Service? ● No Impact.
The new digital sign would be installed within an area located within a surface parking lot located to the east
of the Veterans of Foreign Wars (VFW) Post 8070.30 The center post for the new digital sign is located
approximately 50-feet east of the west elevation of the existing VFW building. Due to the current state of the
installation site and the level of development in the surrounding area, the installation sit es does not offer a
suitable habitat for any species. There are no local or regional plans, policies, or regulations that identify any
riparian habitat or other sensitive natural community at or adjacent to the installation sites nor does the
California Department of Fish and Wildlife identify any such habitat. A review of the U.S. Fish and Wildlife
Service National Wetlands Inventory, Wetlands Mapper confirmed that there are no wetlands or riparian
habitat present within or adjacent to the installation site. The Little Dalton Wash, a flood control channel, is
located approximately 280 feet to the east of the installation site.31 As a result, no impacts would occur.
C. Would the project have a substantial adverse effect on state or federally protected wetlands (including,
but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological
interruption, or other means? ● No Impact.
As previously mentioned, the proposed installation sites are located in the midst of an urbanized setting. The
new digital sign would be installed within an area located within a surface parking lot located to the east of
the Veterans of Foreign Wars (VFW) Post 8070.32 The center post for the new digital sign is located
approximately 50-feet east of the west elevation of the existing VFW building. A review of the U.S. Fish and
Wildlife Service National Wetlands Inventory, Wetlands Mapper confirmed that there are no wetlands or
riparian habitat present within or adjacent to the installation site. The Little Dalton Wash, a flood control
channel, is located approximately 280 feet to the east of the installation site. The proposed project would be
limited to the installation sites and would not affect the aforementioned designated wetlands. As a result, no
impacts would occur.
D. Would the project interfere substantially with the movement of any native resident or migratory fish
or wildlife species or with established native resident or migrator y life corridors, or impede the use of
native wildlife nursery sites? ● No Impact.
There are no areas of natural open space or areas of significant biological value within or adjacent to the
proposed installation site. The electronic sign will be installed on a strip of pavement within a surface parking
area. In addition, there are no bodies of water that could provide a habitat for migratory birds. Constant
disturbance (noise and vibration) from vehicles traveling on the adjacent I-210 Freeway further limits the
installation site’s utility as a migration corridor. As a result, the proposed project will not affect wildlife
migration in the area or otherwise impede the use of native wildlife nursery sites. As a result, no impacts
would occur.
30 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
31 U.S. Fish and Wildlife Service. National Wetlands Inventory – V2. https://www.fws.gov/Wetlands/data/Mapper.html. Website
accessed October 15, 2018.
32 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 40
E. Would the project conflict with any local policies or ordinances protecting biological resources, such as
a tree preservation policy or ordinance? ● No Impact.
Limited biological resources occur onsite other than ornamental landscaping at the rear of the site. The new
installation site would be located within a surface parking area. As a result, no impacts would result.
F. Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
● No Impact.
The new digital sign would be installed within an area located within a surface parki ng lot located to the east
of the Veterans of Foreign Wars (VFW) Post 8070.33 The center post for the new digital sign is located
approximately 50-feet east of the west elevation of the existing VFW building. The top of the sign face would
be 101-feet above the parking lot surface. According to the Conservation Plans and Agreements Database, no
Habitat Conservation Plans or Natural Community Conservation Plans are applicable to the proposed project.
Therefore, no conflict with the provisions of an adopted H abitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan will occur. As a result,
no impacts would occur.
MITIGATION MEASURES
The emissions related to the installation and operation of the proposed project are not considered to represent
a significant adverse impact on biological resources. As a result, no mitigation is required.
33 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 41
3.5 CULTURAL RESOURCES
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project cause a substantial adverse change in the
significance of a historical resource pursuant to §15064.5?
B. Would the project cause a substantial adverse change in the
significance of an archaeological resource pursuant to §15064.5?
C. Would the project disturb any human remains, including those
interred outside of formal cemeteries?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on cultural resources if it results in any of the following:
● The proposed project would cause a substantial adverse change in the significance of a historical
resource pursuant to §15064.5.
● The proposed project would cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15064.5.
● The proposed project would disturb any human remains, including those interred outside of formal
cemeteries.
Historic structures and sites are defined by local, State, and Federal criteria. A site or structure may be
historically significant if it is locally protected through a General Plan or historic preservation ordinance. In
addition, a site or structure may be historically significant according to State or Federal criteria even if the
locality does not recognize such significance. To be considered eligible for the National Register, a property’s
significance may be determined if the property is associated with events, a ctivities, or developments that were
important in the past, with the lives of people who were important in the past, or represents significant
architectural, landscape, or engineering elements. Specific criteria include the following:
● Districts, sites, buildings, structures, and objects that are associated with the lives of significant
persons in or past;
● Districts, sites, buildings, structures, and objects that embody the distinctive characteristics of a type,
period, or method of construction, or that represent the work of a master, or that possess high artistic
values, or that represent a significant and distinguishable entity whose components may lack
individual distinction; or,
● Districts, sites, buildings, structures, and objects that have yielded or may be likely to yield,
information important in history or prehistory.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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Ordinarily, properties that have achieved significance within the past 50 years are not considered eligible for
the National Register. However, such properties will qualify if they are integral parts of districts that meet
certain criteria.34 Historic structures and sites are defined by local, State, and Federal criteria. A site or
structure may be historically significant if it is locally protected through a local g eneral plan or historic
preservation ordinance. A site or structure may be historically significant according to State or Federal criteria
even if the locality does not recognize such significance. The California State Historic Preservation Office
(SHPO) maintains an inventory of those sites and structures that are considered to be historically significant.
Finally, the U.S. Department of Interior has established specific Federal guidelines and criteria that indicate
the manner in which a site, structure, or district is to be defined as having historic significance and in the
determination of its eligibility for listing on the National Register of Historic Places.35 To be considered
eligible for the National Register, a property’s significance may be determi ned if the property is associated
with events, activities, or developments that were important in the past, with the lives of people who were
important in the past, or represents significant architectural, landscape, or engineering elements. State
historic preservation regulations include the statutes and guidelines contained in the California
Environmental Quality Act (CEQA) and the Public Resources Code (PRC).
A historical resource includes, but is not limited to, any object, building, structure, site, a rea, place, record, or
manuscript, which is historically or archaeologically significant. The State regulations that govern historic
resources and structures include Public Resources Code (PRC) Section 5024.1 and CEQA Guidelines Sections
15064.5(a) and 15064.5(b). In addition, California law protects Native American burials, skeletal remains,
and associated grave goods regardless of the antiquity and provides for the sensitive treatment and disposition
of those remains. CEQA, as codified at PRC Sections 21000 et seq., is the principal statute governing the
environmental review of projects in the State. The project site is not included on a list of historic resources
compiled by the United States Department of the Interior, National Park Service .36
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project cause a substantial adverse change in the significance of a historical resource
pursuant to §15064.5 of the CEQA Guidelines? ● No Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast -food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east . The address of the new sign installation site
is 250 East 1st Street. The proposed installation site is occupied by a surface parking area located next to the
Veterans of Foreign Wars (VFW) Post 8070. Both the existing sign and the new sign installation site are
located adjacent to the I-210 Freeway. The existing conditions on the project site are highly disturbed. The
34 U. S. Department of the Interior, National Park Service. National Register of Historic Places. http://nrhp.focus.nps.gov. 2010.
35 U.S. Department of the Interior, National Park Service. National Register of Historic Places.
https://www.nps.gov/subjects/nationalregister/index.htm. 2010.
36 National Park Service. National Register of Historic Places. https://www.nps.gov/subjects/nationalregister/index.htm. Website
accessed May 15,2023.
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 43
project site has been previously graded and is fully paved. As a result, no impacts would occur.
B. Would the project cause a substantial adverse change in the significance of an archaeological resource
pursuant to §15064.5 of the CEQA Guidelines? ● Less than Significant Impact.
The new digital sign would be installed within an area located within a surface parking lot located to the east
of the Veterans of Foreign Wars (VFW) Post 8070.37 The center post for the new digital sign is located
approximately 50-feet east of the west elevation of the existing VFW building. The estimated column depth
for the electronic sign’s support w ould be 30-feet and the footing diameter would be 5.5 feet (i.e. the column
diameter would be approximately 4 -feet). This results in an export of between 28 to 144 cubic yards of
earth. The amount of disturbance within the existing surface parking lot would be mi nimal. As a result, the
impacts would be less than significant.
C. Would the project disturb any human remains, including those interred outside of dedicated cemeteries?
● Less than Significant Impact.
There are no dedicated cemeteries located within the vicinity of the installation sites.38 The installation
process is unlikely to uncover human remains due to the limited excavation that is to be performed in the
designated sites. In addition, human remains are unlikely to be uncovered due to the level of urbanization
present and the amount of disturbance sustained to accommodate the surrounding development.
Notwithstanding, in the unlikely event that remains are uncovered by construction crews, all excavation
activities shall be halted and the Azusa Police Department (APD) would be contacted (the LASD will then
contact the Los Angeles County Coroner). See Section 3.18 for tribal remains. As a result, the impacts would
be less than significant.
MITIGATION MEASURES
The analysis of potential cultural resources impacts indicated that no cultural resources impacts would occur
and, as a result, no mitigation is required.
37 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
38 Google Earth. Website accessed July 17, 2023.
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3.6 ENERGY
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project result in potentially significant
environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project construction or
operation?
B. Would the project conflict with or obstruct a state or local plan
for renewable energy or energy efficiency?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on energy resources if it results in any of the following:
● The proposed project would result in potentially significant environmental impact due to wasteful,
inefficient, or unnecessary consumption of energy resources, during the p roposed project’s
construction or operation.
● The proposed project would conflict with or obstruct a State or local plan for renewable energy or
energy efficiency.
Energy and natural gas consumption were estimated using default energy intensities by building type in
CalEEMod. In addition, it was assumed the new buildings would be constructed pursuant to the 2022
CALGreen standards, which was considered in the CalEEMod inputs.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project result in a potentially significant environmental impact due to wasteful, inefficient,
or unnecessary consumption of energy resources during project construction or operation? ● Less than
Significant Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. The new sign would be much more efficient electrically
than the old sign (i.e., the electrical usage would be reduced). This existing sign, located at 106 South Azusa
Avenue on a site that is occupied by a Shell® gas station , a convenience store, and a Del Taco® fast-food
restaurant, would first be removed. The Applicant is then proposing to replace this existing inoperable sign
with a new digital sign at a new location approximately 640 feet to the east. The planned sign face would be a
full color LED display, 14-feet by 48-feet on each side.
A number of variables will affect the potential power consumption of an electronic billboard including sign
face size, resolution (how close pixels are spaced, also referred to as the diode density), how many LEDs (light
emitting diodes) are in each pixel, the color capabilities of the board (tricolor or full color), the image being
displayed and the time of day (day-time operation requires more power than night-time operation, as the lit
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image must compete with the brightness of the sun). The average annual energy consumption for LED
billboards in the Los Angeles region is 61,032 kilowatt hours (“kWh”). For purposes of comparison, a typical
single family home in the U.S. will consume 11,040 kWh annually.39 According to the Applicant, the electronic
signs will draw 50 amps, which translates to an annual usage of 52,560 kWh. Using these figures, the proposed
electronic signs have an annual energy consumption which is less than average for the Los Angeles region.
However, this number may be lower depending on the many factors listed in the previous paragra ph. The
proposed electronic signs would use electrical energy and would be constructed pursuant to current electrical
codes, including Title 24 of the State Building Code. In addition, the digital billboard would include a
photometric sensor that will adjust the intensity of the sign for daytime and nighttime viewing.
The installation of the electronic signs will not result in excessive energy consumption because the materials
used in the construction of electronic signs are manufactured off -site and would be installed over a three-
to five-day period. The off -site manufacturing of the electronic signs is not subject to this environmental
analysis because it is not directly part of the on -site construction. The manufacturing of the electronic signs
and other construction materials are done off -site by a company contracted by the Applicant and their
manufacturing processes are not subject to this CEQA analysis. Therefore, the proposed project will not
result in wasteful, inefficient, or unnecessary consu mption of energy during installation or operation. As a
result, the impacts would be less than significant.
B. Would the project conflict with or obstruct a state or local plan for renewable energy or energy
efficiency? ● No Impact.
The California Public Utilities Commission prepared an updated Energy Efficiency Strategic Plan in 2011 with
the goal of promoting energy efficiency and a reduction in greenhouse gases (GHG). Assembly Bill 1109,
which was adopted in 2007, also serves as a framework for lighting efficiency. This bill requires the State
Energy Resources Conservation and Development Commission to adopt minimum energy efficiency
standards structured to reduce average statewide electrical energy consumption by not less than 50 percent
from the 2007 levels for indoor residential lighting and not less than 25 percent from the 2007 levels for
indoor commercial and outdoor lighting by 2018. According to the Energy Efficiency Strategic Plan, lighting
comprises approximately one-fourth of California’s electricity use while non-residential sector exterior
lighting (parking lot, area, walkway, and security lighting) usage comprises 1.4 percent of California’s total
electricity use, much of which occurs during limited occupancy periods.40 As indicated in the previous
subsection, the project will not result in wasteful, inefficient, or unnecessary consumption of energy during
installation or operation. The new sign would be much more efficient electrically than the old sign (i.e., the
electrical usage would be reduced). Therefore, the proposed project will not conflict with or obstruct the state’s
goal of promoting energy and lighting efficiency. As a result, no impacts would occur.
MITIGATION MEASURES
The analysis determined that the proposed project will not result in significant impacts related to energy and
mitigation measures are not required.
39 Young, Gregory. The Basics of Digital Signage and Energy Consumption.
http://www.scenic.org/storage/documents/EXCERPT_The_Basics_of_Digital_Signage_and_Energy_Consumption.pdf.
40 California Public Utilities Commission. Energy Efficiency Strategic Plan. Plan updated January 2011.
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3.7 GEOLOGY AND SOILS
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project directly or indirectly cause potential
substantial adverse effects, including the risk of loss, injury, or
death involving 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); strong seismic ground
shaking; seismic-related ground failure, including liquefaction;
and, landslides?
B. Would the project result in substantial soil erosion or the loss
of topsoil?
C. Would the project 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. Would the project be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code (1994), creating
substantial direct or indirect risks to life or property?
E. Would the project 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?
F. Would the project directly or indirectly destroy a unique
paleontological resource or site or unique geologic feature?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on geology and soils if it results in any of the following:
● The proposed project would, directly or indirectly, cause potential substantial adverse effects,
including the risk of loss, injury, or death involving 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 Mi nes and Geology
Special Publication 42); strong seismic ground shaking; seismic -related ground failure, including
liquefaction; and, landslides?
● The proposed project would result in substantial soil erosion or the loss of topsoil.
● The proposed project would 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.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 47
● The proposed project would be located on expansive soil, as defined in Table 18 -1-B of the Uniform
Building Code (1994), creating substantial direct or indirect risks to life or property.
● The proposed project would have soils incapable of adequately supporting the us e of septic tanks or
alternative wastewater disposal systems where sewers are not available for the disposal of wastewater.
● The proposed project would directly or indirectly destroy a unique paleontological resource or site or
unique geologic feature.
The proposed project’s potential seismic and soils risk was evaluated in terms of the site’s proximity to
earthquake faults and unstable soils.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project directly or indirectly cause potential substantial adverse effects, including the risk of
loss, injury, or death involving 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 othe r
substantial evidence of a known fault; strong seismic ground shaking; seismic -related ground failure,
including liquefaction; or landslides? ● Less than Significant Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. The estimated column depth for the electronic sign’s
support wil l be 30-feet and the footing diameter would be approximately 5.5 feet (i.e. the column diameter
would be approximately 4 -feet). This results in an export of approximately 28 to 144 cubic yards of earth.
Rupture of a known earthquake fault
The City is located in a seismically active region with many major and minor local faults traverse the entire
Southern California region. Earthquakes from several active and potentially active faults in the Southern
California region could affect the proposed installa tion site. In 1972, the Alquist-Priolo Earthquake Zoning
Act was passed in response to the damage sustained in the 1971 San Fernando Earthquake. The Alquist-Priolo
Earthquake Fault Zoning Act's main purpose is to prevent the construction of buildings used for human
occupancy on the surface trace of active faults.41 The site is not located within an Alquist-Priolo zone.42 The
proposed electronic signs will be subject to all applicable City and state building regulations, including the
California Building Code to ensure that potential impacts are less than significant. Unique to sign engineer
calculations, designing the sign for wind load would result in the sign actually exceeding the required
earthquake calculations. As a result, the impacts would be less than significant.
Strong seismic ground shaking
As previously mentioned, the City is not on the list of cities subject to the Alquist -Priolo Earthquake Fault
41 California Department of Conservation. What is the Alquist-Priolo Act.
http://www.conservation.ca.gov/cgs/rghm/ap/Pages/main.aspx.
42 California Department of Conservation. Table 4, Cities and Counties Affected by Alquist Priolo Earthquake Fault Zones as of
January 2010. http://www.conservation.ca.gov/cgs/rghm/ap/Pages/affected.aspx.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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Zones.43 The installation site is not located within any Alquist-Priolo though the proposed electronic signs
would be subject to all applicable City and state building regulations, including the California Building Code.
As a result, the impacts would be less than significant.
Seismic-related ground failure, including liquefaction, or landslides
Liquefaction is the process by which water-saturated sediment temporarily loses strength and acts as a fluid.
Essentially, liquefaction is the process by which the ground soil loses strength due to an increase in water
pressure following seismic activity.44 According to the California Department of Conservation, California
Geologic Survey, The site is not located in a liquefaction zone. In addition, the site and the surrounding area is level
and there are no hillside areas present. The proposed electronic sign would be subject to all applicable City and
state building regulations, including the California Building Code to ensure that pot ential impacts are less
than significant. As a result, the potential impacts would be less than significant.
B. Would the project result in substantial soil erosion or the loss of topsoil? ● Less than Significant Impact.
The new digital sign would be installed within an area located within a surface parking lot located to the east
of the Veterans of Foreign Wars (VFW) Post 8070.45 The center post for the new digital sign is located
approximately 50-feet east of the west elevation of the existing VFW building. The estimated column depth
for the electronic sign’s support will be 30-feet and the footing diameter will be approximately 5.5 feet (i.e.
the column diameter would be 4 -feet). This results in an export of between 28 to 144 cubic yards of earth.
The United States Department of Agriculture’s (“USDA”) Web Soil Survey was consulted to determine the
nature of the soils that underlie the installation sites. According to the USDA Web Soil Survey, the installation
site is underlain by the Soboba-Tujunga association. However, each electronic sign will only occupy 5 square
feet of land area and would not present a runoff or erosion risk because the electronic signs will not introduce
significant impermeable land cover to any of the installation sites.46 In addition, limited excavation will be
required for the installation of the pylon footings and infrastructure connections. As a result, the impacts
would be less than significant.
C. Would the project 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? ● Less than Significant Impact.
Lateral spreading is a phenomenon that is characterized by the horizontal, or lateral, movement of the ground.
Lateral spreading could be liquefaction-induced or can be the result of excess moisture within the underlying
soils. As previously indicated, no liquefaction risk is present. Subsidence occurs via soil shrinkage and is
triggered by a significant reduction in an underlying groundwater table, thus causing the earth on top to sink.
Shrinking and swelling is influenced by the amount of cl ay present in the underlying soils. As previously
43 California Department of Conservation. Table 4, Cities and Counties Affected by Alquist Priolo Earthquake Fault Zones as of
January 2010. http://www.conservation.ca.gov/cgs/rghm/ap/Pages/affected.aspx.
44 U.S. Geological Survey. About Liquefaction. http://geomaps.wr.usgs.gov/sfgeo/liquefaction/aboutliq.html.
45 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
46 United States Department of Agriculture. Web Soil Survey. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx.
Website accessed July 17, 2023.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 49
mentioned, the proposed electronic sign would be subject to all applicable City and state building regulations,
including the California Building Code to ensure that potential impacts are addressed. As a result, the impacts
would be less than significant.
D. Would the project be located on expansive soil, as defined in Table 18 -1-B of the Uniform Building Code
(2012), creating substantial direct or indirect risks to life or property? ● Less than Significant Impact.
The installation site is underlain by soils of the Soboba-Tujunga soil associations, which have various levels
of clay, therefore a slight subsidence potential may exist. As previously mentioned, the proposed electronic
signs will be subject to all applicable City and state building regulations, including the California Building
Code to ensure that potential impacts are less than significant. As a result, the impacts would be less than
significant.
E. Would the project have soils incapable of adequately supporting the use of septic tanks or alternative
wastewater disposal systems where sewers are not available for the disposal of wastewater? ● No
Impact.
No septic tanks will be used in conjunction with the proposed electronic signs. As a result, no impacts
associated with the use of septic tanks or alternative wastewater disposal systems will occur as part of the
proposed project.
F. Would the project directly or indirectly destroy a unique paleontological resource or site or unique
geologic feature? ● No Impact.
The estimated column depth for the electronic sign’s support w ould be 30-feet and the footing diameter
would be 5.5-feet (i.e., the column diameter would be approximately 4 -feet). This results in an export of
between 88 to 123 cubic yards of earth. The likelihood of the discovery of paleontological resources or unique
geologic features on-site is considered to be low given the extensive ground disturbance that has occurred
throughout the City. In addition, the limited excavation (25 feet) for the new support columns and the
infrastructure connections are not likely to encounter any resources. The upper sediments that underlie the
installation sites consist of younger Quaternary Alluvium, which have a low paleontological sensitivity. These
younger sediments, however, overlie Older Quaternary Alluvium which is considered to be sensitive.47 The
estimated column depth for the support columns would be approximately 30-feet deep. An export of
approximately 28 to 144 cubic yards of dirt is estimated for each electronic sign. Therefore, the extent of the
ground boring will not extend into the Older Quaternary Alluvium. As a result, no impacts would occur.
MITIGATION MEASURES
The analysis of potential impacts related to geology and soils indicated that the proposed project would not
result in any significant adverse impacts. As a result, no mitigation measures are required.
47 Los Angeles, City of. L.A. CEQA Thresholds Guide. Section D.1 Paleontological Resources. http://www.environmentla.org/
programs/Thresholds/D-Cultural.
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 50
3.8 GREENHOUSE GAS EMISSIONS
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project generate greenhouse gas emissions, either
directly or indirectly, that may have a significant impact on the
environment?
B. Would the project conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on greenhouse gas emissions if it results in any of the following:
● The proposed project would generate greenhouse gas emissions, either directly or indirectly, that may
have a significant impact on the environment.
● The proposed project would conflict with an applicable plan, policy or regulation adopted for the
purpose of reducing the emissions of greenhouse gases.
The SCAQMD has adopted Interim GHG thresholds for development projects within the South Coast Air
Basin. The project would be less than significant if project emissions are below one of the following
screening thresholds:
● Residential and Commercial land uses: 3,000 MTCO2e per year; or,
● Industrial land uses: 10,000 MTCO2e per year; or,
● Based on land use type: residential: 3,500 MTCO2e per year; commercial: 1,400 MTCO2e per year;
or
● Mixed use: 3,000 MTCO2e per year.
For the proposed project, the threshold that will be used is 3,000 MTCO2e per year. The State of California
requires CEQA documents to include an evaluation of greenhouse gas (GHG) emissions or gases that trap
heat in the atmosphere. Examples of GHG that are produced both by natural and industrial processes include
carbon dioxide (CO2), methane (CH4), and nitrous oxide (N2O). The accumulation of GHG in the atmosphere
regulates the earth's temperature. Without these natural GHG, the Earth's surface would be about 61°F
cooler. However, emissions from fossil fuel combustion have elevated the concentrations of GHG in the
atmosphere to above natural levels. These man-made GHG will have the effect of warming atmospheric
temperatures with the attendant impacts of changes in the global climate, increased sea levels, and changes
to the worldwide biome. The major GHGs that influence global warming are described below.
● Water Vapor. Water vapor is the most abundant GHG present in the atmosphere. Changes in the
atmospheric concentration of water vapor is directly related to the warming of the atmosphere rather
than a direct result of industrialization. As the temperature of the atmosphere rises, more water is
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evaporated from ground storage (rivers, oceans, reservoirs, soil). Because the air is warmer, the
relative humidity can be higher (in essence, the air is able to “hold” more water when it is warmer),
leading to more water vapor in the atmosphere. As a GHG, the higher concentration of water vapor
is then able to absorb more thermal indirect energy radiated from the Earth, thus further warming
the atmosphere. When water vapor increases in the atmosphere, more of it will eventually also
condense into clouds, which are more able to reflect incoming solar radiation. This will allow less
energy to reach the Earth’s surface thereby affecting surface temperatures.
● Carbon Dioxide (CO2). The natural production and absorption of CO2 is achieved through the
terrestrial biosphere and the ocean. Manmade sources of CO2 include the burning coal, oil, natural
gas, and wood. Since the industrial revolution began in the mid‐1700’s, these activities have increased
the atmospheric concentrations of CO2. with a similar percentage contribution for the increase during
the period 2000 to 2010.
● Methane (CH4). CH4 is an extremely effective absorber of radiation, although its atmospheric
concentration is less than that of CO2. Methane’s lifetime in the atmosphere is brief (10 to 12 years),
compared to some other GHGs (such as CO2, N2O, and Chlorofluorocarbons (CFCs). CH4 has both
natural and anthropogenic sources. It is released as part of the biological processes in low oxygen
environments, such as in swamplands or in rice production (at the roots of the plants). Over the last
50 years, human activities such as growing rice, raising cattle, using natural gas, and mining coal have
added to the atmospheric concentration of methane. Other human -related sources of methane
production include fossil‐fuel combustion and biomass burning.
● Nitrous Oxide (N2O). Concentrations of N2O also began to increase at the beginning of the industrial
revolution. N2O is produced by microbial processes in soil and water, including those reactions which
occur in fertilizer containing nitrogen. In addition to agricultural sources, some indu strial processes
(fossil fuel‐fired power plants, nylon production, nitric acid production, and vehicle emissions) also
contribute to its atmospheric load. It is also commonly used as an aerosol spray propellant.
● Chlorofluorocarbons (CFC). CFCs are gases formed synthetically by replacing all hydrogen atoms in
methane or ethane (C2H6) with chlorine and/or fluorine atoms. CFCs are nontoxic, nonflammable,
insoluble, and chemically unreactive in the troposphere (the level of air at the Earth’s surface). CFCs
have no natural source but were first synthesized in 1928. It was used for refrigerants, aerosol
propellants, and cleaning solvents. Due to the discovery that they are able to destroy stratospheric
ozone, a global effort to halt their production was undertaken and in 1989 the European Community
agreed to ban CFCs by 2000 and subsequent treaties banned CFCs worldwide by 2010. This effort
was extremely successful, and the levels of the major CFCs are now remaining level or declining.
However, their long atmospheric lifetimes mean that some of the CFCs will remain in the atmosphere
for over 100 years.
● Hydrofluorocarbons (HFC). HFCs are synthetic man‐made chemicals that are used as a substitute
for CFCs. Out of all the GHGs, they are one of three groups with the highest global warming potential.
The HFCs with the largest measured atmospheric abundances are (in order), HFC ‐23 (CHF3), HFC‐
134a (CF3CH2F), and HFC‐152a (CH3CHF2). Prior to 1990, the only significant emissions were HFC‐
23. HFC‐134a use is increasing due to its use as a refrigerant. HFCs are manmade and used for
applications such as automobile air conditioners and refrigerants.
● Perfluorocarbons (PFC). PFCs have stable molecular structures and do not break down through the
chemical processes in the lower atmosphere. High‐energy ultraviolet rays about 60 kilometers above
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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Earth’s surface are able to destroy the compounds. Because of this, PFCs have very long lifetimes,
between 10,000 and 50,000 years. Two common PFCs are tetrafluoromethane (CF4) and
hexafluoroethane (C2F6). The two main sources of PFCs are primary aluminum production and
semiconductor manufacturing.
● Sulfur Hexafluoride (SF6). SF6 is an inorganic, odorless, colorless, nontoxic, nonflammable gas. SF6
has the highest global warming potential of any gas evaluated; 23,900 times that of CO 2. SF6 is used
for insulation in electric power transmission and distribution equipment, in the magnesium industry,
in semiconductor manufacturing, and as a tracer gas for leak detection.
GHG are emitted by both natural processes and human activities. Examples of GHG that are produced both
by natural and industrial processes include carbon dioxide (CO 2), methane (CH4), and nitrous oxide (N2O).
A. Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a
significant impact on the environment? ● Less than Significant Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. The address of the new sign installation site is 250 East
1st Street. The proposed installation site is occupied by a surface parking area located next to the Veterans of
Foreign Wars (VFW) Post 8070. The new sign would be a back-to-back shaped sign with two digital faces.
The planned sign face would be a full color LED display, 14 -feet by 48-feet on each side, with a height of
approximately 101-feet (or 84-feet above the freeway grade). The sign faces would be located on top of an
assimilated concrete pedestal. Both the existing sign and the new sign installation site are located adjacent to
the I-210 Freeway.
The State of California requires CEQA documents include an evaluation of greenhouse gas (“GHG”) emissions
or gases that trap heat in the atmosphere. GHG are emitted by both natural processes and human activities.
Examples of GHG that are produced both by natural and industrial processes include carbon dioxide (CO 2),
methane (CH4), and nitrous oxide (N2O). The accumulation of GHG in the atmosphere regulates the earth's
temperature. Without these natural GHG, the Earth's surface would be about 61°F cooler. The passage of
Assembly Bill (AB) 32, the California Global Warming Solutions Act of 2006, established the California target
to achieve reductions in GHG to 1990 GHG emission levels by the year 2020.48 The proposed electronic signs
will utilize minimal amounts of electricity and, as a result, off-site stationary emissions will be minimal.
The only source of GHG emissions related to the operation of the electronic signs would be those related to
off-site electrical power generation. As indicated in Section 3.6, Energy, A, the electronic signs will not result
in wasteful, inefficient, or unnecessary consumption of energy during inst allation or operation. Table 3-4
summarizes annual GHG (CO2E) emissions from the operation of the electronic sign.
48 California, State of. OPR Technical Advisory – CEQA and Climate Change: Addressing Climate Change through the California
Environmental Quality Act (CEQA) Review. June 19, 2008.
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Table 3-4
Greenhouse Gas Emissions Inventory
Source
GHG Emissions (Lbs/Day)
CO2 CH4 N2O CO2E
Long-term Area Emissions 18.049 0.0003 -- 18.068
Long-term Energy Emissions 65.262 0.0048 0.0006 65.553
Long-term Mobile Emissions 0.00000 0.00000 -- 0.00000
Total Long-term Emissions 83.311 0.0051 0.0006 83.621
Total Long-term Emissions (MTCO2E) 10.99 MTCO2E/year
Thresholds of Significance 10,000 MTCO2E/year
Source: CalEEMod V.2022.1.1.17
As indicated in Table 3-4, the CO2E total for the project is a negligible amount of CO2E per day. Furthermore,
the adoption of the Municipal Code Amendment will not result in greenhouse gas emissions. The Municipal
Code Amendment will not result in operational emissions because the use of digital full motion video and
four-second intervals in between image transitions will not result in an increase of electricity use and will
therefore not result in an increase of airborne emissions or greenhouse gasses. The new sign would also be
more efficient than the old sign. Since the project’s operational emissions will be below the quantified
threshold of significance, the potential impacts are considered to be less than significant .
B. Would the project conflict with an applicable plan, policy, or regulation adopted for the purpose of
reducing emissions of greenhouse gases? ● No Impact.
The passage of Assembly Bill (AB) 32, the California Global Warming Solutions Act of 2006, established the
California target to achieve reductions in GHG to 1990 GHG emission levels by the year 2020.49 As indicated
previously, the installation and operation of the proposed electronic sign will result in the generation of a
limited amount of emissions that will be below the SCAQMD’s thresholds (refer to Table 3-4). The only
operational emissions will involve vehicle trips made by maintenance vehicles and off-site emissions for
electricity generation to power the electronic signs, which are minimal. As indicated in Section 3.6, Energy,
A, the electronic signs will not result in wasteful, inefficient, or unnecessary consumption of energy during
installation or operation. Furthermore, the adoption of the Municipal Code Amendment will not involve or
require any variance from an adopted plan, policy, or regulation governing GHG emissions. As a result, no
impacts would occur.
MITIGATION MEASURES
The analysis of potential impacts related to GHG emissions indicated that the proposed project would not
result in any significant adverse impacts. As a result, no mitigation measures are required.
49 California, State of. OPR Technical Advisory – CEQA and Climate Change: Addressing Climate Change through the California
Environmental Quality Act (CEQA) Review. June 19, 2008.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
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SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 54
3.9 HAZARDS AND HAZARDOUS MATERIALS
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project create a significant hazard to the public or
the environment through the routine transport, use, or disposal of
hazardous materials?
B. Would the project create a significant hazard to the public or
the environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous materials
into the environment?
C. Would the project emit hazardous emissions or handle
hazardous or acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed school?
D. Would the project be located on a site which is included on a
list of hazardous materials sites compiled pursuant to 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 or excessive noise for people residing or working in the
project area?
F. Would the project impair implementation of or physically
interfere with an adopted emergency response plan or emergency
evacuation plan?
G. Would the project expose people or structures, either directly
or indirectly, to a significant risk of loss, injury or death involving
wildland fires?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on hazards and hazardous materials if it results in any of the following:
● The proposed project would create a significant hazard to the public or the environment through the
routine transport, use, or disposal of hazardous materials.
● The proposed project would create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the release of hazardous materials
into the environment.
● The proposed project would emit hazardous emissions or handle hazardous or acutely hazardous
materials, substances, or waste within one-quarter mile of an existing or proposed school.
● The proposed project would be located on a site which is included on a list of hazardous materials
sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a
significant hazard to the public or the environment.
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● The proposed project would result in a safety hazard or excessive noise for people residing or working
in the project area 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.
● The proposed project would impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan.
● The proposed project would expose people or structures, either directly or indirectly, to a significant
risk of loss, injury or death involving wildland fires.
Hazardous materials refer generally to hazardous substances that exhibit corrosive, poisonous, flammable,
and/or reactive properties and have the potential to harm human health and/or the environment. Hazardous
materials are used in a wide variety of products (household cleaners, industrial solvents, paint, pesticides,
etc.) and in the manufacturing of products (e.g., electronics, newspapers, plastic products). Hazardous
materials can include petroleum, natural gas, synthetic gas, acutely toxic chemicals, and other toxic chemicals
that are used in agriculture, commercial, and industrial uses; businesses; hospitals; and households.
Accidental releases of hazardous materials can occur from a variety of cause s, including highway incidents,
warehouse fires, train derailments, shipping accidents, and industrial incidents.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project create a significant hazard to the public or the environment through the routine
transport, use, or disposal of hazardous materials? ● No Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an exis ting older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. The new sign would be
a back-to-back shaped sign with two digital faces. Both the existing sign and the new sign installation site are
located adjacent to the I-210 Freeway.50 Once in operation, the proposed project will not involve the transport,
use, or disposal of hazardous materials. As a result, no impacts would result.
B. Would the project create a significant hazard to the public or the environment through reasonably
foreseeable upset and accident conditions involving the release of hazardous materials into the
environment? ● No Impact.
Government Code Section 65962.5 refers to the Hazardous Waste and Substances Site List, commonly known
as the Cortese List, maintained by the California Department of Toxic Substances Control. A search of the
EnviroStor database determined that there are no Cortese sites located within the City. The United States
Environmental Protection Agency’s multi-system search Envirofacts was consulted and it was determined
that the installation sites were not listed within the database.51 The installation site is not identified by any
50 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
51 United States Environmental Protection Agency. Envirofacts-Multisystem Search.
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regulatory agency as having a known and recorded hazardous materials spills, releases or environmental-
related violations. As a result, no impacts would result.
C. Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing or proposed school? ● No Impact.
The proposed electronic billboard would not generate any emissions of hazardous substances or the handling
of any hazardous materials, substances, or waste. The proposed project will also not involve any changes to
the surrounding environment which could result in the release of hazardous materials. As a result, no impacts
will occur.
D. Would the project be located on a site which is included on a list of hazardous materials sites compiled
pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to
the public or the environment? ● No Impact.
Government Code Section 65962.5 refers to the Hazardous Waste and Substances Site List, commonly known
as the Cortese List, maintained by the California Department of Toxic Substances Control. The Cortese list
contains hazardous waste and substance sites including public drinking water wells with detectable levels of
contamination, sites with known underground storage tanks (USTs) having a reportable release, solid waste
disposal facilities from which there is a known migration, hazardous substance sites selected for remedial
action, historic Cortese sites, and sites with known to xic material identified through the abandoned site
assessment program. A search of the EnviroStor database indicated that there are no Cortese sites located
within or adjacent to the project site.52 As a result, no impacts will occur.
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 a public use airport, would the project result in a safety hazard or
excessive noise for people residing or working in the project a rea? ● No Impact.
The installation site is not located within an airport land use plan and are not located within two miles of a
public airport or public use airport .53 The nearest airport is the San Gabriel Valley Airport, located
approximately eight miles northwest of Azusa in the City of El Monte. The planned sign face would be a full
color LED display, 14-feet by 48-feet on each side, with a height of approximately 101-feet (or 84-feet above
the freeway grade). The sign faces would be located on top of an assimilated concrete pedestal. The electronic
sign would not introduce a structure that will interfere with the approach and take off of aircraft utilizing any
regional airports. The new sign is at a lower height than the 120-foot high old sign. As a result, no impacts
would occur.
https://www3.epa.gov/enviro/?CFID=59839&CFTOKEN=30600241.
52 California Department of Toxic Substances Control, Envirostor. Hazardous Waste and Substances Site Cortese List.
http://www.envirostor.dtsc.ca.gov/public/search.asp?cmd=search&reporttype=CORTESE&site_type=CSITES,OPEN,FUDS,CLOSE
&status=ACT,BKLG,COM&reporttitle=HAZARDOUS+WASTE+AND+SUBSTANCES+SITE+LIST.
53 Toll-Free Airline. Los Angeles County Public and Private Airports, California.
http://www.tollfreeairline.com/california/losangeles.htm.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 57
F. Would the project impair implementation of or physically interfere with an adopted emergency
response plan or emergency evacuation plan? ● No Impact.
The installation of the electronic sign would require the use of drilling rigs for excavation of the dirt and
cranes for the placement of the electronic sign. The installation site is located within a surface parking area
located outside of the public street right-of-way. The proposed installation would not result in the
impairment of the implementation of, or physically interfere with an adopted emergency response plan or
emergency evacuation route. The removal of the old sign would require an encroachment permit from the
City though it would leave access for the other travel lanes to be used by emergency vehicles. As a result, no
impacts would occur.
G. Would the project expose people or structures, either directly or indirectly, to a significant risk of loss,
injury, or death involving wildland fires? ● No Impact.
The area surrounding the installation sites are urban and there are no areas containing natural vegetation
that could lead to a wildfire.54 As a result, no impacts would occur.
MITIGATION MEASURES
The analysis indicated that the installation and operation of the proposed electronic signs will not result in
impacts associated with hazards and hazardous materials. Therefore, no mitigation measures are required.
54 Blodgett Baylosis Environmental Planning. Site Surveys. Surveys were completed on October 15, 2018.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 58
3.10 HYDROLOGY AND WATER QUALITY
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
with
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project violate any water quality standards or waste
discharge requirements or otherwise substantially degrade surface
or groundwater quality?
B. Would the project substantially decrease groundwater supplies
or interfere substantially with groundwater recharge such that the
project may impede sustainable groundwater management of the
basin?
C. Would the project substantially alter the existing drainage
pattern of the site or area, including through the alteration of the
course of a stream or river or through the addition of impervious
surfaces, in a manner which would result in substantial erosion or
siltation on- or off-site; substantially increase the rate or amount
of surface runoff in a manner which would result in flooding on-
or offsite; create or contribute runoff water which would exceed
the capacity of existing or planned stormwater drainage systems
or provide substantial additional sources of polluted runoff; or,
impede or redirect flood flows?
D. In flood hazard, tsunami, or seiche zones, would the project
risk release of pollutants due to project inundation?
E. Would the project conflict with or obstruct implementation of
a water quality control plan or sustainable groundwater
management plan?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on hydrology and water quality if it results in any of the following:
● The proposed project would violate any water quality standards or waste discharge requir ements or
otherwise substantially degrade surface or groundwater quality.
● The proposed project would substantially decrease groundwater supplies or interfere substantially
with groundwater recharge such that the project may impede sustainable groundwater management
of the basin.
● The proposed project would substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river or through the addition of
impervious surfaces, in a manner which would result in substantial erosion or siltation on- or off-site;
substantially increase the rate or amount of surface runoff in a manner which would result in flooding
on- or offsite; create or contribute runoff water which would exceed the capacity of existing or
planned stormwater drainage systems or provide substantial additional sources of polluted runoff;
or, impede or redirect flood flows.
● The proposed project would risk release of pollutants due to project inundation in flood hazard,
tsunami, or seiche zones.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 59
● The proposed project would conflict with or obstruct implementation of a water quality control plan
or sustainable groundwater management plan.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project violate any water quality standards or waste discharge requirements or otherwise
substantially degrade surface or groundwater quality? ● No Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. The new sign would be
a back-to-back shaped sign with two digital faces. The planned sign face would be a full color LED display,
14-feet by 48-feet on each side, with a height of approximately 101-feet (or 84-feet above the freeway grade).
The sign faces would be located on top of an assimilated concrete pedestal. Both the existing sign and the new
sign installation site are located adjacent to the I-210 Freeway.55
According to the USDA Web Soil Survey, the installation sites are underlain by soils of various soil
associations, which have various degrees of runoff and erosion.56 In the absence of mitigation, new impervious
surfaces (buildings, internal driveways, parking areas, etc.) that would be constructed may result in the
generation of urban pollutants. However, each electronic sign will only occupy 5 square feet of land area and
will not introduce impermeable land cover to any of the installation sites. Overall, the proposed project will
not involve any physical features or activities that would lead to erosion or the contamination of stormwater
runoff. As a result, no impacts would occur.
B. Would the project substantially decrease groundwater supplies or interfere substantially with
groundwater recharge such that the project may impede sustainable groundwater management of the
basin? ● No Impact.
A search was conducted through the Regional Water Quality Control Board’s on -line database Geotracker to
identify the presence of any natural underground water wells within or adjacent to the installation site. The
search yielded no results.57 Therefore, excavation activities will not encounter and deplete groundwater
supplies from any underlying aquifer. In addition, each electronic sign will only occupy 5 square feet of land
area and will not interfere substantially with groundwater recharge. In addition, the operation of the
electronic signs will not involve water use and will not deplete groundwater supplies. As a result, no impacts
would occur.
55 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
56 United States Department of Agriculture. Web Soil Survey. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx.
Website accessed October 17, 2018.
57 Geotracker GAMA. http://geotracker.waterboards.ca.gov/gama/gamamap/public/default.asp. Website accessed October 22, 2018.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 60
C. Would the project substantially alter the existing drainage pattern of the site or area, including through
the alteration of the course of a stream or river or through the addition of impervious surfaces, in a
manner which would result in substantial erosion or siltation on- or off-site; substantially increase the
rate or amount of surface runoff in a manner in which would result in flooding on- or off-site; create or
contribute runoff water which would exceed the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of polluted runoff; or, impede or redirect flood flows?
● No Impact.
The San Gabriel Canyon/Wash is located approximately 4.5 miles to the northeast of the site, and the San
Gabriel River channel is located approximately 2.7 miles to the southwest of the site. The Little Dalton Wash,
a flood control channel, is located appro ximately 280 feet to the east of the installation site. The electronic
sign would not alter the course of the nearby creeks. The new electronic sign would only occupy 5 square feet
of land area and therefore will not alter the existing drainage pattern or increase the risk of erosion or siltation
of the project site and surrounding area. As previously mentioned, each electronic sign will only occupy 5
square feet of land area and therefore will not cause a significant increase in impermeable surfaces or an
increase in the rate or amount of surface runoff. As a result, no impacts would result.
D. In flood hazard, tsunami, or seiche zones, would the project risk release of pollutants due to project
inundation? ● No Impact.
The proposed installation site is not located in an area that is subject to inundation by seiche or tsunami. In
addition, the installation site is located inland approximately 33 miles northeast of the Pacific Ocean and the
installation sites would not be exposed to the effects of a tsunami. As a result, no impacts would occur.
E. Would the project conflict with or obstruct implementation of a water quality control plan or
sustainable groundwater management plan? ● No Impact.
The installation of the electronic sign would not result in minimal ground disturbance. The footprint of the
pylon support structures will be minimal (5 square feet) and will not lead to a substantial amount of
impervious surfaces. In addition, the electronic sign would not utilize any materials or equipment that could
lead to surface water pollution and the project would not result in a conflict with or obstruct implementation
of a water quality control plan or sustainable groundwater management plan . As a result, no impacts will
occur.
MITIGATION MEASURES
The analysis indicated that the installation and operation of the proposed electronic signs will not result in
impacts associated with hazards and hazardous materials. Therefore, no mitigation measures are required.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 61
3.11 LAND USE AND PLANNING
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project physically divide an established community?
B. Would the project cause a significant environmental impact
due to a conflict with any land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an
environmental effect?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, acting as Lead Agency, a project may be deemed to have a
significant adverse impact on mineral resources if it results in any of the following:
● The proposed project would physically divide an established community.
● The proposed project would cause a significant environmental impact due to a conflict with any land
use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental
effect.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project physically divide an established community? ● No Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installatio n site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070 . Both the existing sign
and the new sign installation site are located adjacent to the I -210 Freeway.58 The zoning designation that is
applicable to the project site is Neighborhood Center while the corresponding General Plan designation is
Commercial Mixed Use. Land uses and development in the area include the following:
● North of the Installation Area. E. 1st Street extends along the proposed installation site’s north side.
Residential development is located further north, along the north side of the aforementioned
roadway. The zoning designation that is applicable to this area is Low Density Residential while the
corresponding General Plan designation is Medium Density Residential.
58 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 62
● South of the Installation Area. The Foothill Freeway (I-210) extends along the proposed installation
site’s south side. Residential development is located further south, along the south side of the
aforementioned freeway.
● West of the Installation Area. The Foothill Freeway (I-210) E Street off-ramp is located west of the
proposed installation site. The zoning designation that is applicable to this area is Neighborhood
Center while the corresponding General Plan designation is Commercial Mixed Use.
● East of the Installation Area. Two single family homes are located to the east of the proposed
installation site. These homes are separated from the new sign installation site by an existing surface
parking lot (approximately 133-feet from the installation site ). The zoning designation that is
applicable to this area is Neighborhood Center while the corresponding General Plan designation is
Commercial Mixed Use.59
Due to the nature of the project and its minimal land coverage, t he project will not lead to any division of an
existing established neighborhood. As a result, no impacts would occur.
B. Would the project cause a significant environmental impact due to a conflict with any land use plan,
policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? ● Less
than Significant Impact.
The proposed digital sign installation site is located in an urbanized area located in the southcentral portion
of the City of Azusa just north of the I-210 Freeway. The new digital sign would replace an existing obsolete
and malfunctioning sign and a City logo display. This existing sign is located at 106 South Azusa Avenue on a
site that is occupied by a gas station, a convenience store, and a Del Taco® fast-food restaurant. The proposed
installation site is occupied by the Veterans of Foreign Wars (VFW) Post 8070.60 The new installation site is
located east of the present sign and close to the I-210 Freeway.61 The zoning designation that is applicable to
the project site is Neighborhood Center while the corresponding General Plan designation is Commercial
Mixed Use (refer to Exhibit 3-3). No zone change or general-plan amendment would be required to implement
the project. The proposed project would not significantly conflict with any land use plan, policy, or regulation.
As a result, the impact would be less than significant.
MITIGATION MEASURES
The analysis determined that no significant impacts on land use and planning would result from the
implementation of the proposed project. As a result, no mitigation measures are required.
59 Google Earth. Website accessed July 28, 2023. City of Azusa General Plan and Zoning Map. Site visit occurred on August 3, 2023.
60 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
61 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 63
EXHIBIT 3-3 GENERAL PLAN LAND USE MAP
SOURCE: QUANTUM GIS
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 64
3.12 MINERAL RESOURCES
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project result in the loss of availability of a known
mineral resource that would be of value to the region and the
residents of the state?
B. Would the project 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?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on mineral resources if it results in any of the following:
● The proposed project would result in the loss of availability of a known mineral resource that would
be of value to the region and the residents of the state.
● The proposed project would 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.
The Surface Mining and Reclamation Act of 1975 (SMARA) has developed mineral land classification maps
and reports to assist in the protection and development of mineral resources. According to the SMARA, the
following four mineral land use classifications are identified:
● Mineral Resource Zone 1 (MRZ-1): This land use classification refers to areas where adequate
information indicates that no significant mineral deposits are present, or where it is judged that little
likelihood exists for their presence.
● Mineral Resource Zone 2 (MRZ-2): This land use classification refers to areas where adequate
information indicates that significant mineral deposits are present, or where it is judged that a high
likelihood for their presence exists.
● Mineral Resource Zone 3 (MRZ-3): This land use classification refers to areas where the significance
of mineral deposits cannot be evaluated from the available data. Hilly or mountainous areas
underlain by sedimentary, metamorphic, or igneous rock types and lowland areas underlain by
alluvial wash or fan material are often included in this category. Additional information about the
quality of material in these areas could either upgrade the classification to MRZ-2 or downgrade it to
MRZ-1.
● Mineral Resource Zone 4 (MRZ-4): This land use classification refers to areas where available
information is inadequate for assignment to any other mineral resource zone.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 65
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project result in the loss of availability of a known mineral resource that would be of value
to the region and the residents of the state? ● No Impact.
The proposed project involves the installation and operation of a new electronic display bill board within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. Both the existing sign
and the new sign installation site are located adjacent to the I-210 Freeway.62
According to the California Department of Conservation Division of Oil, Gas, and Geothermal Resources
(DOGGR) Well Finder, there are no existing or former oil wells and/or oil extraction activities located within
the installation sites.63 In addition, the installation of the electronic signs will not involve extensive
excavation; the excavation of 28 to 144 cubic yards of dirt for the installation of each electronic sign. As a
result, no impacts would result.
B. Would the project 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? ● No Impact.
As previously mentioned, no mineral, oil, or energy extraction and/or generation activities are located within
the installation sites. Moreover, the proposed project will not interfere with any resource extraction activity .
Therefore, no impacts would result.
MITIGATION MEASURES
The analysis of potential impacts related to mineral resources indicated that no impacts would result from the
proposed project's approval and subsequent implementation. As a result, no mitigation measures are
required.
62 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
63 California Department of Conservation. Division of Oil, Gas & Geothermal Resources Well Finder.
http://maps.conservation.ca.gov/doggr/index.html#close. Website accessed July 15, 2023.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 66
3.13 NOISE
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project result in generation of a substantial
temporary or permanent increase in ambient noise levels in the
vicinity of the project in excess of standards established in the
local general plan or noise ordinance, or applicable standards of
other agencies?
B. Would the project result in generation of excessive ground
borne vibration or ground borne noise levels?
C. For a project located within the vicinity of a private airstrip or
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 reside or working in the project
area to excessive noise levels?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on noise if it results in any of the following:
● The proposed project would result in generation of a substantial temporary or permanent increase in
ambient noise levels in the vicinity of the project in excess of standards established in the local general
plan or noise ordinance, or applicable standards of other agencies.
● The proposed project would result in the generation of excessive ground borne vibration or ground
borne noise levels.
● For a proposed project located within the vicinity of a private airstrip or 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?
The most commonly used unit for measuring the level of sound is the decibel (dB). Zero on the decibel scale
represents the lowest limit of sound that can be heard by humans. The eardrum may rupture at 140 dB. In
general, an increase of between 3.0 dB and 5.0 dB in the ambient noise level is considered to represent the
threshold for human sensitivity. Noise level increases of 3.0 dB or less are not generally perceptible to persons
with average hearing abilities. Noise levels associated with common everyday activities are illustrated in
Exhibit 3-4.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 67
165
160
155
150
145
140 sonic boom
135
130
125 jet take off at 200 ft.
120
139 music in night club interior
110 motorcycle at 20 ft.
105 power mower
100
95 freight train at 50 ft.
90 food blender
85 electric mixer, light rail train horn
80
75
70 portable fan, roadway traffic at 50 ft.
65
60 dishwasher, air conditioner
55
50 normal conversation
45 refrigerator, light traffic at 100 ft.
40
35 library interior (quiet study area)
30
25
20
15
10 rustling leaves
5
0
Serious
Injury
Pain
Discomfort
Range of
Typical
Noise
Levels
Threshold
Of
Hearing
Hearing
EXHIBIT 3-5 TYPICAL NOISE SOURCES AND LOUDNESS SCALE
SOURCE: BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 68
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project result in generation of a substantial temporary or permanent increase in ambient
noise levels in the vicinity of the project in excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies? ● Less than Significant Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. The new sign would be
a back-to-back shaped sign with two digital faces. Both the existing sign and the new sign installation site are
located adjacent to the I-210 Freeway.64
The installation of the electronic sign would result in short-term (construction-related) noise impacts during
the two to four-day installation period and one week for the pole cover installation for the electronic sign,
though these noise impacts would be minimal. Construction-related noise impacts would not be significant
since the new sign would be located next to the I-210 Freeway, thus drowning out construction-related noise
due to high ambient noise levels. In addition, the materials used in the construction of electronic signs are
manufactured off -site. The electronic sign components would be transported to the individual locations
where they would be assembled and installed. The limited duration of construction activities (two to four five
days) and the City’s construction-related noise control requirements will reduce the potential impacts to levels
that are less than significant.
The ambient noise environments in the vicinity of the installation sites are dominated by noise emanating
from vehicles traveling on the surrounding roadways (including the I-210 Freeway) and noise typically
associated with the adjacent commercial uses. A change in traffic noise levels of between 3.0 dBA and 5.0 dBA
is generally considered to be the limit where the change in the ambient noise levels may be perceived by
persons with normal hearing. It typically requires a doubling of traffic volumes to register a perceptible
change (increase) in traffic noise. As indicated in Section 3.17 (Transportation), there will not be any change
in the traffic distribution over that which presently exists. The only vehicle trips that will be generated will be
those necessary for installation over the three- to five-day period for the electronic sign and those necessary
for periodic maintenance. Therefore, the projected traffic generation will not result in a doubling of traffic
volumes. The installation sites would be located a minimum of 133 feet away from nearby residential uses,
thereby eliminating any significant noise impacts on sensitive receptors. The proposed project will not involve
the installation of noise-emitting devices. Therefore, the impacts would be less than significant.
B. Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
● Less than Significant Impact.
Once in operation, the electronic sign would not raise ground-borne noise levels. No mobile (traffic-related)
64 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 69
noise or stationary noise will result from the operation of the electronic signs. However, slight increases in
ground-borne noise levels could occur during the two to four-day construction phase. The increase in noise
during the construction phase will be difficult to distinguish due to the high ambient vehicle noise levels that
will be present along the surrounding roadways , including the I-210 Freeway. The limited duration of
construction activities (two to four days) and the City’s construction-related noise control requirements will
reduce the potential impacts to levels that are less than significant. Furthermore, the installation site is located
a minimum of 133-feet away from nearby residential uses, thereby eliminating any significant noise impacts
on sensitive receptors. As a result, the impacts would be less than significant.
C. For a project located within the vicinity of a private airstrip or 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? ● No Impact.
The installation sites are not located within an airport land use plan and are not located within two miles of a
public airport or public use airport.65 The nearest airport is the San Gabriel Valley Airport, located
approximately 7.3 miles southwest of Azusa in the City of El Monte. As a result, the proposed project will not
expose workers to excessive noise.
MITIGATION MEASURES
The analysis of potential impacts related to noise indicated that no impacts would result from the proposed
project's approval and subsequent implementation. As a result, no mitigation measures are required.
65 Toll-Free Airline. Los Angeles County Public and Private Airports, California.
http://www.tollfreeairline.com/california/losangeles.htm.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 70
3.14 POPULATION AND HOUSING
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on population and housing if it results in any of the following:
● The proposed project would induce substantial unplanned population growth in an area, either
directly (for example, by proposing new homes and businesses) or indirectly (for example, through
extension of roads or other infrastructure).
● The proposed project would displace substantial numbers of existing people or housing,
necessitating the construction of replacement housing.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project induce substantial unplanned population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for example, through extension of
roads or other infrastructure)? ● No Impact.
Growth-inducing impacts are generally associated with the provision of urban services to an undeveloped or
rural area. Growth-inducing impacts include the following:
● New development in an area presently undeveloped and economic factors which may influence
development;
● Extension of roadways and other transportation facilities;
● Extension of infrastructure and other improvements;
● Major off-site public projects (treatment plants, etc.);
● The removal of housing requiring replacement housing elsewhere;
● Additional population growth leading to increased demand for goods and services; and,
● Short-term growth-inducing impacts related to the project’s construction.
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project induce substantial unplanned population
growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
B. Would the project displace substantial numbers of existing
people or housing, necessitating the construction of replacement
housing elsewhere?
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 71
The proposed project involves the installation and operation of a new electronic sign. The electronic sign
would not result in any direct or indirect population growth for the City since the electronic signs will not
create housing or local employment. The electronic sign is a stand-alone structure which will only require a
limited number of construction workers for a two to four day installation period, a one week pole cover
installation period, and for periodic maintenance. Furthermore, the new electronic sign is not considered an
extension of infrastructure which could induce population growth. As a result, no impacts would occur.
B. Would the project displace substantial numbers of existing people or housing, necessitating the
construction of replacement housing elsewhere? ● No Impact.
The new digital sign would replace an existing obsolete and malfunctioning sign. This existing sign is located
at 106 South Azusa Avenue on a site that is occupied by a gas station, a convenience store, and a Del Taco®
fast-food restaurant. The proposed installation site is occupied by the Veterans of Foreign Wars (VFW) Post
8070.66 The new installation site is located east of the present sign and close to the I-210 Freeway. The zoning
designation that is applicable to the project site is Neighborhood Center while the corresponding General Plan
designation is Commercial Mixed Use. The installation site is located within properties that are zoned non-
residential and are located in the midst of urban development. No housing units will be displaced. As a result,
no impacts would occur.
MITIGATION MEASURES
The analysis of population and housing impacts indicated that no impacts would result from the proposed
project's approval and subsequent implementation. As a result, no mitigation is required.
66 Google Earth. Website accessed July 28, 2023. Site visit occurred on July 14, 2023.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 72
3.15 PUBLIC SERVICES
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
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: fire protection, police
protection, schools, parks or other public facilities?
B. Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
would cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other
performance objectives for police protection?
C. Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
would cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other
performance objectives for schools?
D. Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
would cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other
performance objectives for parks?
E. Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
would cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other
performance objectives for other public facilities?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on public services if it results in any of the following:
● The proposed project would result in substantial adverse physical impacts associated with the
provision of 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: fire protection, police protection, schools, parks or other public facilities.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 73
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project result in substantial adverse physical impacts associated with the provision of new
or physically altered governmental facilities, need for new or physically 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: fire protection, police protection, schools, parks or other public facilities? ●Less Than
Significant Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. Both the existing sign
and the new sign installation site are located adjacent to the I-210 Freeway.67 The Los Angeles County Fire
Department (LACFD), Station No. 32, provides fire protection and emergency services to the City of Azusa.68
The proposed electronic sign would not place additional demands on LACFD services. The electronic signs
are stand-alone structures which will not be habitable and will not result in an incremental increase in
demand for fire protection services. As a result, no impacts would occur.
B. Would the project result in substantial adverse physical impacts associated with the provision of new
or physically altered governmental facilities, need for new or physically altered governmental facilities,
the construction of which would cause significa nt environmental impacts, in order to maintain
acceptable service ratios, response times, or other performance objectives for police protection? ● Less
than Significant Impact.
Law enforcement services are provided by the Azusa Police Department (APD). The electronic sign would
neither increase police response times nor place a strain on existing or future police resources. The new sign
would be used free of charges by local, State, o0r Federal law enforcement agencies to facilitate
communication with the public. However, there is a possibility for graffiti. The following requirement s are
listed within the City’s Municipal Code and will be included as conditions of approval to the entitlements for
the signs: “The new Electronic Display Billboards shall be maintained in good condition and working order
at all times, and free of graffiti, peeling paint, faded colors, and/or dama ged materials. The above
requirements will be enforced by the City and the Applicant with assistance from the APD and the City’s Code
Enforcement Division. Graffiti may be reported to City Hall by phone or online. As a result, the impacts would
be less significant.
67 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
68 County of Los Angeles Fire Department. https://www.fire.lacounty.gov/.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 74
C. Would the project result in substantial adverse physical impacts associated with the provision of new
or physically altered governmental facilities, need for new or physically altered governmental facilities,
the construction of which would cause significant environmental impacts, in order to maintain
acceptable service ratios, response times, or other performance objectives for schools? ● No Impact.
The proposed project would not involve any development and/or uses that could potentially affect school
enrollments. The proposed project will not result in an increase in population and therefore will not create an
incremental demand for school services. As a result, no impacts on school services will result.
D. Would the project result in substantial adverse physical impacts associated with the provision of new
or physically altered governmental facilities, need for new or physically altered governmental facilities,
the construction of which would cause significant environmental impacts, in order to maintain
acceptable service ratios, response times, or other performance objectives for parks? ● No Impact.
This existing sign, located at 106 South Azusa Avenue on a site that is occupied by a Shell® gas station, a
convenience store, and a Del Taco® fast-food restaurant, would first be removed. The Applicant is then
proposing to replace this existing inoperable sign with a new digital sign at a new location approximately 640
feet to the east. The proposed installation site is occupied by a surface parking area located next to the
Veterans of Foreign Wars (VFW) Post 8070. Both the existing sign and the new sign installation site are
located adjacent to the I-210 Freeway.69
The new electronic park sign would display City news, City information and local City recreational activities,
which will encourage residents to attend events at the City’s various recreational facilities. Although the sign
will encourage increased recreational facility use, the project itself will not cause local population growth
which could potentially overwhelm the local recreational facilities . The proposed project will not result in a
significant increased demand for park facilities. As a result, no impacts would result.
E. Would the project result in substantial adverse physical impacts associated with the provision of new
or physically altered governmental facilities, need for new or physically altered governmental facilities,
the construction of which would cause significant environmental impacts, in order to maintain
acceptable service ratios, response times, or other performance objectives for other public facilities? ●
No Impact.
No new public facilities will be needed since the proposed project will not result in an increase in population
and therefore will not create a need for increased public services. As a result, no impacts would occur.
MITIGATION MEASURES
The analysis determined that the proposed project would not result in any significant impact on public
services. As a result, no mitigation is required.
69 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 75
3.16 RECREATION
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such that
substantial physical 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?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines , a project may be deemed to have a significant adverse
impact on recreation if it results in any of the following:
● The proposed project would increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would occur or be
accelerated.
● The proposed project would include recreational facilities or require the construction or expansion of
recreational facilities which might have an adverse physical effect on the environment.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project increase the use of existing neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated? ● No
Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installatio n site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. Both the existing sign
and the new sign installation site are located adjacent to the I-210 Freeway.70 The project itself will not cause
local population growth which could potentially impact local recreational facilities. As a result, no impacts
would occur.
70 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 76
B. Would the project include recreational facilities or require the construction or expansion of recreational
facilities which might have an adverse physical effect on the environment? ● No Impact.
The proposed project would not involve the construction of new development that would increase the demand
for new recreational facilities nor will the project result in the construction or expansion of recreational
facilities. As a result, no impacts will occur.
MITIGATION MEASURES
The analysis determined that the proposed project would not result in any significant impact on recreational
facilities and services. As a result, no mitigation is required.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 77
3.17 TRANSPORTATION AND CIRCULATION
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project conflict with a program, plan, ordinance or
policy addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
B. Would the project conflict or be inconsistent with CEQA
Guidelines section 15064.3, subdivision (b)?
C. Would the project substantially increase hazards due to a
geometric design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm equipment)?
D. Would the project result in inadequate emergency access?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on transportation and circulation if it results in any of the following:
● The proposed project would conflict with a plan, ordinance or policy addressing the circulation
system, including transit, roadway, bicycle, and pedestrian facilities.
● The proposed project would conflict or be inconsistent with CEQA Guidelines section 15064.3,
subdivision (b).
● The proposed project would substantially increase hazards due to a geometric design feature (e.g.,
sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment).
● The proposed project would result in inadequate emergency access.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project conflict with a program, plan, ordinance, or policy addressing the circulation system,
including transit, roadway, bicycle and pedestrian facilities? ● No Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. The new sign would be
a back-to-back shaped sign with two digital faces. The planned sign face would be a full color LED display,
14-feet by 48-feet on each side, with a height of approximately 101-feet (or 84-feet above the freeway grade).
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 78
The sign faces would be located on top of an assimilated concrete pedestal. Both the existing sign and the new
sign installation site are located adjacent to the I -210 Freeway.71 Given the nature of the proposed project,
there will not be any change in the traffic circulation over that which presently exists. The only vehicle trips
that will be generated will be those necessary for installation over a two to four-day period for the electronic
sign, one week for the pole cover installati0n, and those necessary for periodic maintenance. As a result, no
change in the operating levels of service at the area intersections will result. As a result, no impacts would
occur.
B. Would the project conflict or be inconsistent with CEQA Guidelines Section 1 5064.3 subdivision (b)? ●
No Impact.
According to CEQA Guidelines Section 15064.3 subdivision (b)(1), vehicle miles traveled (VMT) exceeding an
applicable threshold of significance may indicate a significant impact. Generally, projects within one-half mile
of either an existing major transit stop or a stop along an existing high quality transit corridor should be
presumed to cause a less than significant transportation impact. Projects that decrease vehicle miles traveled
in the project area compared to existing conditions should be considered to have a less than significant
transportation impact. Due to the nature of the proposed project, there will not be any change in the traffic
distribution over that which presently exists. The only vehicle trips that will be generated will be those
necessary for installation over a two to four-day period for the electronic sign, and one week for the sign cover
installation, and those necessary for periodic maintenance.
CEQA Guidelines Section 15064.3 subdivision (b)(3) and (b)(4) focuses on the evaluation of a project's VMT.
As previously mentioned in Subsection A, there will not be any change in the traffic circulation over that which
presently exists. The only vehicle trips that will be generated will be those necessary for the installation of the
new sign over a two to four-day period for the electronic sign, one week for the sign cover installation, and
those necessary for periodic maintenance. As a result, no impacts would result.
C. Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves
or dangerous intersections) or incompatible uses (e.g., farm equipment)? ● Less than Significant Impact
with Mitigation.
The new electronic signs would not require the alteration or construction of roadways, thus eliminating the
impacts related to sharp curves or dangerous intersections. The existing configuration of the existing
roadways will not change. The proposed digital sign would provide a minimum eight-second interval between
image transitions. The two new issue areas of specific concern include driver distraction and increased light
and glare. Studies have demonstrated that nearly one -fourth of motor vehicle accidents may be attributed to
distracted drivers where their eyes are off the forward roadway line-of-sight for a period of greater than two
seconds. Nearly 80% of the crashes and 65% of near crashes were caused by distractions that made the driver
look away for up to three seconds. It is very important to note that sources of distractions are numerous and
include cellular phone use, internal vehicle controls, audio controls, and the various computer display systems
now available in most new vehicles. Many states have laws against texting, talking on a cell phone, and other
distractions while driving.
71 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 79
A team from the New England University Transportation Center and the Massachusetts Institute of
Technology recently addressed the relationship between the attention -grabbing nature of digital billboards
and driver distraction in Accident Analysis and Prevention. The researchers involved in the preparation of
this article explained that the flashing light s in ad-rotating digital billboards may be enough to evoke
“obligatory shifts of covert visual attention” due to automatic, sensory reactions that take less than 100
milliseconds.
One of the most widely cited study was published in 2013 in Sweden. The Swedish Transport Administration
had approved the installation of twelve electronic billboards for a trial period along a major heavily traveled
roadway located in central Stockholm, Sweden. The purpose of this study was to provide a quantifiable
measure of the effect of these electronic billboards on visual behavior and driving performance. The study
concluded that drivers had a significantly longer dwell time, a greater number of fixations, and longer
maximum fixation duration when driving past an electronic billboard compared to the other signs on similar
roadway segments. No differences were found for the factors between the daytime and nighttime periods and
no effect was found for the driving behavior data. The study concluded that the electronic billboa rds have an
effect on gaze behavior by attracting more and longer glances than regular traffic signs. Whether the electronic
billboards attract too much attention and constitute a traffic safety hazard cannot be answered conclusively
based on the present data.72
In 2013, the Federal Highway Administration (FHWA) issued the results of its digital billboard safety study,
concluding that they were not a danger to traffic safety. The study employed eye tracking equipment to
determine how long drivers took their eyes off the road when in the presence of digital billboards. The FHWA
study concluded that the longest fixation to a digital billboard was 1.34 seconds, and to a standard billboard
it was 1.28 seconds, both of which are well below the accepted stand ard (according to the National Highway
Traffic Safety Administration, the accepted standard is 2 seconds). The FHWA study concluded that there
was not any conclusive evidence that digital billboards presented a significant distraction to drivers. In
addition to a literature review, the environmental team undertook site visits to view similar billboards that
have digital full motion video as part of the displays. These types of motion displays are illegal in California
on the State freeways pursuant to both State and Federal law. To obtain a first-hand impression of the motion
digital signs’ operation, site visits were made to observe signs located in the vicinity of Century Boulevard and
La Cienega Boulevard near the Los Angeles International Airport these particular signs were referenced in a
2020 Federal study and are now illegal. The site visit was undertaken on a weekday afternoon around 4:00
PM. The observations did not yield any meaningful information regarding potential driver distraction related
to the digital signs themselves. Nevertheless, extremely heavy volumes of traffic were present and vehicle
speeds averaged around 5 mph. In addition, the driver’s braking behaviors were more attributed to the heavy
traffic and roadway configuration. In conclusion, no parallels could be drawn between the survey results and
the local environment where the new digital signs is proposed in Azusa. The new sign in Azusa would not be
permitted to utilize motion.
The electronic displays lighting characteristics will be governed by the following mitigation measures related
to the sign’s illumination:
● The Electronic Display Billboard shall include a p hotometric sensor that will adjust the intensity of
the sign for daytime and nighttime viewing. The nighttime intensity shall be limited to 0.3 foot
72 Traffic Inj Prev., 2013; 14(5):469-76. doi: 10.1080/15389588.2012.731546. Effects of Electronic Billboards on Driver Distraction.
Dukic T, Ahlstrom C, Patten C, Kettwich C, Kircher K.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 80
candles (over ambient levels) as measured at a height of five feet above the ground and a distance of
350 feet from the sign. The City may further restrict the intensity of any electronic display billboard.
● The new sign shall not create light or glare effects that intrude into adjacent public rights-of-way or
other properties.
● No [electronic] sign shall have blinking or flashing lights, nor lighting that changes periodically or
gives the appearance or impression of movement, nor a composition partially or wholly comprised of
electronic or other lights, nor contain moving parts or give the impression of movement.
The aforementioned mitigation will reduce the potential impacts to levels that are less than significant.
D. Would the project result in inadequate emergency access? ● No Impact.
The proposed project would not impede emergency access to any neighboring properties during construction
and operation. The installation of the electronic signs w ould require the use of drilling rigs for excavation of
the dirt and cranes for the placement of the electronic sign. However, the installation would occur within the
surface parking lot outside of the public right-of-way. The removal of the old sign would involve the issuance
of an encroachment permit from the City though the sign’s removal would leave access to the other lanes to
facilitate their use by emergency vehicles. As a result, the impacts would be less than significant.
MITIGATION MEASURES
While the City’s sign ordinance (refer to Section 10.34.090.B) includes provisions that address the use of
blinking lights, the following mitigation will be required to lessen the likelihood of driver distraction :
Mitigation Measure No. 1 (Transportation). The Electronic Display Billboard shall include a photometric
sensor that will adjust the intensity of the sign for daytime and nighttime viewing. The new sign would
have an automatic shut-off if the sign malfunctions. The nighttime intensity shall be limited to 0.3 foot
candles (over ambient levels) as measured at a height of five feet above the ground and a distance of 350
feet from the sign. The City may further restrict the intensity of any electronic display billboard.
Mitigation Measure No. 2 (Transportation). The new sign shall not create light or glare effects that
intrude into adjacent public rights-of-way or other properties.
Mitigation Measure No. 3 (Transportation). No [electronic] sign shall have blinking or flashing lights,
nor lighting that changes periodically or gives the appearance or impression of movement, nor a
composition partially or wholly comprised of electronic or other lights, nor contain moving parts or give
the impression of movement.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 81
3.18 TRIBAL CULTURAL RESOURCES
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project cause a substantial adverse change in the
significance of a tribal cultural resource, defined in Public
Resources Code section 21074 as either a site, feature, place,
cultural landscape that is geographically defined in terms of the
size and scope of the landscape, sacred place, or object with
cultural value to a California Native American tribe, and that is
listed or eligible for listing in the California Register of Historical
Resources, or in a local register of historical resources as defined
in Public Resources Code section 5020.1(k)?
B. Would the project cause a substantial adverse change in the
significance of a tribal cultural resource, defined in Public
Resources Code section 21074 as either a site, feature, place,
cultural landscape that is geographically defined in terms of the
size and scope of the landscape, sacred place, or object with
cultural value to a California Native American tribe, and that is a
resource determined by the lead agency, in its discretion and
supported by substantial evidence, to be significant pursuant to
criteria set forth in subdivision (c) of Public Resources Code
Section 5024.1? In applying the criteria set forth in subdivision (c)
of Public Resources Code Section 5024.1, the lead agency shall
consider the significance of the resource to a California Native
American tribe.
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on tribal cultural resources if it results in any of the following:
● The proposed project would cause a substantial adverse change in the significance of a tribal cultural
resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural
landscape that is geographically defined in terms of the size and scope of the landscape, sacred place,
or object with cultural value to a California Native American tribe, and that is listed or eligible for
listing in the California Register of Historical Resources, or in a local register of historical resources
as defined in Public Resources Code section 5020.1(k).
● The proposed project would cause a substantial adverse change in the significance of a tribal cultural
resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural
landscape that is geographically defined in terms of the size and scope of the landscape, sacred place,
or object with cultural value to a California Native American tribe, and that is a resource determin ed
by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant
to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? In applying the
criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall
consider the significance of the resource to a California Native American tribe.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 82
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. Would the project cause a substantial adverse change in the significance of a tribal cultural resource,
defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that
is geographically defined in terms of the size and scope of the landscape, sacred place, or object with
cultural value to a California Native American tribe, and that is listed or eligible for listing in the
California Register of Historical Resources, or in a local register of historical resources as defined in
Public Resources Code Section 5020.1(k)? ● Less than Significant Impact with Mitigation.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast -food restaurant,
would first be removed. The Applicant is then propos ing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. Th e new sign would be
a back-to-back shaped sign with two digital faces. The planned sign face would be a full color LED display,
14-feet by 48-feet on each side, with a height of approximately 101-feet (or 84-feet above the freeway grade).
The sign faces would be located on top of an assimilated concrete pedestal. Both the existing sign and the new
sign installation site are located adjacent to the I-210 Freeway.73 A Tribal Resource is defined in Public
Resources Code Section 21074 and includes the following:
● Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a
California Native American tribe that are either of the following: included or determined to be eligible
for inclusion in the California Register of Historical Resources or included in a local register of
historical resources as defined in subdivision (k) of Section 5020.1.
● A resource determined by the Lead Agency, in its discretion and supported by substantial evidence,
to be significant pursuant to criteria set forth in subdivision (c) of Section 5024.1. In applying the
criteria set forth in subdivision (c) of Section 5024.1 for the purposes of this paragraph, the Lead
Agency shall consider the significance of the resource to a California Native American tribe.
● A cultural landscape that meets the criteria of subdivision (a) is a tribal cultural resource to the
extent that the landscape is geographically defined in terms of the size and scope of the landscape.
● A historical resource described in Section 21084.1, a unique archaeological resource as defined in
subdivision (g) of Section 21083.2, or a “non-unique archaeological resource” as defined in
subdivision (h) of Section 21083.2 may also be a tribal cultural resource if it conforms with the criteria
of subdivision (a).
The electronic sign would be located within an urbanized area of the City that has been disturbed due to past
development and there is a limited likelihood that artifacts will be encountered. The drilling for the electronic
signs’ footing will be 30-feet and the diameter will be approximately 5.5-feet (i.e. the column diameter would
be approximately 4-feet). In addition, the installation sites are not located within areas that are typically
associated with habitation sites, foraging areas, ceremonial sites, or burials. However, the entire City of Azusa
is located within the cultural area that was formerly occ upied by the Gabrieleño-Kizh. Formal Native
73 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 83
American consultation was provided in accordance with AB -52 and it was determined that the installation
sites are situated in areas of high archaeological significance. Although the installation sites have been subject
to disturbance to accommodate the surrounding existing buildings, the following mitigation is required:
● The project Applicant will be required to obtain the services of a qualified Native American Monitor(s)
during construction-related ground disturbance activities. Ground disturbance is defined by the
Tribal Representatives from the Gabrieleño Band of Mission Indians, Kizh Nation as activities that
include, but are not limited to, pavement removal, pot-holing or auguring, boring, grading,
excavation, and trenching, within the installation sites. The monitor(s) must be approved by the
tribal representatives and will be present on-site during the construction phases that involve any
ground-disturbing activities.
Adherence to the abovementioned mitigation measure would reduce potential impacts to levels that are less
than significant.
B. Would the project cause a substantial adverse change in the significance of a tribal cultural resource,
defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that
is geographically defined in terms of the size and scope of the landscape, sacred place, or object with
cultural value to a California Native American tribe, and that is a resource determined by the Lead
Agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth
in subdivision (c) of Public Resource Code Section 5024.1, the Lead Agency shall consider the
significance of the resource to a California Native American tribe. ● Less than Significant Impact.
As previously mentioned, the electronic signs would be located within an urbanized area of the City that has
been disturbed due to past development and there is a limited likelihood that artifacts will be encountered.
The drilling for the electronic signs’ support footing would be limited to 30-feet and the diameter will be 5.5
feet (i.e. the column diameter would be approximately 4-feet. In addition, the installation site is not located
within areas that are typically associated with habitation sites, foraging areas, cere monial sites, or burials.
With the implementation of this mitigatio n measure provided in the previous subsection, tribal cultural
impacts will be reduced to levels that are considered to be less than significant.
MITIGATION MEASURES
Although the installation site areas have been subject to disturbance to accommodate the surrounding
buildings, the installation sites are situated in an area of high archaeological significance. As a result, the
following mitigation is required:
Mitigation Measure No. 4 (Tribal Cultural Resources). The project Applicant will be required to obtain
the services of a qualified Native American Monitor(s) during construction -related ground disturbance
activities. Ground disturbance is defined by the Tribal Representatives from the Gabrieleño Band of
Mission Indians, Kizh Nation as activities that include, but are not limited to, pavement removal, pot-
holing or auguring, boring, grading, excavation, and trenching, within the installation sites. The
monitor(s) must be approved by the tribal representatives and will be present on-site during the
construction phases that involve any ground-disturbing activities.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 84
3.19 UTILITIES AND SERVICE SYSTEMS
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Would the project require or result in the relocation or
construction of new or expanded water, wastewater treatment or
storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or relocation of
which could cause significant environmental effects?
B. Would the project have sufficient water supplies available to
serve the project and reasonably foreseeable future development
during normal, dry and multiple dry years?
C. Would the project 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
addition to the provider’s existing commitments?
D. Would the project generate solid waste in excess of State or
local standards, or in excess of the capacity of local infrastructure,
or otherwise impair the attainment of solid waste reduction goals?
E. Would the project comply with federal, state, and local
management and reduction statutes and regulations related to
solid waste?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on utilities if it results in any of the following:
● The proposed project would require or result in the relocation or construction of new or expanded
water, wastewater treatment or storm water drainage, electric power, natural gas, or
telecommunications facilities, the construction or relocation of which could cause significant
environmental effects.
● The proposed project would have sufficient water supplies available to serve the project and
reasonably foreseeable future development during normal, dry, and multiple dry years.
● The proposed project would result in a determination by the wastewater treatment provider which
serves or may serve the proposed project that it has adequate capacity to serve the project’s projected
demand in addition to the provider’s existing commitments.
● The proposed project would generate solid waste in excess of State or local standards, or in excess of
the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals.
• The proposed project would negatively impact the provision of solid waste services or impair the
attainment of solid waste reduction goals.
● The proposed project would comply with Federal, State, and local management and reduction
statutes and regulations related to solid waste.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 85
ANALYSIS OF ENVIRONMENTAL IMPACT
A. Would the project require or result in the relocation or construction of new or expanded water,
wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications
facilities, the construction or relocation of which could cause significant environmental effects? ● No
Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. Both the existing sign
and the new sign installation site are located adjace nt to the I-210 Freeway.74
Due to the nature of the proposed project, the electronic signs will not require water, wastewater treatment,
stormwater drainage, natural gas or telecommunication facilities. As previously mentioned in Section 3.6
(Energy), the proposed electronic signs would be constructed pursuant to current electrical codes, including
Title 24 of the State Building Code. The installation of the electronic signs would not result in excessive
energy consumption because the materials used in the construction of electronic signs are manufactured
off-site and each electronic sign will be installed over a two to four-day period, and one week for the pole
cover installation. The electronic signs w ould require electrical connections but will not require the
relocation or construction of new or expanded electric power facilities. As a result, no impacts would result.
B. Would the project have sufficient water supplies available to serve the project and reasonably
foreseeable future development during normal, dry and multiple dry years? ● No Impact.
The installation and operation of the electronic signs would not involve any uses or activities that would result
in the consumption of any water. The installation of the electronic sign would not require the installation of
landscaping and therefore will not require water for landscaping. As a result, no impacts will occur.
C. Would the project 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 addition to the
provider’s existing commitments? ● No Impact.
The proposed project would not involve any uses or activities that would result in the generation of
wastewater. As a result, no impacts would occur.
D. Would the project generate solid waste in excess of state or local standards, or in excess of the capacity
of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? ● No Impact.
The proposed project would not involve any uses or activities that would result in the generation of solid
74 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 86
waste. As a result, no impacts would occur.
E. Would the project comply with federal, state, and local management and reduction statutes and
regulations related to solid waste? ● No Impact.
The proposed project would not involve any uses or activities that would result in the generation of solid
waste. As a result, no impacts would occur.
MITIGATION MEASURES
The analysis of utilities and service systems indicated that no impacts would result from the proposed
project's approval and subsequent implementation. As a result, no mitigation is required.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 87
3.20 WILDFIRE
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. If located in or near state responsibility areas or lands
classified as very high fire hazard severity zones, would the project
substantially impair an adopted emergency response plan or
emergency evacuation plan?
B. If located in or near state responsibility areas or lands
classified as very high fire hazard severity zones, would the project
due to slope, prevailing winds, and other factors, exacerbate
wildfire risks, and thereby expose project occupants to, pollutant
concentrations from a wildfire or the uncontrolled spread of a
wildfire?
C. If located in or near state responsibility areas or lands
classified as very high fire hazard severity zones, would the project
require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency water
sources, power lines or other utilities) that may exacerbate fire risk
or that may result in temporary or ongoing impacts to the
environment?
D. If located in or near state responsibility areas or lands
classified as very high fire hazard severity zones, would the project
expose people or structures to significant risks, including
downslope or downstream flooding or landslides, as a result of
runoff, post-fire slope instability, or drainage changes?
THRESHOLDS OF SIGNIFICANCE AND METHODOLOGY
According to Appendix G of the CEQA Guidelines, a project may be deemed to have a significant adverse
impact on wildfire risk and hazards if it results in any of the following:
● The proposed project would, if located in or near state responsibility areas or lands classified as very
high fire hazard severity zones, substantially impair an adopted emergency response plan or
emergency evacuation plan.
● The proposed project would, if located in or near state responsibility areas or lands classified as very
high fire hazard severity zones, due to slope, prevailing winds, and other factors, exacerbate wildfire
risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the
uncontrolled spread of a wildfire.
● The proposed project would, if located in or near state responsibility areas or lands classified as very
high fire hazard severity zones, would the project require the installation or maintenance of
associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other
utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the
environment.
● The proposed project would, if located in or near state responsibility areas or lands classified as very
high fire hazard severity zones, would the project expose peo ple or structures to significant risks,
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 88
including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope
instability, or drainage changes.
ANALYSIS OF ENVIRONMENTAL IMPACTS
A. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones,
would the project substantially impair an adopted emergency response plan or emergency evacuation
plan? ● No Impact.
The proposed project involves the installation and operation of a new electronic display billboard within the
City of Azusa. The overall work effort would first involve the removal of an existing older digital sign with
inoperable digital displays and a City Logo display. This existing sign, located at 106 South Azusa Avenue on
a site that is occupied by a Shell® gas station, a convenience store, and a Del Taco® fast-food restaurant,
would first be removed. The Applicant is then proposing to replace this existing inoperable sign with a new
digital sign at a new location approximately 640 feet to the east. The proposed installation site is occupied by
a surface parking area located next to the Veterans of Foreign Wars (VFW) Post 8070. Both the existing sign
and the new sign installation site are located adjacent to the I-210 Freeway.75 The installation of the electronic
sign would require the use of drilling rigs for excavation of the dirt and cranes for the placement of the
electronic sign within a surface parking area. Therefore, full street closures will not be required for the
installation of Electronic Display Billboard . The removal of the old sign would invo lve the issuance of an
encroachment permit by the City. The contractors would leave access to the other travel lanes for emergency
vehicles. Furthermore, the installation sites are located within an urbanized area and no areas prone to
wildfires are located near the installation sites. As a result, no impacts will occur.
B. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones,
would the project due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and
thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled
spread of a wildfire? ● No Impact.
There is no risk from wildfire within the installation sites or the surrounding area given the distance from
any area that may be at risk of a wildfire occurrence. In addition, the electronic sign would not change the
nature of their respective installation sites. As a result, no impacts will occur.
C. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones,
would the project require the installation or maintenance of associated infrastructure (such as roads,
fuel breaks, emergency water sources, power lines, or other utilities) that may exacerbate fire risk or
that may result in temporary or ongoing impacts to the environment? ● No Impact.
The proposed electronic sign would not change the urban character of the installation site. There is no risk
from wildfire within the installation sites or the surrounding area given the distance from any area that may
be at risk of a wildfire event. As a result, no impacts will occur.
75 Kudco Diversified, Inc. Site Plan for Bulletin Displays , 250 E. 1st St. Azusa, Ca. November 15, 2021.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 89
D. If located in or near state responsibility areas or lands classified as very high fire hazard severity zones,
would the project expose people or structures to significant risks, including downslope or downstream
flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes? ● No
Impact.
There is no risk from wildfire within the installation site or within the surrounding area given the distance
from any area that may be at risk of a wildfire event. In addition, the surrounding area is level. As a result, no
impacts will occur.
MITIGATION MEASURES
The analysis of wildfires impacts indicated that no impacts would result from the proposed project's approval
and subsequent implementation. As a result, no mitigation is required.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 3 ● ENVIRONMENTAL ANALYSIS PAGE 90
3.21 MANDATORY FINDINGS OF SIGNIFICANCE
Environmental Issue Areas Examined
Potentially
Significant
Impact
Less Than
Significant
Impact
With
Mitigation
Less Than
Significant
Impact
No
Impact
A. Does the project have the potential to substantially
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,
substantially 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? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
projects, and the effects of probable future projects)
C. Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
The following findings can be made regarding the Mandatory Findings of Significance set forth in Section
15065 of the CEQA Guidelines based on the results of this environmental assessment:
● The proposed project will not have the potential to substantially 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,
substantially reduce the number or restrict the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of California history or prehistory. As indicated
in Section 3.1 through 3.20, the proposed project will not result in any significant unmitigable
environmental impacts.
● The proposed project will not have impacts that are individually limited, but cumulatively
considerable. The proposed project is relatively small and the attendant environmental impacts will
not lead to a cumulatively significant impact on any of the issues analyzed herein.
● The proposed project will not have environmental effects which will cause substantial adverse effects
on human beings, either directly or indirectly. As indicated in Section 3.1 through 3.20, the proposed
project will not result in any significant unmitigable environmental impacts.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 4 ● CONCLUSIONS PAGE 91
SECTION 4 CONCLUSIONS
4.1 FINDINGS
The Initial Study determined that the proposed project is not expected to have significant adverse
environmental impacts. The following findings can be made regarding the Mandatory Findings of
Significance set forth in Section 15065 of the CEQA Guidelines based on the results of this Initial Study:
● The proposed project will not have the potential to substantially 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, substantially reduce the number or restrict the range of an endangered, rare or
threatened species or eliminate important examples of the major periods of California history or
prehistory.
● The proposed project will not have impacts that are individually limited, but cumulatively
considerable.
● The proposed project will not have environmental effects which will cause substantially adverse
effects on human beings, either directly or indirectly.
● A Mitigation Reporting and Monitoring Program will be required.
4.2 MITIGATION MONITORING
In addition, pursuant to Section 21081(a) of the Public Resources Code, findings must be adopted by the
decision-maker coincidental to the approval of a Mitigated Negative Declaration, which relates to the
Mitigation Monitoring Program. These findings shall be incorporated as part of the decision-maker’s
findings of fact, in response to AB-3180 and in compliance with the requirements of the Public Resources
Code. In accordance with the requirements of Section 21081(a) and 21081.6 of the Public Resources
Code, the City of Azusa can make the following additional findings:
● A mitigation monitoring and reporting program will be required; and,
● An accountable enforcement agency or monitoring agency shall be identified for the mitigation
measures adopted as part of the decision-maker’s final determination.
Mitigation measures have been recommended as a means to reduce or eliminate potential adverse
environmental impacts to insignificant levels. AB-3180 requires that a monitoring and reporting
program be adopted for the recommended mitigation measures.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 4 ● CONCLUSIONS PAGE 92
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INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 5 ● REFERENCES PAGE 93
SECTION 5 REFERENCES
5.1 PREPARERS
Blodgett Baylosis Environmental Planning
2211 South Hacienda Boulevard, Suite 107
Hacienda Heights, CA 91745
(626) 336-0033
Marc Blodgett, Project Principal
5.2 REFERENCES
Bugliarello, et. al., The Impact of Noise Pollution, Chapter 127, 1976.
California Department of Conservation, Division of Land Resource Protection, Farmland Mapping, and
Monitoring Program. California Important Farmland Finder.
California Department of Fish and Wildlife, Natural Diversity Database.
California Department of Parks and Recreation, California Historical Landmarks.
California Division of Mines and Geology, Seismic Hazards Mapping Program, 2012.
California Office of Planning and Research, California Environmental Quality Act and the CEQA
Guidelines, as amended 2022.
Google Earth.
South Coast Air Quality Management District, CEQA Air Quality Handbook, April 1993.
South Coast Air Quality Management District, 2016 Air Quality Management Plan, March 2017.
United States Department of Agriculture. Web Soil Survey.
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
SECTION 5 ● REFERENCES PAGE 94
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INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
APPENDICES PAGE 95
MITIGATION MONITORING AND REPORTING
PROGRAM
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
APPENDICES PAGE 96
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INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
APPENDICES PAGE 97
APPENDIX A - AIR QUALITY REPORT
INITIAL STUDY & MITIGATED NEGATIVE DECLARATION
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
APPENDICES PAGE 98
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MITIGATION MONITORING & REPORTING PROGRAM
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
MITIGATION MONITORING & REPORTING PROGRAM PAGE 1
MITIGATION MONITORING & REPORTING
PROGRAM
AZUSA LANDMARK MESSAGE CENTER
FOOTHILL (I-210) FREEWAY
AZUSA, CALIFORNIA
LEAD AGENCY:
CITY OF AZUSA, PLANNING DIVISION 213 E. FOOTHILL BLVD. AZUSA, CALIFORNIA 91702
REPORT PREPARED BY:
BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING 2211 SOUTH HACIENDA BOULEVARD, SUITE 107
HACIENDA HEIGHTS, CALIFORNIA 91745
FEBRUARY 13, 2024
AZUS 002
MITIGATION MONITORING & REPORTING PROGRAM
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
MITIGATION MONITORING & REPORTING PROGRAM PAGE 2
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MITIGATION MONITORING & REPORTING PROGRAM
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
MITIGATION MONITORING & REPORTING PROGRAM PAGE 3
MITIGATION MONITORING & REPORTING PROGRAM
INTRODUCTION & FINDINGS
The Initial Study determined that the proposed project is not expected to have any significant adverse
environmental impacts. The following findings can be made regarding the Mandatory Findings of
Significance set forth in Section 15065 of the CEQA Guidelines based on the results of this Initial Study:
● The proposed project will not have the potential to substantially 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,
substantially reduce the number or restrict the range of an endangered, rare or threatened species
or eliminate important examples of the major periods of California history or prehistory.
● The proposed project will not have impacts that are individually limited, but cumulatively
considerable.
● The proposed project will not have environmental effects which will cause substantially adverse
effects on human beings, either directly or indirectly.
In addition, pursuant to Section 21081(a) of the Public Resources Code, findings must be adopted by the
decision-maker coincidental to the approval of a Mitigated Negative Declaration, which relates to the
Mitigation Monitoring Program. These findings shall be incorporated as part of the decision-maker’s
findings of fact, in response to AB-3180 and in compliance with the requirements of the Public Resources
Code. In accordance with the requirements of Section 21081(a) and 21081.6 of the Public Resources C ode,
the City of Asuza can make the following additional findings:
● A mitigation reporting or monitoring program will be required; and,
● An accountable enforcement agency or monitoring agency shall be identified for the mitigation
measures adopted as part of the decision-maker’s final determination.
A number of mitigation measures have been recommended as a means to reduce or eliminate potential
adverse environmental impacts to insignificant levels. AB-3180 requires that a monitoring and reporting
program be adopted for the recommended mitigation measures.
MITIGATION MONITORING & REPORTING PROGRAM
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
MITIGATION MONITORING & REPORTING PROGRAM PAGE 4
MITIGATION MEASURES
In addition, pursuant to Section 21081(a) of the Public Resources Code, findings must be adopted by the
decision-maker coincidental to the approval of a Mitigated Negative Declaration. These findings shall be
incorporated as part of the decision-maker’s findings of fact, in response to AB-3180 and in compliance
with the requirements of the Public Resources Code. In accordance with the requirements of Section
21081(a) and 21081.6 of the Public Resources Code, the City of Azusa can make the following additional
findings:
While the City’s sign ordinance (refer to Section 10.34.090.B) includes provisions that address the use of
blinking lights, the following mitigation will be required to lessen the likelihood of driver distraction:
Mitigation Measure No. 1 (Transportation). The Electronic Display Billboard shall include a
photometric sensor that will adjust the intensity of the sign for daytime and nighttime viewing. The new
sign would have an automatic shut-off if the sign malfunctions. The nighttime intensity shall be limited
to 0.3 foot candles (over ambient levels) as measured at a height of five feet above the ground and a
distance of 350 feet from the sign. The City may further restrict the intensity of any electronic display
billboard.
Mitigation Measure No. 2 (Transportation). The new sign shall not create light or glare effects that
intrude into adjacent public rights-of-way or other properties.
Mitigation Measure No. 3 (Transportation). No [electronic] sign shall have blinking or flashing lights,
nor lighting that changes periodically or gives the appearance or impression of movement, nor a
composition partially or wholly comprised of electronic or other lights, nor contain moving parts or give
the impression of movement.
Although the installation site areas have been subject to disturbance to accommodate the surrounding
buildings, the installation sites are situated in an area of high archaeological significance. As a result, the
following mitigation is required:
Mitigation Measure No. 4 (Tribal Cultural Resources). The project Applicant will be required to obtain
the services of a qualified Native American Monitor(s) during construction-related ground disturbance
activities. Ground disturbance is defined by the Tribal Representatives from the Gabrieleño Band of
Mission Indians, Kizh Nation as activities that include, but are not limited to, pavement removal, pot-
holing or auguring, boring, grading, excavation, and trenching, within the installation sites. The
monitor(s) must be approved by the tribal representatives and will be present on -site during the
construction phases that involve any ground-disturbing activities.
MITIGATION MONITORING & REPORTING PROGRAM
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
MITIGATION MONITORING & REPORTING PROGRAM PAGE 5
MITIGATION MONITORING MATRIX
The monitoring and reporting for the mitigation measures, including the period for implementation, monitoring agency, and the monitoring action, are
identified in Table 1.
Table 1
Mitigation Monitoring Program
MEASURE ENFORCEMENT
AGENCY
MONITORING
PHASE VERIFICATION
TRANSPORTATION AND CIRCULATION
While the City’s sign ordinance (refer to Section 10.34.090.B) includes provisions that address the
use of blinking lights, the following mitigation will be required to lessen the likelihood of driver
distraction:
Mitigation Measure No. 1 (Transportation). The Electronic Display Billboard shall include a
photometric sensor that will adjust the intensity of the sign for daytime and nighttime viewing. The
new sign would have an automatic shut-off if the sign malfunctions. The nighttime intensity shall be
limited to 0.3 foot candles (over ambient levels) as measured at a height of five feet above the ground
and a distance of 350 feet from the sign. The City may further restrict the intensity of any electronic
display billboard.
City of Azusa
Planning Division
(The Applicant is responsible
for implementation)
Prior to the start of any
construction related activities.
The mitigation would last
through the project’s
operational phase.
Date:
Name & Title:
Mitigation Measure No. 2 (Transportation). The new sign shall not create light or glare effects
that intrude into adjacent public rights-of-way or other properties.
City of Azusa
Planning Division
(The Applicant is responsible
for implementation)
Prior to the start of any
construction related activities.
The mitigation would last
through the project’s
operational phase.
Date:
Name & Title:
Mitigation Measure No. 3 (Transportation). No [electronic] sign shall have blinking or
flashing lights, nor lighting that changes periodically or gives the appearance or impression of
movement, nor a composition partially or wholly comprised of electronic or other lights, nor contain
moving parts or give the impression of movement.
City of Azusa
Planning Division
(The Applicant is responsible
for implementation)
Prior to the start of any
construction related activities.
The mitigation would last
through the project’s
operational phase.
Date:
Name & Title:
MITIGATION MONITORING & REPORTING PROGRAM
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
MITIGATION MONITORING & REPORTING PROGRAM PAGE 6
Table 1
Mitigation Monitoring Program
MEASURE ENFORCEMENT
AGENCY
MONITORING
PHASE VERIFICATION
TRIBAL CULTURAL RESOURCES
Although the installation site areas have been subject to disturbance to accommodate the
surrounding buildings, the installation sites are situated in an area of high archaeological
significance. As a result, the following mitigation is required:
Mitigation Measure No. 4 (Tribal Cultural Resources). The project Applicant will be
required to obtain the services of a qualified Native American Monitor(s) during construction-
related ground disturbance activities. Ground disturbance is defined by the Tribal Representatives
from the Gabrieleño Band of Mission Indians, Kizh Nation as activities that include, but are not
limited to, pavement removal, pot-holing or auguring, boring, grading, excavation, and trenching,
within the installation sites. The monitor(s) must be approved by the tribal representatives and will
be present on-site during the construction phases that involve any ground-disturbing activities.
City of Azusa
Planning Division
(The Applicant is responsible
for implementation)
Prior to the start of any
construction related activities.
Mitigation ends at the end of
the project’s construction
phase.
Date:
Name & Title:
MITIGATION MONITORING & REPORTING PROGRAM
AZUSA LANDMARK MESSAGE CENTER ● FOOTHILL (I-210) FREEWAY) ● CITY OF AZUSA
MITIGATION MONITORING & REPORTING PROGRAM PAGE 7
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PL
PL
PL
PL
PL
PL
PL
PARCEL 6
(RESIDENTIAL)
LANDSCAPE
CROSSWALK
FREEWAY EXIT
2 1 0 F R E E
W
A
Y
LANDSCAPE
SIDEWALK
E . F I R S T S T .
C
R
O
S
S
W
A
L
K
PARKING
PARKING
DRIVEWAY
PARKING
1 STORY BUILDING
(VFW)
250 E. 1ST ST.
AZUSA, CA 91702
SIDEWALK
DRIVEWAY
EQUIP.
LIGHT POLE
FLAGPOLE
PROPANE CAGE
50'
1'
PROPOSED SIGN: 14' X 48'
CENTER MOUNT,
PERPENDICULAR TO FWY.
CENTERLINE (8° FROM DUE
NORTH)
PARCEL 8 PARCEL 7
26'
133'
PL
PARCEL 901
FREEWAY CE
N
T
E
R
L
I
N
E
PL
1'
GRADE AT PARKING LOT
FWY. EXIT
EDGE OF FREEWAY
CROWN OF FREEWAY
17'15'13'
84'ABOVE CROWN
OF FREEWAY
ABOVE
PARKING
LOT
101'
PROPOSED SIGN
(CENTER MOUNT)
48'
14'
50'
16'
TO
P.L.
Site Plan:
1" = 20'
As Noted
(24"x36" sheet)
N
Vicinity Map:
Not to Scale
N
Drawn By
Approved By
Sheet No.
Drawing No.
PH
VG
Applicant Date
Revisions
Contractor
Scale
EngineerProjectElectricalProprietary Print & Design
This print and design concept is the property
of Bulletin Displays, LLC. Copyrighted 2021
by Bulletin Displays, LLC. This is the
unpublished drawing created by Bulletin
Displays, LLC. Any other use of this
reporduction is prohibited without the written
authorization from Bulletin Displays, LLC.
VFW
250 E. 1st St.
Azusa, CA 91702
APN#: 8611-036-008
The configuration will be a 14’ x 48’ two sided back-to-back
structure digital billboard and the height will be approx. 84’ from
the top of the sign to the apex of the freeway grade.
Elevation Looking East:
1" = 20'
RMG Outdoor, Inc.
4425 North 24th St., Ste 200
Phoenix, AZ 85016
(602) 230-8634 * Fax (602) 230-9071
Engineer - John Weaver
jweaver@rmg-online.com
Electrical to be underground.
Proposed Electrical Load Schedule Drawings:
A 2" schedule 80 sweep into 2" schedule 40
coming from existing panel that goes into a 2"
schedule 80 sweep up the billboard column to
a 200amp panel on the billboard column. The
billboard requires single-phase 120/240.
9-30-21
NOTES:
•No other digital sign will be within
1000' once the digital in the
nonconforming RDA sign is removed.
•The digital sign will display an imprint
visible from greater than 100'.
3127 E. South Street, Ste. B
Long Beach, CA 90805
(310) BULLETIN [285-5384]
(562) 470-6680 * Fax (562) 470-6686
bulletindisplays.com mark.k@bulletindisplays.com
250 E. 1st St., Azusa, CA – VFW – APN 8611-036-008
100’ to Sign Top – W/F (flag = 4’ x 7’)
Computer Manipulated
3127 E. South Street, Ste. B
Long Beach, CA 90805
(310) BULLETIN [285-5384]
(562) 470-6680 * Fax (562) 470-6686
bulletindisplays.com mark.k@bulletindisplays.com
250 E. 1st St., Azusa, CA – VFW – APN 8611-036-008
100’ to Sign Top – E/F (flag = 4’ x 7’)
Computer Manipulated