16203 to 16233 Arrow Highway Industrial Project
NAME OF APPLICANT
Panattoni Development Company, Inc.
16203 to 16233 Arrow Highway
The subject property (16203-16233 Arrow Highway) is located o the north side of Arrow Highway in the City of Irwindale (City), approximately 100 feet west of Morada Street. The proposed project is the construction and operation of a 138,410 square foot (SF) non-residential use. The project would consist of four Type III-N industrial buildings collectively comprising a 132,410 SF building footprint, plus an additional 6,000 SF of mezzanine area. As proposed, the project's floor-area-ratio is 50.8% and the building's lot coverage is represented as 48.6 percent. A total of 28,250 SF of landscaping (10.4% of total lot area) is proposed.
The proposed project is identified as "speculative industrial buildings." Although the precise land use and site plan configuration may vary, for the purpose of the California Environmental Quality Act (CEQA) compliance, it is presently assumed that the proposed project includes manufacturing, warehouse, distribution, showroom, and office-related uses. It is likely the office use will be ancillary to the site's primary manufacturing, warehouse, and/or distribution operations.
In recognition of market-based variables, the Applicant seeks flexibility with regards to the project's entitlements, such that the proposed building square footage could be contained within either a single building or distributed among multiple buildings to be constructed at the project site. Two alternative site plans have been submitted by the Applicant, each representing a variation of the Applicant's development concept and reconfiguration of on-site improvements. Presented are separate alternatives for a single-building option (133,000 SF) and a five-building option (132,900 SF). If constructed as multiple buildings, individual buildings might range in size between under 25,000 to around 42,000 SF. The Applicant has indicated that a final site plan cannot be determined pending the outcome of further discussions between the Applicant and the site's end user(s). As a result, the Applicant has requested that the conceptual site plan and the alternative site plans be concurrently considered.
Because design revisions are common during the entitlement process, under the provisions of the California Environmental Quality Act (CEQA), an agency can obtain environmental clearance for a "larger" project and subsequently permit a "lesser" project as long as the permitted project creates incrementally fewer impacts (i.e., entitling the "biggest box" provides concurrent environmental clearance to all "smaller boxes"). The project analyzed herein constitutes a composite or "hybrid" of those plans, assuming the square footage of one, the trip generation characteristics of another, and the nearest proximity of on-site noise generators to sensitive off-site receptors of a third. If the environmental effects of that consolidated project can be effectively mitigated, under CEQA, the Applicant will have flexibility to further modify the site plan within the broader limitations of those design perimeters.
In order to accommodate the widest range of manufacturing, warehouse, and office-related uses, the trip generation rates projected to create the greatest number of daily and peak-hour trips were calculated. In the absence of a specific non-residential land use, the precise square footages to be constructed with regards to each of those uses, and the final configuration of buildings, the proposed project is defined in terms of maximum allowable gross leasable square footage (133,000 SF), absent the mezzanine, and corresponding daily and peak-hour "trip budget," represented as "passenger-car-equivalents" (PCEs) and "non-PCEs." As a result, without predicating the need for additional environmental review beyond that presented herein, this environmental analysis seeks to provide both the City and the Applicant sufficient environmental clearance for a multiplicity of possible development scenarios.
An Initial Study and Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program have been prepared for this project.
For more info contact Marilyn Simpson, AICP, Community Development Director at 626-430-2209 or email Marilyn Simpson.