HomeMy WebLinkAboutCC AG PKT 2013-05-29 #J "'F"'ti
AGENDA STAFF REPORT
DATE: May 29, 2013
TO: Honorable Mayor and City Council
THRU: Jill R. Ingram, City Manager
FROM: Jim Basham, Director of Community Development
SUBJECT: SPECIFIC PLAN AMENDMENT 13-2 TO THE BOEING
INTEGRATED DEFENSE SYSTEMS (BIDS) SPECIFIC
PLAN REGARDING EMERGENCY SHELTERS
SUMMARY OF REQUEST:
Staff requests that after conducting a public hearing to consider the proposed
Specific Plan Amendment to the Boeing Integrated Defense Systems ("BIDS")
Specific Plan regarding emergency shelters, the City Council introduce
Ordinance No. 1628.
BACKGROUND:
On April 9, 2012, the City Council adopted the Seal Beach Housing Element for
the 2008-2014 planning period; and on June 1, 2012, the California Department
of Housing and Community Development (HCD) issued a letter finding the
element in full compliance with state law.
The 2008 Housing Element includes several programs calling for amendments to
City plans and zoning regulations in order to accommodate the City's share of
regional housing needs and to comply with state housing law.
State law requires that every city identify at least one zone where emergency
shelters are permitted by-right, subject to appropriate development standards.
"Emergency shelters", for purposes of this requirement, are year-round facilities
providing short-term shelter with minimal supportive services for homeless
persons and families. In accordance with state law, the Housing Element
identifies the BIDS Specific Plan area as the proper location for allowing
emergency shelters by-right. The ordinance to amend the BIDS Specific Plan
would allow for emergency shelters to be located anywhere in Planning Areas 1,
2, and 3, and excluding Planning Area 4 as an option.
On April 3, 2013, the Planning Commission held a public hearing regarding the
proposed Specific Plan Amendment for emergency shelters. There was
deliberation amongst the Commission regarding limiting the zoning to Planning
Agenda Item i
Area 1 only, rather than allowing emergency shelters in Planning Areas 1, 2, and
3; but the Planning Commission ultimately moved to adopt Resolution 13-5 as
presented by staff, recommending approval of Specific Plan Amendment 13-2 to
the City Council on a 3-2 vote.
ANALYSIS:
The proposed amendment to the BIDS Specific Plan would add emergency
shelters as a permitted use, subject to the development standards established in
the Municipal Code under MCA 13-1 (see related agenda item), which include:
• A maximum of 25 beds. (On May 17, 2013, staff learned from HCD that it
now requires a minimum of 25 beds for emergency shelters in small cities
to ensure feasibility. This is the first time HCD has quantified a standard
for minimum shelter size, and therefore represents a new policy from
HCD.)
• A minimum separation of 300 feet between emergency shelters.
• Approval of a Management Plan, which shall establish hours of operation,
staffing levels, maximum length of stay, size and location of exterior and
interior on-site waiting and intake areas, and security procedures.
• Other development standards as required by the BIDS Specific Plan.
The permission of the property owner would be required to build an emergency
shelter, as the property owner would retain control of the property, and an
emergency shelter would not be established unless the property owner was to
sell or lease their property for this purpose. Emergency shelters are generally
built and/or operated by private or non-profit entities. Applications for emergency
shelters would be reviewed by the Community Development Director and
approved if all zoning code requirements are satisfied.
ENVIRONMENTAL IMPACT:
Staff prepared and circulated for review a Mitigated Negative Declaration (MND)
for Specific Plan Amendment 13-2, pursuant to the requirements of the California
Environmental Quality Act (CEQA). There were no comments received during
the public comment period, which ran from March 1, 2013 through April 2, 2013,
and the Planning Commission subsequently found that the NIND and the
appurtenant Mitigation Monitoring and Reporting Program complied with CEQA
and recommended that the City Council adopt them.
LEGAL NOTIFICATION:
The legal notice for this project was mailed to 138 property owners within a 500-
foot radius of the BIDS Specific Plan area and all property owners within the
Page 2
Heron Pointe residential subdivision. Additionally, the City published notice of
the project via '/-page advertisements in both The Sun newspaper and the
Golden Rain News on May 16, 2013.
LEGAL ANALYSIS:
The City Attorney has reviewed the draft ordinance and approved it as to form.
FINANCIAL IMPACT:
There is no financial impact.
RECOMMENDATION:
Staff recommends that after closing the public hearing, the City Council introduce
Ordinance No. 1628 adopting Specific Plan Amendment 13-2, with attached
Mitigation Monitoring and Reporting Program, as well as the Mitigated Negative
Declaration and direct staff to schedule a second reading of the same.
S NUTTED BY: NOTED AND APPROVED:
1
U
Ji Basham Jill . Ingram, Cit nager
Di ector of Community Development
Prepared by: Jerome Olivera, AICP — Senior Planner
Attachments:
A. Ordinance No. 1628
B. Initial Study/Mitigated Negative Declaration
Page 3
ORDINANCE NUMBER 1628
AN ORDINANCE QF THE CITY QF SEAL BEACH APPROVING
SPECIFIC PLAN AMENDMENT 13-2 TO ALLOW EMERGENCY
SHELTERS IN THE BOEING INTEGRATED DEFENSE SYSTEMS
SPECIFIC PLAN AREA
THE SEAL BEACH CITY COUNCIL DOES ORDAIN AS FOLLOWS:
Section 1. In compliance with the California Environmental Quality Act,
Cal. Pub. Rea. Code§210O0 fAmeq. ('CE{g\^) and the State CEC&4 Guida|inas,
14 C.C.R. § 15000 etmmq.. a N1|hgahad Negative Declaration (^K8ND^) has been
prepared for Specific Plan Amendment 13-2, which would aUmm emergency
shelters in the Boeing Integrated Defense Systems Specific Plan area. TheyNND
finds that the amendment would not have a significant effect on the environment
if subject to the mitigation measures described in the Mitigation Monitoring and
RoportingProgram ("W1K4RP'') that |u |no|udodamExhibitAhoihieOrdinance
The City Council, in its independent judgment, hereby finds approves and adopts
the K8NO and the yWk8F{P.
Section 2. Table 5-1 of the Booing Integrated Defense Specific Plan is
hereby amended to allow emergency ahe|hsm in Planning Areas 1, 2. and 3
subject to the provisions ofMunicipal Cudo § 11.4.05.140. There are no other
amendments ho Table 5-1.
Land Use Planning Area
Emergency shelters + v
Code Sec. 11.4.05.140.
�
Emergency shelters shall be permitted submect to the provisions of Municipal
Section 3. |7 any section, subsection, subdivision, paragraph, sentence,
clause or phrase of this Ordinance or any pad thereof is for any reason held to
be inva|id, such invalidity shall not affect the validity of the remaining portions of
this Ordinance or any part hereof. The Qh/ Council of the City of Seal Beach
hereby declares that it would have passed each section, subsection, subdivision,
pnnagnaph, sen0enoe, clause or phrase henaof, irrespective of the fact that any
one or more sections, subsections, subdivisions, paragraphs, sentences, clauses
or phrases bo declared invalid.
Section 4. The City Clerk mhoU certify to the passage and adoption of
this Ordinance and shall cause the same orn summary thereof to be published
and posted in the manner required bylaw.
PASSED, APPROVED AND ADOPTED by the Seal Beach City Council at
a regular meeting held on the day of .2013.
Mayor
ATTEST:
City Clerk
Ordinance Number 1628
STATE OF CALIFORNIA �
COUNTY OFORANGE SS
CITY UFSEAL BEACH �
i. Linda Devine, City Clerk of the City of Seal Beach, do hereby certify that the
foregoing Ordinance was introduced for first reading at a regular meeting held on
the 2Qth day of1 May_. 2O13 and was passed, approved and adopted by
the City Council ata regular meeting held on the —day of______. 2013 by
the following vote:
AYES: Council Members:
NOES: Council Members:
ABSENT: Council Members:
ABSTAIN: Council Members:
And do hereby further certify that Ordinance Number 1626 has been published
pursuant to the Seal Beach City Charter and Resolution Number 283O.
City Clerk
Ordinance Number 1628
EXHIBIT A
Mitigation Monitoring and Reporting Program
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AQ-1 The project shall comply with SCAQMD Rule 402, which prohibits the discharge from a facility of air Contractor Building Official During construction
pollutants that cause injury,detriment,nuisance,or annoyance to the public or that damage business or
property.
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AQ-2 During clearing grading,earth-moving,or excavation operations,excessive fugitive dust emissions shall Contractor Building Official During construction
be controlled by regular watering or other dust-preventive measures using the following procedures, as
specified in the SCAQMD Rule 403:
On-site vehicle speed shall be limited to 15 miles per hour.
All material excavated or graded shall be sufficiently watered to prevent excessive amounts of
dust.Watering shall occur at least twice daily with complete coverage,preferably in the late morning
and after work is done for the day.
• Streets adjacent to the project reach shall be swept as needed to remove slit that may have
accumulated from construction activities so as to prevent excessive amounts of dust.
-All material transported on-site or off-site shall be either sufficiently watered or securely covered to
prevent release of excessive amounts of dust.
- The area disturbed by clearing , grading, earth-moving, or excavation operations shall be
minimized so as to prevent excessive amounts of dust
All clearing,grading,earth moving,or excavation activities shall cease during periods of winds so
as to prevent excessive amounts of dust as set forth below:
Rough grading(mass grading)-when winds are greater than 25 miles per hour averaged over
one hour;and
•Precise grading-when winds are greater than 35 miles per hour averaged over one hour.
These control techniques shall be indicated in project grading plans.Compliance with the measure
shall be subject to periodic site inspections by the City.
• Visible dust beyond the property line emanating from the project shall be prevented to the
maximum extent feasible.
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AQ•3 Ozone precursor emissions from construction equipment vehicles shall be controlled by maintaining Contractor City Engineer During construction
equipment engines in good condition and proper tune per manufacturer's specifications,to the satisfaction
of the City Engineer.Compliance with this measure shall be subject to periodic inspections of construction
equipment vehicles by the City.
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AQ-4 The project shall comply with SCAQMD Rule 1113,which limits the ROC content of architectural coatings Contractor Building Official During construction
used in the SCAB or allows the averaging of such coatings, as specified, so actual emissions do not
exceed the allowable emissions if all the averaged coatings comply with the specified limits.
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Ordinance Number 1828
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AQ-5 All vehicles shall be prohibited from engine idling in excess of ten minutes,both on-site and off-site. Contractor Building Official During construction
AO-6 All trucks that are to haul excavated or graded material on-site shall comply with State Vehicle Code Contractor Building Official During construction
Section 23114,with special allenbon to sections 23114(b)(F),(e)(2)and(e)(4)as amended,regarding the
prevention of such material spilling onto public steels and roads.
BIO-1 Prior to demolition or grading,removal of ornamental trees shall only be conducted between September 16 Contractor Building Official During construction
and March 14,outside the peak bird nesting season in conformance with the Migratory Bird Treaty Act.
CUL-1 A'Test Phase,"as described in the Archaeological and Historical Element of the City General Plan,shall City Archaeologist Community Prior to issuance of a
be performed by the City selected archaeologist, and if potentially significant cultural resources are Development grading or building
discovered, a "Research Design Document" shall be prepared by the City selected archaeologist in Director;City Council permit
accordance with the provisions of the Archaeological and Historical Element of the General Plan. The
results of the test phase investigation shall be presented to the Archaeological Advisory Committee for
review and recommendation to the City Council for review and approval prior to earth removal of
disturbance activities in the impacted area of the proposed project
CUL-2 Project-related earth removal or disturbance activity is not authorized until such time as the'Research City Archaeologist Community Prior to issuance of a
Design' investigations and evaluations are completed and accepted by the City Council, a Coastal Development grading or building
Development Permit is issued by the California Coastal Commission,and until a written'Authorization to Director;City permit
Initiate Earth Removal-Disturbance Activity'is issued by the City of Seal Beach Community Development Council;Coastal
Director to the applicant for the impacted area of the proposed project, Commission
CUL-3 During all'test phase'investigation activities occurring on site, the City selected archaeologist and the City Archaeologist; Community Prior to issuance of a
Native American monitor shall be present to conduct and observe, respectively, such "test phase" Native American Development grading or building
investigation activities, monitor Director permit
CULA If evidence of subsurface paleontologic resources is found during construction, excavation and other Contractor; Community During construction
construction activity in that area shall cease and the contractor shall contact the City Community Paleontologist Development
Development Department With direction from the City, an Orange County Certified Paleontologist shall Director
prepare and complete a standard Paleontologic Resource Mitigation Program,
CUL-5 Should any human bone be encountered during any earth removal or disturbance activities,all activity shall Contractor;City Community During construction
cease immediately and the City selected archaeologist and Native American monitor shall be immediately Archaeologist; Development
contacted, who shall then immediately notily the Community Development Director. The Community Native American Director
Development Director shall contact the Coroner pursuant to Sections 5097.98 and 5097.99 of the Public monitor;Coroner
Resources Code relative to Native American remains.Should the Coroner determine the human remains to
be Native American, the Native American Heritage Commission shall be contacted pursuant to Public
Resources Code Section 5097.98.
Ordinance Number 1628
Mitigation Measure Implementation Monitoring Timing Confirmation
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CUL-6 If more than one Native American burial is encountered during any earth removal or disturbance activities, Contractor;City Community During construction
a "Mitigation Plan" shall be prepared and subject to approval by the City of Seal Beach Community Archaeologist; Development
Development Department The Mitigation Plan shall include the following procedures: Native American Director
monitor;Coastal
Continued Native American Monitorin-q Commission
All ground disturbance in any portions of the project area with the potential to contain
human remains or other cultural material shall be monitored by a Native American
representative of the MILD. Activities to be monitored shall include all construction
grading,controlled grading,and hand excavation of previously undisturbed deposit,with
the exception of contexts that are clearly within the ancient marine terrace that
comprises most of this area known as Landing Hill,
Exposure and removal of each burial shall be monitored by a Native American.Where
burials are clustered and immediately adjacent,one monitor is sufficient for excavation
of two adjoining burials,
Excavation of test units shall be monitored Simultaneous excavation of two test units if
less than 20 feet apart may be monitored by a single Native American,
If screening of soil associated with burials or test units is done concurrently with and
adjacent to the burial or test unit,the Native American responsible for that burial or test
unit shall also monitor the screening. If the screening is done at another location, a
separate monitor shall be required.
All mechanical excavation conducted in deposits that may contain human remains(i.e.,
all areas not completely within the marine terrace deposits) shall be monitored by a
Native American
Notification Procedures for New Discoveries
When possible burials are identified during monitoring of mechanical excavation, or
excavation of test units, the excavation shall be temporarily halted while the find is
assessed in consultation with the lead field archaeologist. If the find is made during
mechanical excavation, the archaeologist or Native American monitoring the activity
shall have the authority to direct the equipment operator to stop while the find is
assessed. If it is determined that the find does not constitute a burial,the mechanical
excavation shall continue.
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Ordinance Number 1628
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• If the find is determined to be a human burial,the lead archaeologist shall immediately
notify the Site Supervisor for the developer,as well as the Principal Investigator.The
Principal Investigator shall immediately notify the MLD and the Community
Development Director for the City of Seal Beach. The City shall provide the Coastal
Commission with weekly updates describing the finds in writing.
Identification of Additional Burials
• For all discovered human burials, attempts shall continue to be made to locate
additional burials nearby through hand excavation techniques. This shall be done
through the excavation of 1 x 1 meter exploratory test units (ETUs) placed along
transects extending radially from each identified burial or burial cluster.The spacing of
the ETUs shall be determined upon consultation with the project Archaeologist and the
MLD.The radial transects shall be designed to test areas within 50 feet(15 m)from the
edge of each burial or burial duster.Excavation of these units shall be limited to areas
containing intact cultural deposit(i.e.,areas that have not been graded to the underlying
marine terrace) and shall be excavated until the marine terrace deposits are
encountered,or to the excavation depth required for the approved grading plan.The soil
from the ETUs along the radial transects shall be screened only if human remains are
found in that unit.
• Controlled grading shall be conducted within these 50-foot heightened investigation
areas with a wheeled motor grader. The motor grader shall use an angled blade that
excavates 1 to 2 inches at a pass,pushing the soil to the side to form a low windrow.
Monitors shall follow about 20 feet behind the motor grader,examining the ground for
evidence of burials.
• When a burial is identified during controlled grading, the soil in windrows that may
contain fragments of bone from that burial shall be screened.At a minimum this shall
include the soil in the windrow within 50 feet of the burial in the direction of the grading.
• If additional burials are found during controlled grading, additional ETUs will be hand
excavated in the radial patterns described above,
Burial Removal and Storage
• Consultation with the MLD shall occur regarding the treatment of discovered human
burials. If the MLD determines it is appropriate to have discovered human remains
pedestaled for removal,that activity shall be conducted in a method agreed to by the
MLD.
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Ordinance Number 1628
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• After pedestaling or other agreed upon buria removal program is completed,the top of
a burial shall be covered with paper towels to act as a cushion, and then a heavy ply
plastic will be placed over the top to retain surface moisture.Duct tape shall be wrapped
around the entire pedestal,securing the plastic bag and supporting the pedestal,Labels
shall be placed on the plastic indicating the burial number and the direction of true north
in relation to the individual burial. Sections of rebar shall be hammered across the
bottom of the pedestal and parallel to the ground. When a number of parallel rebar
sections have been placed this way, they shall be lifted simultaneously, cracking the
pedestal loose from the ground.The pedestal shall then be pushed onto a thick plywood
board and lifted onto a pallet.A forklift shall carry the pallet to a secure storage area or
secure storage containers located on the sub ect property.
• If another agreed upon burial removal program is utilized,that method shall be carried
out in a manner agreed upon after consultation with the MLD.
Study of Burial Remains
• If the burials are removed in pedestal and are incompletely exposed, osteological
studies are necessarily limited to determination {if possible} of age, sex, position,
orientation, and trauma or pathology. After consultation, and only upon written
agreement by the h9LD,additional studies that are destructive to the remains may be
undertaken, including radiocarbon dating of bone or DNA studies. If the MLD
determines that only non-destructive additional studies may be allowed,one shell may
be removed from each burial and submitted for radiocarbon dating. The assumption
here is that the shell would have been part of the fill for the burial pit, and therefore
would provide a maximum age for the burial.
• The MLD may indicate a willingness to consider some additional exposure and study of
the skeletal material removed from the sites. Such study would not involve removal of
the remains from the project area, but rather would be undertaken near the storage
area.To the extent allowed by the MLD,the bones would be further exposed within the
existing pedestals or other medium containing the human remains and additional
measurements taken. Consultation with the MLD regarding the feasibility of these
additional studies prior to reburial would occur.
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Ordinance Number 1628
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Repatriation of Burials and Associated Artifacts
Once all portions of the project area have been graded to the underlying culturally sterile
marine terrace deposits,or to the excavation depth required for the approved grading
plan, the repatriation process shall be initiated for all recovered human remains and
associated artifacts,Once a reburial site has been identified and prepared,the remains
and associated artifacts shall be transported from the secure storage area to the site for
reburial.Appropriate ceremony will be undertaken during this process at the discretion
of the IVILD.
Additional Studies
Considerable additional data relating to regional research issues may be uncovered if
substantial numbers of human burials and other archaeological features are
encountered during the construction monitoring for the development. If this occurs,
additional analysis shall be conducted. The analysis shall be designed to more
completely address the research issues discussed in the approved"Research Design,'
and to provide additional mitigation of impacts to the sites in light of the new finds.The
following studies would be potentially applicable:
• Radiocarbon Dating. In considering the implications of the burials in interpreting
site use and regional settlement it is critical to assess the time range represented
by the interments.Do they correspond to the full temporal range of site use,or only
a limited timeframe?Although direct dating of the bones may not be possible due
to the destructive nature of the radiocarbon technique,the MILD may approve the
removal of a single shell from the interior of each burial for dating, Although this
shall not provide a direct date of the burial, assuming the shell was part of the
burial fill it should provide a maximum age(that is:the burial should not be older
than the shell). In addition,an equivalent number of additional samples from non-
burial contexts would also be taken for comparative purposes,These data would
provide a more secure measure of the intensity of occupation during different
• Sediment Cores.Dating results obtained to date on the Hellman Ranch/John Lacing
Homes properties may suggest a possible link between the use of the sites within
the project area and the productivity of the adjacent lagoon and estuary systems.
To assess this link using independent environmental data on the subject property,
two sediment cores will be taken from suitable locations of the property.Sediments
in the cores shall be examined and described in the field by C3 geologist, and
samples collected for dating and pollen analysis.These data shall then be used to
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Ordinance Number 1628
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help reconstruct the habitats present on the property during the periods the sites
were occupied.This analysis shall be included in the final report documenting the
testing,data recovery,and construction monitoring phases of this investigation.
* Comparative Studies.The substantial assemblage of artifacts recovered during the
monitoring on the Hellman RanchlJohn Laing Homes properties provides a basis
for comparison with other sites and shall contribute to an understanding of regional
patterns.This analysis shall be included in the final report(see below).
* Animal Interments.Animal interments may be discovered Within the project area.
Because these are not human remains, somewhat more intensive study is
possible. Because these features are uncommon and represent very culture-
specific religious practices,they are useful in reconstructing cultural areas during
certain times in prehistory.Analysis of animal interments will include:(1)exposure
to determine burial position,(2)photo documentation;(3)examination of skeleton
for agelsex;traumatic injury, pathology,butchering.or other cultural modification;
(4) radiocarbon dating; and (5) examination of grave dirt for evidence of grave
goods or stomach contents,
Curation
• Cultural materials recovered from the cultural resources monitoring and mitigation
program for the development shall be curated either at an appropriate facility in Orange
County,or,in consultation with the City,at the San Diego Archaeological Center.
Preparation of Final Report
• The final technical report shall be prepared and submitted to the City and the California
Coastal Commission within 12 months of the completion of the archeological field work.
The report shall conform to the guidelines developed by the California Office of Historic
Preservation for Archaeological Resource Management Reports i It will be
prepared in sufficient quantity to distribute to interested regional researchers and Native
American groups.It shall thoroughly document and synthesize all of the findings from all
phases of the cultural resources program.Funding shall be provided by the landowner.
GEO-1 Engineering design for all structures shall be based on the probability that the project area will be subjected Contractor City Engineer Prior to issuance of a
to strong ground motion during the lifetime of development.Construction plans shall be subject to Chapter building permit
9.60(Building Code)of the City of Seal Beach Municipal Code and shall include applicable standards,
which address seismic design parameters.
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Ordinance Number 1628
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GEO-2 Mitigation of earthquake ground shaking shall be incorporated into design and construction in accordance Contractor City Engineer Prior to issuance of a
with California Building Code requirements and site specific design, The Newport-Inglewood Fault zone building permit
shall be considered the seismic source for the project site and specified design parameters shall be used.
Conformance with applicable codes and ordinances shall occur in conjunction with the issuance of building
permits in order to insure that over excavation of soft,broken rock and clayey soils within sheared zones
shall be required where development is planned.
GEO-3 The potential damaging effects of regional earthquake activity shalt be considered in the design of each Contractor City Engineer Prior to issuance of a
structure.The preliminary seismic evaluation shall be based on basic data including the California Building building permit
Code Seismic Parameters and Pacific Soils' exhibits and tables. Structural design criteria shall be
determined in the consideration of building types, occupancy category,seismic importance factors, and
possibly other factors.
GEO-4 The project proponent shall incorporate measures identified in site-specific reports prepared by the project Contractor City Engineer Prior to issuance of a
geotechnical consultant to mitigate expansive soil conditions,compressible/collapsible soil conditions and building permit
liquefaction soil conditions,and impacts from trenching.Recommendations shall be based on surface and
subsurface mapping, laboratory testing,and analysis. The geotechnical consultanCs site specific reports
shall be approved by a certified engineering geologist and a registered civil engineer, and shall be
completed to the satisfaction of the City Engineer. Project applicant shall reimburse City costs of
independent third-party review of said geotechnical report.
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GEO-5 Loose and soft alluvial soils,expansive clay soils,and all existing uncertified fill materials shall be removed Contractor Building official Prior to issuance of a
and replaced with compacted fill during site grading in order to prevent seismic settlement,soil expansion, building permit
and differential compaction. All grading procedures, including soil excavation and compaction, the
placement of backfill,and temporary excavation shall comply with City of Seal Beach Standards.
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GEO-6 All surfaces to receive compacted fill shall be cleared of existing vegetation,debris,and other unsuitable Contractor Building official Prior to issuance of a
materials, which shall be removed from the site. Soils that are disturbed during site clearing shall be building permit
removed and replaced as controlled compacted fill under the direction of the Soils Engineer,
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GEO-7 Graded but undeveloped land shall be maintained weed-free and planted with interim landscaping within Contractor Building official Prior to issuance of a
90 days of completion of grading,unless building permits are obtained.Planting with interim landscaping building permit
shall comply with National Pollutant Discharge Elimination System(NPDES)Best Management Practices.
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GEO-8 As soon as possible following the completion of grading activities, exposed soils shall be seeded or Contractor Building official Prior to issuance of a
----—---- --vegetated with a-seed mix and/or native vegetation to ensure soil stabilization. ,building permit
GEO-9 Precise grading plans shall include an Erosion,Siltation,and Dust Control Plan.The Plan's provisions may Contractor Building official Prior to issuance of a
include sedimentation basins,sand bagging,soil compaction,revegetation,temporary irrigation,scheduling grading permit
and time limits on grading activities,and construction equipment restrictions on-site.This plan shall also
demonstrate compliance with South Coast Air Quality Management District Rule 403, which regulates
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HAZ-1 Should hazardous materials be encountered within on-site structures, the materials shall be tested and Contractor Building official During grading and
properly disposed of in accordance with State and Federal regulatory requirements.Any stained soils or construction
surfaces underneath the removed materials shall be sampled. Results of the sampling shall indicate the
appropriate level of remediation efforts that would be required,
HAZ-2 To address the potential for lead-based paint and asbestos containing material to be present within Contractor Building official Prior to issuance of a
structures on-site, the following activities shall occur prior to the demolition or relocation of on-site demolition permit during
structures: demolition
-If during demolition of the structures,paint is separated from the building material(e.g.,
chemically or physically), the paint waste shall be evaluated independently from the
building material to determine its proper management.According to the Department of
Toxic Substances Control, if paint is not removed from the building material during
demolition (and is not chipping or peeling), the material shall be disposed of as
construction debris(a non-hazardous waste) The landfill operator shall be contacted in
advance to determine any specific requirements they may have regarding the disposal of
lead-based paint materials.
• In compliance with the National Emission Standards for Hazardous Air Pollutants
(NESHAP),an asbestos survey shall be conducted prior to the commencement of any
remedial work, including demolition, to determine the presence of asbestos containing
materials(ACMs)
-Any demolition of the existing buildings shall comply with State law,which requires a
certified contractor to follow prescribed procecures when removing 100 square feet or
more of ACIVISr
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HAZ-3 Prior to the issuance of any building permit,the project applicant shall provide evidence acceptable to the Contractor Building official Prior to issuance of a
Building Official demonstrating that the proposed development is consistent with the Airport Environs Land building permit
Use Plan. ----
HYD-1 Prior to issuance of a grading permit for any project of one acre or larger,a General Construction Activity Contractor Building official Prior to issuance of a
Storm Water Permit shall be obtained from the Regional Water Quality Control Board.Such permits include grading permit
provisions to eliminate or reduce off-site discharges through implementation of a Storm Water Pollution
Prevention Plan (SWPPP). Specific SWPPP provisions include requirements for erosion and sediment
control,as well as monitoring requirements both during and after construction.Pollution-control measures
also require the use of best available technology, best conventional pollutant control technology, and/or
best management practices to prevent or reduce pollutant discharge,
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Ordinanoa Number 1O2O
Mit.# Mitigation Measure i Implementation Monitoring Timing Confirmation
HYD-2 Prior to the issuance of the first grading or building permit for any project of one acre or larger, a Contractor Building official Prior to issuance of the
comprehensive Water Quality Management Plan(WQMP)shall be prepared by a registered civil engineer first grading or building
or a registered professional hydrologistto protect water resources from impacts due to urban contaminants permit
in surface water runoff. The WQMP shall be prepared in coordination with the Regional Water Quality
Control Board,Orange County,the City of Seal Beach,and the California Coastal Commission to insure
compliance with applicable National Pollutant Discharge Elimination System(NPDES)permit requirements.
The WQMP shall include a combination of structural and non-structural Best Management Practices
(BMPs)as outlined in the Countywide NPIDES Drainage Area Management Plan. The project applicant
shall reimburse City costs of independent third-party review of the Water Quality Management Plan,
HYD-3 Site plans shall be designed to include all feasible techniques for the onsite retention and percolation of Contractor City Engineer Prior to issuance of a
precipitation and irrigation water in a manner meeting the approval of the City Engineer. grading or building
permit
HYD4 Prior to issuance of a grading or building permit,the applicant shall demonstrate to the City Engineer that Contractor City Engineer Prior to issuance of a
the development will be adequately protected from flood hazards. grading or building
permit
N-1 If determined necessary by the City Engineer,prior to issuance of a building permit a noise analysis of the Contractor City Engineer Prior to issuance of a
proposed development shall be prepared.The noise analysis shall evaluate noise levels on the project site building permit
and identify measures that will ensure acceptable exterior and interior noise levels for residential units.The
analysis should include noise impacts from traffic along Seal Beach Boulevard,helicopter overflights from
the Boeing facility, aircraft overflight from the Los Alamitos Armed Forces Reserve Center(AFRC)and
operational impacts from the Seal Beach Police Station.Noise mitigation measures may include screening
or increased building insulation,if determined necessary by the City Engineer.
UTIL-1 Prior to the issuance of any building permit for residential development,the project applicant shall provide Contractor Public Works Prior to issuance of a
evidence acceptable to the Seal Beach Public Works Director demonstrating that adequate water and Director building permit
wastewater fadlifies are available to serve the development Project plans shall demonstrate conformance
with all applicable water conservation requirements such as draught-tolerant landscaping and water-saving
UTIL-2 The construction contractor shall reduce construction-generated waste that is disposed of at landfills Contractor Building official Prior to issuance of a
according to State law by at least 50 percent. The contractor shall prepare a construction waste building permit
management plan explaining the practices thatwould be used to achieve this level of reduction.
UT1t-3 Prior to the issuance of building permits for the proposed structures,detailed plans shall be submitted to Contractor Community Prior to issuance of a
the Community Development Department for approval, delineating the number, location, and general Development building permit
design of solid waste enclosures and storage areas for recycled material. Director
City of Seal Beach
Attachment B Community Development Department
211 Eighth St., Seal Beach, CA 90740
ENVIRONMENTAL CHECKLIST FORM
AND ENVIRONMENTAL DETERMINATION
Project Title: General Plan Amendment 13-3,
Zone Map Amendment 13-4, and
Specific Plan Amendment 13-2
Lead Agency Name & City of Seal Beach
Address: Development Services Department
211 Eighth St., Seal Beach, CA 90740
Contact Person & Phone No.: Jim Basham, Community Development Director
562.431.2527
Project Location/Address: The project includes the adoption of site-specific General
Plan and zoning map amendments for property located at
1011 Seal Beach Boulevard (Accurate Storage) and an
amendment to the Boeing Integrated Defense Systems
(BIDS) Specific Plan.
(See Exhibit 1: Vicinity Map)
Nearest Cross Street: Seal Beach Blvd/Adolfo Lopez APN: 095-791-17
Dr. 095-792-01
Seal Beach Blvd/Westminster
Ave.
Project Sponsor's Name & City of Seal Beach
Address: 211 Eighth Street
Seal Beach, CA 90740
General Plan Designation: See Project Zoning: See Project Description
Description
Overlay Zone/Special District: See Project Description
Project Description and Requested Action: (Describe the whole action involved, including but not
limited to later phases of the project, and any secondary, support, or off-site features necessary for its
implementation. Attach additional sheets if necessary)
This Initial Study evaluates the potential environmental impacts that would be expected to result from
the following amendments to the City's General Plan Land Use Element and zoning regulations:
1. 1011 Seal Beach Boulevard (Accurate Storage)
a. Amendment to the General Plan land use designation for the property from Industrial-Light
to Residential High Density(General Plan Amendment 13-3), and
b. Amendment to the Seal Beach Zone Map designation for the property from Industrial-Light
to Residential High Density-20.
These amendments would redesignate the site to allow up to 90 multi-family housing units at
a density of up to 20 units per acre on the approximately 4.5-acre property. No development
is currently proposed in connection with these amendments.
City of Seal Beach Housing Element Implementation Initial Study Page 1
2. Boeing Integrated Defense Systems (BIDS) Specific Plan
Amendment to the BIDS Specific Plan to add emergency shelters to the list of permitted uses.
No development is currently proposed in connection with this amendment. The proposed
regulations would limit emergency shelters to a maximum of 10 beds. For purposes of this
analysis it is assumed that one emergency shelter with 10 beds would be established on the
site.
All of the proposed amendments are implementation actions of the City's 2008-2014 General Plan
Housing Element and are necessary in order for the City to ensure continued conformance with state
law. Although no specific developments are proposed at this time, the California Environmental
Quality Act (CEQA) requires the City to evaluate the potential environmental impacts that could occur
in connection with construction and operation of future projects that could be permitted under the
proposed amendments. Where appropriate, this Initial Study identifies standards and/or mitigation
measures that future projects would be required to comply with in order to reduce environmental
impacts, pursuant to CEQA.
Existing Conditions of the Project Site:
Seal Beach encompasses approximately 11.4 square miles in northwestern Orange County south of
Long Beach (in Los Angeles County) and north of Huntington Beach (see Exhibit 1-Vicinity Map). In
1944 the U S Navy acquired half of the City to construct the Naval Weapons Station bringing new
residents to Seal Beach. The population increased to more than 7,000 persons in 1954 with the
development of the Marina Hill subdivision. The largest population increase occurred with the
development of the Leisure World retirement community beginning in 1962, which currently houses
more than 9,000 senior residents. The 2010 population of the city was estimated at 24,168.
Accurate Storage Site
The Accurate Storage site is located at 1011 Seal Beach Boulevard (Assessors Parcel No. 095-791-
17), on the west side of Seal Beach Boulevard between Adolfo Lopez Drive and Apollo Drive (see
Exhibit 2—Project Location Map). This property encompasses approximately 4.49 acres and is
currently developed with a 45,000-square-foot (approx.) light industrial building, a 100,000 square-
foot (approx.) paved parking area, and landscaped perimeter areas. The property is currently used
for both indoor and outdoor recreational vehicle and boat storage. Exhibit 3 shows photographs of the
site and surrounding areas.
BIDS Specific Plan Site
The BIDS site is located on the south side of Westminster Avenue west of Seal Beach Boulevard and
north of Apollo Drive (see Exhibit 2—Project Location Map). This property encompasses
approximately 107 acres and is currently developed with the Boeing Space and Communications
Group facility. Exhibit 4 shows photographs of the site and surrounding areas.
Surrounding Land Uses and Setting: (Briefly describe the project's surrounding)
Accurate Storage Site
Existing uses on the adjacent properties are as follows:
Adjacent Uses to the North: To the north is the BIDS Specific Plan area, which is currently
developed with the Boeing Space and Communications Group facility. The property immediately
adjacent to the northern boundary of the Accurate Storage site is developed with a surface parking
lot.
Adjacent Uses to the West: To the west is the Pacific Gateway Business Center, a light
industrial/office development. The property immediately adjacent to the western boundary of the
Accurate Storage site is developed with a landscaped slope and surface parking lot.
City of Seal Beach Housing Element Implementation Initial Study Page 2
Adjacent Uses to the South: To the south, across Adolfo Lopez Drive, is the Seal Beach
Police Station and Public Works yard.
Adjacent Uses to the East: To the east, across Seal Beach Boulevard, is the U.S. Naval
Weapons Station-Seal Beach. This facility occupies approximately 5,000 acres and extends from the
1-405 freeway to the Pacific Ocean, between Seal Beach Boulevard and Bolsa Chica Road. The
facilities nearest to the Accurate Storage site (along the east side of Seal Beach Boulevard) include
production buildings, parking lots, and various above- and below-ground testing, evaluation and
storage facilities.
BIDS Specific Plan Site
Existing uses on the adjacent properties are as follows:
Adjacent Uses to the North: To the north, across Westminster Avenue, is the Seal Beach
Leisure World senior citizen community, which encompasses approximately 533 acres.
Adjacent Uses to the West: To the west is the Island Village residential community, which is
located in the City of Long Beach (Los Angeles County), and open space.
Adjacent Uses to the South: To the south, across Apollo Drive, is the Accurate Storage site
and the Pacific Gateway Business Center, a light industrial/office development.
Adjacent Uses to the East and Southeast: To the east and southeast, across Seal Beach
Boulevard, is the U.S. Naval Weapons Station - Seal Beach. This facility occupies more than 5,000
acres and extends from the 1-405 freeway to the Pacific Ocean, between Seal Beach Boulevard and
Bolsa Chica Road. The facilities nearest to the project site (along the east side of Seal Beach
Boulevard) include production buildings, parking lots, and various above- and below-ground testing,
evaluation and storage facilities.
Other public agencies whose approval is required: (e.g., permits, financing approval, or
participation agreement)
No other agency approval is required for the proposed General Plan and zoning amendments related
to either the Accurate Storage site or the BIDS site. However, both sites are located within the
Coastal Zone and future development would require approval of a Coastal Development Permit by
the California Coastal Commission.
Approval of stormwater permits by the California Regional Water Quality Control Board — Santa Ana
Region may also be required prior to development.
Any future development would be subject to review and approval of building permits issued by the
City of Seal Beach.
City of Seal Beach Housing Element Implementation Initial Study Page 3
Exhibit 1: Vicinity Map
L O S AN G E L E S
Santa COUNTY
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Nuys i Monrovia Azuza
Hills land Sherman Pasadena Claremo
Hills Oaks Arcadia
707 qu Baldwin r t San
Alhambra Park Covina Dimas
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West Pomona
Hills Monterey Covina
Santa — Park
Monica Walnut
Culver
City gel Pico '� >
�� y An eles I ivera Whittier La Habra
Marina Del Rey Inglewood South Heights__
Playa Del Rey Gate Downey i Brea
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El Segundo Hawthorne
i irada_ N inda
Manhattan Beach\ Compton Bellflower Fullerton
Redondo Beachll Torrance Lakewood Anaheim ORANGE
Orange COUNTY
Garden
Palos Grove
Verdes
Estates Long Tustin
San Beach Santa
Pedro SEA Ana
BEACH Huntington
Beach
Costa ®i Irvine
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Newport
Beach _
Project S ite
City of Seal Beach Housing Element Implementation Initial Study Page 4
Exhibit 2: Project Location Map
WestminsterAve.
BIDS Specific Plan
Saturn Way
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City of Seal Beach Housing Element Implementation Initial Study Page 5
Exhibit 3: Site Photos —Accurate Storage Site
Photo 3-1: Looking northwest across Seal Beach Blvd.toward the site Photo 3-3: Looking north along the westerly boundary the site
f
1
Photo 3-2: Looking north at the driveway entrance to the site Photo 3-4: Looking east along Adolfo Lopez Drive toward the site
City of Seal Beach Housing Element Implementation Initial Study Page 6
Exhibit 4: Site Photos — Boeing Integrated Defense Systems Site
AMIL
i
Photo 4-1: Looking west across the parking area adjacent to Photo 4-3: Looking south adjacent to the eastern boundary of the site
Westminster Avenue
Photo 4-2: Looking southwest across the parking area adjacent to Photo 4-4: Looking north toward the site from Apollo Drive
Westminster Avenue
City of Seal Beach Housing Element Implementation Initial Study Page 7
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a `Potentially Significant Impact' as indicated by the checklist on the
following pages:
❑ Aesthetics ❑ Land Use/ Planning
❑ Agriculture and Forestry Resources ❑ Mineral Resources
❑ Air Quality ❑ Noise
❑ Biological Resources ❑ Population / Housing
Cultural Resources ❑ Public Services
Geology/Soils ❑ Recreation
Greenhouse Gas Emissions ❑ Transportation/Traffic
❑ Hazards & Hazardous Materials ❑ Utilities /Service Systems
❑ Hydrology/Water Quality ❑ Mandatory Findings of
Significance
ENVIRONMENTAL DETERMINATION:
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
® I find that although the proposed project could have a significant effect on the
environment, there will 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 will be prepared.
❑ I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that 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.
❑ I find that 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.
Jim Basham Community Development Director
Name Title
February 28, 2013
Signature Date
City of Seal Beach Housing Element Implementation Initial Study Page 8
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
I. AESTHETICS --Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway?
c) Substantially degrade the existing visual character or ❑ ❑ ❑
quality of the site and its surroundings?
d) Create a new source of substantial light or glare which ❑ ® ❑
would adversely affect day or nighttime views in the area?
Responses:
a) Have a substantial adverse effect on a scenic vista?
Accurate Storage Site
The proposed amendments would allow replacement of the existing concrete warehouse-type building
with a residential development. Maximum building height in the RHD-20 district is 25 feet. No
development plans have been prepared and no specific development is proposed at this time; however,
required conformance with residential development and landscaping standards would result in a
development that would be similar in visual quality to other residential developments in the city. Seal
Beach Boulevard is a major route between the inland areas of Orange County and the beach, and
therefore is of special visual significance. Mitigation measure AES-1 would ensure that impacts on scenic
vistas would be reduced to a level that is less than significant.
Mitigation Measures
AES-1 The project applicant shall construct a new center landscaped median on Seal Beach
Boulevard between Adolfo Lopez Drive and Apollo Drive to provide a center median in general design
conformity with the center median developed as part of the Pacific Gateway Business Center.
Construction and landscaping plans shall be approved by the Director of Public Works/City Engineer.
BIDS Site
There are no designated scenic vistas in the vicinity of the BIDS site. The proposed amendment would
add emergency shelters to the list of permitted uses in the Specific Plan area. No specific development is
proposed at this time; however, any new emergency shelter would be required to conform to the existing
development standards that apply to all new structures in this district, therefore the amendment would not
have a significant effect on the visual character of the site. No impacts would occur and no mitigation is
necessary.
b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings,
and historic buildings within a state scenic highway?
Accurate Storage Site
There are no scenic resources on the Accurate Storage site, therefore redevelopment of the site with a
residential project would have no potential to damage scenic resources. No impacts would occur and no
mitigation measures are necessary.
City of Seal Beach Housing Element Implementation Initial Study Page 9
BIDS Site
There are no scenic resources on the BIDS Specific Plan site, therefore development of an emergency
shelter on the site would have no potential to damage scenic resources. No impacts would occur and no
mitigation measures are necessary.
c) Substantially degrade the existing visual character or quality of the site and its surroundings?
Accurate Storage Site
The proposed amendments would allow replacement of the existing concrete warehouse-type building
with a residential development. Maximum building height in the RHD-20 district is 25 feet. Required
conformance with residential development and landscaping standards would result in a development that
would not adversely impact the visual quality of the site compared to existing site conditions. No impacts
would occur and no mitigation measures are necessary.
BIDS Site
The proposed amendments would add emergency shelters to the list of permitted uses in the Specific
Plan area. Any new emergency shelter would be required to conform to the existing development
standards that apply to all new structures in this district, therefore the amendment would have no effect on
the visual character of the site. No impacts would occur and no mitigation is necessary.
d) Create a new source of substantial light or glare which would adversely affect day or nighttime
views in the area?
Accurate Storage Site
The proposed amendments would allow replacement of the existing concrete warehouse-type building
with a residential development. Maximum building height in the RHD-20 district is 25 feet. Required
conformance with the City's residential lighting standards would reduce light and glare impacts to a level
that is less than significant. No mitigation measures are necessary.
BIDS Site
The proposed amendments would add emergency shelters to the list of permitted uses in the Specific
Plan area. Any new emergency shelter would be required to conform to the existing lighting standards that
apply to all new structures in this district, therefore the amendment would have no effect on light and glare
as compared to development under existing regulations. No impacts would occur and no mitigation is
necessary.
II. AGRICULTURE RESOURCES AND FOREST RESOURCES:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency, to
non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a ❑ ❑ ❑
Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of, ❑ ❑ ❑
forest land (as defined in Public Resources Code section
12220(g)), timberland (as defined by Public Resources
City of Seal Beach Housing Element Implementation Initial Study Page 10
Code section 4526), or timberland zoned Timberland
Production (as defined by Government Code section
51104(g))?
d) Result in the loss of forest land or conversion of forest land ❑ ❑ ❑
to non-forest use?
e) Involve other changes in the existing environment which, ❑ ❑ ❑
due to their location or nature, could result in conversion of
Farmland, to non-agricultural use or conversion of forest
land to non-forest use?
Responses:
Both Sites
There are no farmland or forest resources in the city and no impacts would occur. No mitigation
measures are necessary.
III. AIR QUALITY -- Where available, the significance criteria established by the applicable air quality
management or air pollution control district may be relied upon to make the following determinations.
Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Conflict with or obstruct implementation of the applicable ❑ ❑ ® ❑
air quality plan?
b) Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any ❑ ® ❑ ❑
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient air
quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant ❑ ® ❑ ❑
concentrations?
e) Create objectionable odors affecting a substantial number ❑ ® ❑ ❑
of people?
Responses:
a) Conflict with or obstruct implementation of the applicable air quality plan?
Accurate Storage Site
The proposed amendments would allow replacement of the existing warehouse-type building with a
residential development. Residential use of the site would be consistent with the Regional Growth
Forecast and the South Coast Air Quality Management Plan (AQMP), therefore the amendments would
not conflict with or obstruct implementation of the AQMP. No mitigation measures are necessary.
City of Seal Beach Housing Element Implementation Initial Study Page 11
BIDS Site
The proposed amendments would add emergency shelters to the list of permitted uses in the BIDS
Specific Plan area. Any new emergency shelter would be required to conform to the existing development
standards that apply to all new structures in this district, and would not generate traffic or air quality
impacts that are substantially different than other permitted uses, therefore the amendment would not
conflict with or obstruct implementation of the AQMP. No mitigation measures are necessary.
b) Violate any air quality standard or contribute substantially to an existing or projected air quality
violation?
Accurate Storage Site
The proposed amendments would redesignate the property to allow replacement of the existing
warehouse-type use with a 90-unit multi-family residential development. Residential development would
result in both short-term emissions during construction and long-term emissions from project occupancy
after construction. The South Coast Air Quality Management District has established screening thresholds
for evaluating potential impacts from development (AQMD, CEQA Air Quality Handbook). Table 6-3 of the
Handbook identifies the threshold of significance for construction operations for apartments as 1,410,000
square feet of gross floor area (GFA) and for condominiums as 1,455,000 square feet GFA. Assuming a
typical unit size ranging from 1,200 to 2,000 square feet, a 90-unit project would equal between 108,000
and 180,000 square feet GFA, which is less than 13% of the screening threshold for apartments or
condominiums if all units were 2,000 square feet in size. The SCAQMD threshold for operation (Table 6-2)
is 261 apartment units or 297 condominium units. The proposed amendments would allow a maximum of
90 units, which is 34% of the apartment threshold and 30% of the condominium threshold, therefore the
proposed project would not cause a significant impact on air emissions. The SCAQMD has established
standard mitigation requirements. The following mitigation measures would ensure compliance with
AQMD regulations and reduce impacts to a level that is less than significant:
Mitigation Measures
AQ-1 The project shall comply with SCAQMD Rule 402, which prohibits the discharge from a facility
of air pollutants that cause injury, detriment, nuisance, or annoyance to the public or that damage
business or property.
AQ-2 During clearing, grading, earth-moving, or excavation operations, excessive fugitive dust
emissions shall be controlled by regular watering or other dust-preventive measures using the following
procedures, as specified in the SCAQMD Rule 403:
• On-site vehicle speed shall be limited to 15 miles per hour.
• All material excavated or graded shall be sufficiently watered to prevent excessive amounts of dust.
Watering shall occur at least twice daily with complete coverage, preferably in the late morning and after
work is done for the day.
• Streets adjacent to the project reach shall be swept as needed to remove silt that may have accumulated
from construction activities so as to prevent excessive amounts of dust.
• All material transported on-site or off-site shall be either sufficiently watered or securely covered to
prevent release of excessive amounts of dust.
• The area disturbed by clearing , grading, earth-moving, or excavation operations shall be minimized so
as to prevent excessive amounts of dust.
• All clearing, grading, earth moving, or excavation activities shall cease during periods of winds so as to
prevent excessive amounts of dust as set forth below.
• Rough grading (mass grading) - when winds are greater than 25 miles per hour averaged over one hour,
and
• Precise grading-when winds are greater than 35 miles per hour averaged over one hour.
• These control techniques shall be indicated in project grading plans. Compliance with the measure shall
be subject to periodic site inspections by the City.
• Visible dust beyond the property line emanating from the project shall be prevented to the maximum
extent feasible.
City of Seal Beach Housing Element Implementation Initial Study Page 12
AQ-3 Ozone precursor emissions from construction equipment vehicles shall be controlled by
maintaining equipment engines in good condition and proper tune per manufacturer's specifications, to the
satisfaction of the City Engineer. Compliance with this measure shall be subject to periodic inspections of
construction equipment vehicles by the City.
AQ-4 The project shall comply with SCAQMD Rule 1113, which limits the ROC content of
architectural coatings used in the SCAB or allows the averaging of such coatings, as specified, so actual
emissions do not exceed the allowable emissions if all the averaged coatings comply with the specified
limits.
AQ-5 All vehicles shall be prohibited from engine idling in excess of ten minutes, both on-site and
off-site.
AQ-6 All trucks that are to haul excavated or graded material on-site shall comply with State Vehicle
Code Section 23114, with special attention to sections 23114(b)(F), (e)(2) and (e)(4) as amended,
regarding the prevention of such material spilling onto public streets and roads.
BIDS Site
The proposed amendments would add emergency shelters to the list of permitted uses in the BIDS
Specific Plan area. Any new emergency shelter would be required to conform to the existing development
standards that apply to all new structures in this district, and would not generate traffic or air quality
impacts that are substantially different than other permitted uses. A 10-bed emergency shelter would fall
far below the SCAQMD screening thresholds discussed above. Mitigation Measures AQ-1 through AQ-6
would reduce potential air quality impacts to a level that is less than significant.
c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is non-attainment under an applicable federal or state ambient air quality standard
(including releasing emissions which exceed quantitative thresholds for ozone precursors)?
Accurate Storage Site
As noted in item b. above, a 90-unit residential development would fall below the AQMD screening
thresholds of significance. Mitigation Measures AQ-1 through AQ-6 would reduce potential cumulative
impacts to a level that is less than significant.
BIDS Site
As noted in item b. above, a 10-bed emergency shelter would fall far below the AQMD screening
thresholds of significance. Mitigation Measures AQ-1 through AQ-6 would reduce potential cumulative
impacts to a level that is less than significant.
d)Expose sensitive receptors to substantial pollutant concentrations?
Accurate Storage Site
Sensitive receptors are defined as facilities or land uses that include members of a population that are
particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with an
illness. The nearest sensitive receptors are located in the Leisure World community located across
Westminster Avenue to the north. As noted in item b. above, a 90-unit residential development would fall
below the AQMD screening thresholds of significance. Mitigation Measures AQ-1 through AQ-6 would
reduce potential cumulative impacts to a level that is less than significant.
BIDS Site
Sensitive receptors are defined as facilities or land uses that include members of a population that are
particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with an
illness. The nearest sensitive receptors are located in the Leisure World community located across
Westminster Avenue to the north. As noted in item b. above, a 10-bed emergency shelter would fall far
below the AQMD screening thresholds of significance. Mitigation Measures AQ-1 through AQ-6 would
reduce potential cumulative impacts to a level that is less than significant.
City of Seal Beach Housing Element Implementation Initial Study Page 13
e) Create objectionable odors affecting a substantial number of people?
Accurate Storage Site
During construction, odors may be generated from diesel equipment exhaust. These odors would be
short-term, and would be substantially reduced to a level that is less than significant through compliance
with Mitigation Measures AQ-1 through AQ-6.
BIDS Site
During construction, odors may be generated from diesel equipment exhaust. These odors would be
short-term, and would be substantially reduced to a level that is less than significant through compliance
with Mitigation Measures AQ-1 through AQ-6.
IV. BIOLOGICAL RESOURCES --Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Have a substantial adverse effect, either directly or through ❑ ® ❑ ❑
habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
b) Have a substantial adverse effect on any riparian habitat or ❑ ❑ ❑
other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service?
c) Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling, hydrological
interruption, or other means?
d) Interfere substantially with the movement of any native ❑ ❑ ❑
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
City of Seal Beach Housing Element Implementation Initial Study Page 14
Responses:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any
species identified as a candidate, sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife
Service?
Both Sites
The project sites are fully developed with buildings, pavement, and ornamental landscaping. However,
removal of trees during the nesting season could impact migratory birds. Mitigation Measure BIO-1 would
ensure compliance with the Migratory Bird Treaty Act and reduce this potential impact to a level that is
less than significant.
Mitigation Measures
BI0-1 Prior to demolition or grading, removal of ornamental trees shall only be conducted between
September 16 and March 14, outside the peak bird nesting season in conformance with the Migratory Bird
Treaty Act.
b) 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 Game or US Fish and Wildlife Service?
Both Sites
The project sites are fully developed with buildings, pavement, and ornamental landscaping and no
riparian habitat or sensitive natural communities are present. No Impacts would occur.
c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of
the Clean Water Act(including, but not limited to, marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other means?
Both Sites
The project sites are fully developed with buildings, pavement, and ornamental landscaping and no
wetlands are present. No Impacts would occur. No mitigation measures are necessary.
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife
species or with established native resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
Both Sites
The project sites are fully developed with buildings, pavement, and ornamental landscaping and the
proposed project would not interfere with wildlife movement. No Impacts would occur. No mitigation
measures are necessary.
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance?
Both Sites
The City does not have a local tree preservation ordinance, and there are no significant special status
trees on the sites, therefore no Impacts would occur. No mitigation measures are necessary.
t) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Both Sites
The sites are not located within any habitat conservation plans or Natural Community Conservation Plans,
and therefore no Impacts would occur. No mitigation measures are necessary.
City of Seal Beach Housing Element Implementation Initial Study Page 15
V. CULTURAL RESOURCES --Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Cause a substantial adverse change in the significance of ❑ ® ❑ ❑
a historical resource as defined in 15064.5?
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to 15064.5?
c) Directly or indirectly destroy a unique paleontological ❑ ® ❑ ❑
resource or site or unique geologic feature?
d) Disturb any human remains, including those interred ❑ ® ❑
outside of formal cemeteries?
Responses:
a) Cause a substantial adverse change in the significance of a historical resource as defined in
15064.5?
b) Cause a substantial adverse change in the significance of an archaeological resource pursuant
to 15064.5?
Both Sites
Construction activities have the potential to damage archaeological resources, or disturb human remains.
A cultural resources assessment for the Accurate Storage site was performed by EDAW, Inc. in 2006.
Archival research was conducted to identify known archaeological sites in the vicinity of the project site.
Much of the project area has been disturbed by development, which includes structures and paved
surfaces.
The cultural resources assessment found 25 locations within one mile of the project area that have been
recorded as archaeological sites. Of these; eight have subsequently been determined to not represent
intact archaeological deposits. On the BIDS Specific Plan area, northwest of the project site shell scatters
have been determined to be within artificial fill deposited during construction of the Boeing facility
Scattered shell in the general area of the Boeing Specific Plan location was determined to be within
artificial fill or not cultural in origin
Investigations immediately west of Seal Beach Boulevard on Landing Hill have focused on five sites which
have yielded numerous human burials; a large area containing cremated human remains; and a wide
variety of artifacts and faunal remains Most of these sites have been removed for residential
development. Implementation of the proposed project has the potential to disturb or destroy prehistoric
archaeological resources. Mitigation Measures CUL-1 through CUL-3 would ensure proper monitoring of
project grading activities and testing of any resources found as a result of project development and would
reduce impacts to a less than significant level.
Mitigation Measures
CUL-1 A 'Test Phase,"as described in the Archaeological and Historical Element of the City General
Plan, shall be performed by the City selected archaeologist, and if potentially significant cultural resources
are discovered, a 'Research Design Document" shall be prepared by the City selected archaeologist in
accordance with the provisions of the Archaeological and Historical Element of the General Plan. The
results of the test phase investigation shall be presented to the Archaeological Advisory Committee for
City of Seal Beach Housing Element Implementation Initial Study Page 16
review and recommendation to the City Council for review and approval prior to earth removal or
disturbance activities in the impacted area of the proposed project.
CUL-2 Project-related earth removal or disturbance activity is not authorized until such time as the
"Research Design" investigations and evaluations are completed and accepted by the City Council, a
Coastal Development Permit is issued by the California Coastal Commission, and until a written
"Authorization to Initiate Earth Removal-Disturbance Activity"is issued by the City of Seal Beach Director
of Development Services to the applicant for the impacted area of the proposed project.
CUL-3 During all "test phase"investigation activities occurring on site, the City selected archaeologist
and the Native American monitor shall be present to conduct and observe, respectively, such "test phase"
investigation activities.
c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic
feature?
Both sites
The project sites could yield fossil remains, which are valuable for paleo-biological, pal eo-environ mental
,
and paleo-climatological studies. Grading could lead to the loss of valuable fossil resources and limit
scientific knowledge regarding the geologic past of the site and surrounding area. The potential loss or
destruction of a fossil resource and the associated loss of scientific knowledge is considered a potentially
significant impact under CEQA. Mitigation Measure CUL-4 would reduce such impacts to a less than
significant level.
Mitigation Measures
CUL-4 If evidence of subsurface paleontologic resources is found during construction, excavation and
other construction activity in that area shall cease and the contractor shall contact the City Development
Services Department. With direction from the City, an Orange County Certified Paleontologist shall
prepare and complete a standard Paleontologic Resource Mitigation Program.
d) Disturb any human remains, including those interred outside of formal cemeteries?
Both Sites
Human remains in a previously unknown burial site could potentially be encountered during construction
activities associated with development on the proposed project site. Any alterations to human remains
during construction would be considered a significant adverse impact. However, the mitigation measures
described below would reduce impacts in this regard to a less than significant level. Due to the discovery
of human remains on the nearby Hellman Ranch properties, there is the potential for the discovery of
unknown locations for human remains on the Accurate Storage site. The mitigation procedures described
below would be consistent with the compliance issues raised on the Hellman Ranch/John Laing Homes
project to the southwest. These procedures have been utilized at the Hellman Ranch site in consultation
with the Most Likely Descendent (MILD) to mitigate the impacts to the discovery of any unknown human
remains The recommended mitigation measures would involve a "Mitigation Plan," should a significant
number of unknown human remains be encountered during the test phase and construction grading
monitoring on the project site. In the unlikely event that such resources are uncovered, compliance with
Mitigation Measures CUL-5 and CUL-6 would reduce impacts to a level that is less than significant.
Mitigation Measures
CUL-5 Should any human bone be encountered during any earth removal or disturbance activities,
all activity shall cease immediately and the City selected archaeologist and Native American monitor shall
be immediately contacted, who shall then immediately notify the Director of Development Services, The
Director of the Department of Development Services shall contact the Coroner pursuant to Sections
5097.98 and 5097.99 of the Public Resources Code relative to Native American remains. Should the
City of Seal Beach Housing Element Implementation Initial Study Page 17
Coroner determine the human remains to be Native American, the Native American Heritage Commission
shall be contacted pursuant to Public Resources Code Section 5097.98.
CUL-6 If more than one Native American burial is encountered during any earth removal or
disturbance activities, a "Mitigation Plan" shall be prepared and subject to approval by the City of Seal
Beach Department of Development Services. The Mitigation Plan shall include the following procedures:
Continued Native American Monitoring
• All ground disturbance in any portions of the project area with the potential to contain human
remains or other cultural material shall be monitored by a Native American representative of the MLD.
Activities to be monitored shall include all construction grading, controlled grading, and hand excavation of
previously undisturbed deposit, with the exception of contexts that are clearly within the ancient marine
terrace that comprises most of this area known as Landing Hill.
• Exposure and removal of each burial shall be monitored by a Native American Where burials are
clustered and immediately adjacent, one monitor is sufficient for excavation of two adjoining burials,
Excavation of test units shall be monitored Simultaneous excavation of two test units if less than
20 feet apart may be monitored by a single Native American
• If screening of soil associated with burials or test units is done concurrently with and adjacent to
the burial or test unit, the Native American responsible for that burial or test unit shall also monitor the
screening. If the screening is done at another location, a separate monitor shall be required.
All mechanical excavation conducted in deposits that may contain human remains (i.e., all areas
not completely within the marine terrace deposits) shall be monitored by a Native American.
Notification Procedures for New Discoveries
• When possible burials are identified during monitoring of mechanical excavation, or excavation of
test units, the excavation shall be temporarily halted while the find is assessed in consultation with the
lead field archaeologist. If the find is made during mechanical excavation, the archaeologist or Native
American monitoring the activity shall have the authority to direct the equipment operator to stop while the
find is assessed. If it is determined that the find does not constitute a burial, the mechanical excavation
shall continue.
• If the find is determined to be a human burial, the lead archaeologist shall immediately notify the
Site Supervisor for the developer, as well as the Principal Investigator. The Principal Investigator shall
immediately notify the MLD and the Director of Development Services for the City of Seal Beach. The City
shall provide the Coastal Commission with weekly updates describing the finds in writing.
Identification of Additional Burials
• For all discovered human burials, attempts shall continue to be made to locate additional burials
nearby through hand excavation techniques. This shall be done through the excavation of 1 x 1 meter
exploratory test units (ETUs) placed along transects extending radially from each identified burial or burial
cluster. The spacing of the ETUs shall be determined upon consultation with the project Archaeologist and
the MLD. The radial transects shall be designed to test areas within 50 feet (15 m) from the edge of each
burial or burial cluster. Excavation of these units shall be limited to areas containing intact cultural deposit
(i.e., areas that have not been graded to the underlying marine terrace) and shall be excavated until the
marine terrace deposits are encountered, or to the excavation depth required for the approved grading
plan. The soil from the ETUs along the radial transects shall be screened only if human remains are found
in that unit.
City of Seal Beach Housing Element Implementation Initial Study Page 18
• Controlled grading shall be conducted within these 50-foot heightened investigation areas with a
wheeled motor grader. The motor grader shall use an angled blade that excavates 1 to 2 inches at a pass,
pushing the soil to the side to form a low windrow. Monitors shall follow about 20 feet behind the motor
grader, examining the ground for evidence of burials.
• When a burial is identified during controlled grading, the soil in windrows that may contain
fragments of bone from that burial shall be screened. At a minimum this shall include the soil in the
windrow within 50 feet of the burial in the direction of the grading.
• If additional burials are found during controlled grading, additional ETUs will be hand excavated in
the radial patterns described above.
Burial Removal and Storage
• Consultation with the MLD shall occur regarding the treatment of discovered human burials. If the
MLD determines it is appropriate to have discovered human remains pedestaled for removal, that activity
shall be conducted in a method agreed to by the MLD.
• After pedestaling or other agreed upon burial removal program is completed, the top of a burial
shall be covered with paper towels to act as a cushion, and then a heavy ply plastic will be placed over the
top to retain surface moisture. Duct tape shall be wrapped around the entire pedestal, securing the plastic
bag and supporting the pedestal. Labels shall be placed on the plastic indicating the burial number and
the direction of true north in relation to the individual burial. Sections of rebar shall be hammered across
the bottom of the pedestal and parallel to the ground. When a number of parallel rebar sections have been
placed this way, they shall be lifted simultaneously, cracking the pedestal loose from the ground. The
pedestal shall then be pushed onto a thick plywood board and lifted onto a pallet. A forklift shall carry the
pallet to a secure storage area or secure storage containers located on the subject property.
• If another agreed upon burial removal program is utilized, that method shall be carried out in a
manner agreed upon after consultation with the MLD.
Study of Burial Remains
• If the burials are removed in pedestal and are incompletely exposed, osteological studies are
necessarily limited to determination (if possible) of age, sex, position, orientation, and trauma or
pathology. After consultation, and only upon written agreement by the MLD, additional studies that are
destructive to the remains may be undertaken, including radiocarbon dating of bone or DNA studies. If the
MLD determines that only non-destructive additional studies may be allowed, one shell may be removed
from each burial and submitted for radiocarbon dating. The assumption here is that the shell would have
been part of the fill for the burial pit, and therefore would provide a maximum age for the burial.
• The MLD may indicate a willingness to consider some additional exposure and study of the
skeletal material removed from the sites. Such study would not involve removal of the remains from the
project area, but rather would be undertaken near the storage area. To the extent allowed by the MLD, the
bones would be further exposed within the existing pedestals or other medium containing the human
remains and additional measurements taken. Consultation with the MLD regarding the feasibility of these
additional studies prior to reburial would occur.
Repatriation of Burials and Associated Artifacts
• Once all portions of the project area have been graded to the underlying culturally sterile marine
terrace deposits, or to the excavation depth required for the approved grading plan, the repatriation
process shall be initiated for all recovered human remains and associated artifacts. Once a reburial site
has been identified and prepared, the remains and associated artifacts shall be transported from the
secure storage area to the site for reburial. Appropriate ceremony will be undertaken during this process
at the discretion of the MLD.
City of Seal Beach Housing Element Implementation Initial Study Page 19
Additional Studies
• Considerable additional data relating to regional research issues may be uncovered if substantial
numbers of human burials and other archaeological features are encountered during the construction
monitoring for the development. If this occurs, additional analysis shall be conducted. The analysis shall
be designed to more completely address the research issues discussed in the approved 'Research
Design,"and to provide additional mitigation of impacts to the sites in light of the new finds. The following
studies would be potentially applicable:
o Radiocarbon Dating. In considering the implications of the burials in interpreting site use and
regional settlement, it is critical to assess the time range represented by the interments. Do they
correspond to the full temporal range of site use, or only a limited timeframe?Although direct dating of the
bones may not be possible due to the destructive nature of the radiocarbon technique, the MLD may
approve the removal of a single shell from the interior of each burial for dating. Although this shall not
provide a direct date of the burial, assuming the shell was part of the burial fill it should provide a
maximum age (that is, the burial should not be older than the shell). In addition, an equivalent number of
additional samples from non-burial contexts would also be taken for comparative purposes. These data
would provide a more secure measure of the intensity of occupation during different periods.
o Sediment Cores. Dating results obtained to date on the Hellman Ranch/John Laing Homes
properties may suggest a possible link between the use of the sites within the project area and the
productivity of the adjacent lagoon and estuary systems. To assess this link using independent
environmental data on the subject property, two sediment cores will be taken from suitable locations of the
property. Sediments in the cores shall be examined and described in the field by C3 geologist, and
samples collected for dating and pollen analysis. These data shall then be used to help reconstruct the
habitats present on the property during the periods the sites were occupied. This analysis shall be
included in the final report documenting the testing, data recovery, and construction monitoring phases of
this investigation.
o Comparative Studies. The substantial assemblage of artifacts recovered during the monitoring on
the Hellman Ranch/John Laing Homes properties provides a basis for comparison with other sites and
shall contribute to an understanding of regional patterns. This analysis shall be included in the final report
(see below).
o Animal Interments. Animal interments may be discovered within the project area. Because these
are not human remains, somewhat more intensive study is possible. Because these features are
uncommon and represent very culture-specific religious practices, they are useful in reconstructing
cultural areas during certain times in prehistory. Analysis of animal interments will include: (1) exposure to
determine burial position; (2) photo documentations (3) examination of skeleton for age/sex; traumatic
injury, pathology, butchering, or other cultural modification; (4) radiocarbon dating; and (5) examination of
grave dirt for evidence of grave goods or stomach contents.
Curation
• Cultural materials recovered from the cultural resources monitoring and mitigation program for the
development shall be curated either at an appropriate facility in Orange County, or, in consultation with the
City, at the San Diego Archaeological Center.
Preparation of Final Report
• The final technical report shall be prepared and submitted to the City and the California Coastal
Commission within 12 months of the completion of the archeological field work. The report shall conform
to the guidelines developed by the California Office of Historic Preservation for Archaeological Resource
Management Reports (ARMR). It will be prepared in sufficient quantity to distribute to interested regional
researchers and Native American groups. It shall thoroughly document and synthesize all of the findings
from all phases of the cultural resources program. Funding shall be provided by the landowner.
City of Seal Beach Housing Element Implementation Initial Study Page 20
VI. GEOLOGY AND SOILS --Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking? ❑ ® ❑ ❑
iii) Seismic-related ground failure, including liquefaction? ❑ ® ❑ ❑
iv) Landslides? ❑ ® ❑ ❑
b) Result in substantial soil erosion or the loss of topsoil? ❑ ® ❑ ❑
c) Be located on a geologic unit or soil that is unstable, or that ❑ ® ❑ ❑
would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of
the Uniform Building Code (1994), creating substantial
risks to life or property?
e) Have soils incapable of adequately supporting the use of ❑ ❑ ❑
septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
water?
Responses:
a) Expose people or structures to potential substantial adverse effects, including the risk of loss,
injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the State Geologist for the area or based on other substantial
evidence of a known fault?Refer to Division of Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
iii)Seismic-related ground failure, including liquefaction?
iv)Landslides?
Accurate Storage Site
A geotechnical investigation was prepared for the project site in 2005 by Pacific Soils Engineering,
Inc. Specific items evaluated as part of the geotechnical investigation include unsuitable soil
City of Seal Beach Housing Element Implementation Initial Study Page 21
removals, engineering and excavation characteristics of onsite earth materials, preliminary
foundation recommendations, and site drainage and maintenance recommendations. The following
discussion is based on that investigation.
There are no mapped active faults on the project site. The nearest mapped active fault is the Seal Beach
Fault, located less than 3,280 feet (1 kilometer) to the southwest of the project site he Seal Beach Fault
is considered potentially active and is included in the Earthquake Fault Zones established under the
Alquist-Priolo Earthquake Faulting Zoning Act. The Seal Beach Fault is a segment of the Newport
Inglewood Fault zone, which is made up of several faults and fractures and extends southeast through the
Los Angeles Basin. Regionally, the Seal Beach Fault is located within the City and generally parallels the
coastline, extending from Long Beach generally through the Hellman Ranch Property and the Seal Beach
Naval Weapons Station, southerly through Huntington Beach and along the coast to Newport Beach
Exploration wells have identified the Seal Beach Fault at a depth of over 4,000 feet. Despite the project
site's proximity to the Earthquake Fault Zone established under the Alquist-Priolo Earthquake Faulting
Zoning Act no known active faults traverse the project site Therefore, the potential for fault rupture is
considered low.
Several other active and potentially active fault zones could affect the project site. Three faults are
expected to generate earthquakes of significance: these are the Newport-Inglewood, the Whittier-Elsinore,
and the Palos Verdes fault zones. Despite values of Magnitude 7.5 and larger, the San Andreas,
Raymond San Fernando-Sierra Madre, and San Jacinto systems are of secondary consideration because
of their distance from the site
According to the geotechnical investigation for the proposed project, several of the factors required for
liquefaction to occur are present on-site. Historically, the high ground water level has been reported to be
no shallower than approximately 10 feet below ground surface in this region. However, given that this site
borders a potentially liquefiable area to the west, the liquefaction potential of the project site is considered
low Although the majority of deeper soils are generally considered too dense to liquefy during the
expected maximum seismic event groundwater occurs at a relatively shallow depth and should be
considered in foundation design and site development plans.
The City regulates land development projects under the requirements of the California Building Code, the
Alquist-Priolo Special Studies Zone Act, and project-specific mitigation measures. Required compliance
with applicable City and State standards. and implementation of the following mitigation measures would
reduce potential impacts related to faults and seismicity to a level that is less than significant.
Mitigation Measures
GEO-1 Engineering design for all structures shall be based on the probability that the project area will
be subjected to strong ground motion during the lifetime of development. Construction plans shall be
subject to Chapter 9.60 (Building Code) of the City of Seal Beach Municipal Code and shall include
applicable standards, which address seismic design parameters.
GEO-2 Mitigation of earthquake ground shaking shall be incorporated into design and construction in
accordance with California Building Code requirements and site specific design. The Newport-Inglewood
Fault zone shall be considered the seismic source for the project site and specified design parameters
shall be used. Conformance with applicable codes and ordinances shall occur in conjunction with the
issuance of building permits in order to insure that over excavation of soft, broken rock and clayey soils
within sheared zones shall be required where development is planned.
GEO-3 The potential damaging effects of regional earthquake activity shall be considered in the
design of each structure. The preliminary seismic evaluation shall be based on basic data including the
California Building Code Seismic Parameters and Pacific Soils' exhibits and tables. Structural design
criteria shall be determined in the consideration of building types, occupancy category, seismic
importance factors, and possibly other factors.
City of Seal Beach Housing Element Implementation Initial Study Page 22
GEO-4 The project proponent shall incorporate measures identified in site-specific reports prepared by
the project geotechnical consultant to mitigate expansive soil conditions, compressible/collapsible soil
conditions and liquefaction soil conditions, and impacts from trenching. Recommendations shall be based
on surface and subsurface mapping, laboratory testing, and analysis. The geotechnical consultant's site
specific reports shall be approved by a certified engineering geologist and a registered civil engineer, and
shall be completed to the satisfaction of the City Engineer. Project applicant shall reimburse City costs of
independent third-party review of said geotechnical report.
GEO-5 Loose and soft alluvial soils, expansive clay soils, and all existing uncertified fill materials shall
be removed and replaced with compacted fill during site grading in order to prevent seismic settlement,
soil expansion, and differential compaction. All grading procedures, including soil excavation and
compaction, the placement of backfill, and temporary excavation shall comply with City of Seal Beach
Standards.
BIDS Site
New structures on the BIDS site would be subject to the same geologic conditions as described above for
the Accurate Storage site. Mitigation measures GEO-1 through GEO-5 would reduce potential impacts to
a level that is less than significant.
b) Result in substantial soil erosion or the loss of topsoil?
Both Sites
Adverse surface drainage could promote accelerated soil erosion, which could undermine proposed
structures This impact would be considered significant if not mitigated. Site preparation would include
grading of the entire project site. Development on-site would be subject to the SCAQMD requirements for
erosion control grading, and soil remediation, as provided in Mitigation Measures GEO-2, GEO-3, and
GEO-5 through GEO-9, which would reduce impacts to a less than significant level. Mitigation measures
involving removal and recompaction of these soils, providing adequate surface drainage, would reduce
this impact to a less than significant level.
Mitigation Measures
GEO-6 All surfaces to receive compacted fill shall be cleared of existing vegetation, debris, and other
unsuitable materials, which shall be removed from the site. Soils that are disturbed during site clearing
shall be removed and replaced as controlled compacted fill under the direction of the Soils Engineer.
GEO-7 Graded but undeveloped land shall be maintained weed-free and planted with interim
landscaping within 90 days of completion of grading, unless building permits are obtained. Planting with
interim landscaping shall comply with National Pollutant Discharge Elimination System (NPDES) Best
Management Practices.
GEO-8 As soon as possible following the completion of grading activities, exposed soils shall be
seeded or vegetated with a seed mix and/or native vegetation to ensure soil stabilization.
GEO-9 Precise grading plans shall include an Erosion, Siltation, and Dust Control Plan. The Plan's
provisions may include sedimentation basins, sand bagging, soil compaction, revegetation, temporary
irrigation, scheduling and time limits on grading activities, and construction equipment restrictions on-site.
This plan shall also demonstrate compliance with South Coast Air Quality Management District Rule 403,
which regulates fugitive dust control.
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result
of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
City of Seal Beach Housing Element Implementation Initial Study Page 23
Both Sites
Specific testing and implementation of mitigation measures listed above would reduce potential impacts to
a less than significant level.
e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water
disposal systems where sewers are not available for the disposal of waste water?
Both Sites
All new development would be required to connect to the public wastewater system and would not rely on
septic tanks. No mitigation is necessary and no impacts would occur.
VII. GREENHOUSE GAS EMISSIONS --Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Generate greenhouse gas emissions, either directly or ❑ ❑ ® ❑
indirectly, that may have a significant impact on the
environment?
b) Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions of
greenhouse gases?
Responses:
a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant
impact on the environment?
Accurate Storage Site
The CEQA Guidelines require a lead agency to make a good-faith effort based, to the extent possible, on
scientific and factual data in order to describe, calculate, or estimate the amount of GHG emissions
resulting from a project. They give discretion to the lead agency in whether to:
1) Use a model or methodology to quantify GHG emissions resulting from a project, and which
model or methodology to use; and/or
2) Rely on a qualitative analysis or performance-based standards.
In addition, a lead agency should consider the following factors, among others, when assessing the
significance of impacts from GHG emissions on the environment:
• The extent to which the project may increase or reduce GHG emissions as compared to the
existing environmental setting;
• Whether the project emissions exceed a threshold of significance that the lead agency determines
applies to the project; and
• The extent to which the project complies with regulations or requirements adopted to implement a
statewide, regional, or local plan for the reduction or mitigation of GHG emissions.
City of Seal Beach Housing Element Implementation Initial Study Page 24
Currently, neither the City of Seal Beach, the South Coast Air Quality Management District nor the State
of California has adopted significance thresholds for GHG emissions. For non-industrial emissions, the
SCAQMD has identified three candidate thresholds for evaluating GHG impact significance as follows:
• Mass Emissions. A threshold of 3,500 MT COze per year is adopted from the recommended
SCAQMD's Interim Thresholds document for residential development projects; projects below this
threshold are considered less than significant.
• Per Capita Average Emissions. A threshold of 4.1 MT per year per person, adopted from the
SCAQMD efficiency based standard, is most applicable to larger projects, and projects of potential
regional influence. The threshold is calculated on an emission rate per population or employee (service
population) projected for Year 2035; developments which achieve emissions below this threshold are
considered less than significant.
• Reductions Consistent with State Goals. A threshold of 28.5% below Business As Usual (BAU)
emissions from future development projects. Project-specific emissions shall be calculated and compared
to similar hypothetical development; if an implementing project achieves a reduction of at least 28.5%with
incorporation of mandatory and voluntary measures, it is considered less than significant.
Either compliance with a mass emissions rate of 3,500 MT COze per year or a per capita average
emissions rate of 4.1 MT per year per person is considered to be applicable thresholds for the proposed
project.
On the basis of standardized assumptions consistent with the CalEEMod computer model, it is estimated
that the proposed project would generate approximately 1,115 MT COze per year. This is less than one-
third of the mass emissions threshold of 3,500 MT COze per year recommended by SCAQMD, and
therefore impacts of the proposed project would be less than significant. No mitigation measures are
necessary.
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the
emissions of greenhouse gases?
Accurate Storage Site
California Senate Bill 375 of 2008 aligns regional transportation planning efforts, regional GHG reduction
targets, and land use and housing allocation. SB 375 requires Metropolitan Planning Organizations
(MPOs) to adopt a Sustainable Communities Strategy (SCS) or Alternative Planning Strategy (APS),
which will prescribe land use allocation in that MPO's Regional Transportation Plan (RTP). It also
establishes new streamlining opportunities for compatible projects under CEQA. Under SB 375, the
Regional Housing Needs Assessment must be consistent with regional transportation plans and
sustainable communities strategies. The proposed amendments related to the Accurate Storage site are
required in order for Seal Beach to maintain consistency with the RHNA, and therefore would no conflict
with applicable plans and policies related to the reduction of greenhouse gas emissions. In addition,
required compliance with existing regulations such as the CALGreen Building Code would reduce
potential impacts to a level that is less than significant and no mitigation measures are necessary.
BIDS Site
The proposed amendments related to emergency shelters are required by state law and would have a de
minimus effect on greenhouse gas emissions. Compliance with existing regulations such as the
CALGreen Building Code would reduce potential impacts to a level that is less than significant and no
mitigation measures are necessary.
City of Seal Beach Housing Element Implementation Initial Study Page 25
VIII. HAZARDS AND HAZARDOUS MATERIALS --Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Create a significant hazard to the public or the environment ❑ ❑ ® ❑
through the routine transport, use, or disposal of hazardous
materials?
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into
the environment?
c) Emit hazardous emissions or handle hazardous or acutely ❑ ❑ ❑
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school??
d) Be located on a site which is included on a list of ❑ ❑ ❑
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would
it create a significant hazard to the public or the
environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
result in a safety hazard for people residing or working in
the project area?
f) For a project within the vicinity of a private airstrip, would ❑ ® ❑
the project result in a safety hazard for people residing or
working in the project area?
g) Impair implementation of or physically interfere with ❑ ® ❑
an adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires, including
where wildlands are adjacent to urbanized areas or
where residences are intermixed with wildlands?
Responses:
a) Create a significant hazard to the public or the environment through the routine transport, use,
or disposal of hazardous materials?
Both Sites
During construction, flammable fuel would be used or stored on site. Existing City regulations requiring
proper safety precautions would reduce this potential impact to a level that is less than significant. After
occupancy, minor amounts of cleaning products, pesticides and herbicides are typically used in
residential developments. None of these would be considered dangerous in the quantities typically
used in a residential setting. Therefore, impacts regarding hazardous materials during project
occupancy would be less than significant.
City of Seal Beach Housing Element Implementation Initial Study Page 26
b) 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?
Both Sites
No specific developments are currently proposed in connection with the proposed amendments. In the
event that demolition or construction activities were to disturb hazardous materials on site, the following
mitigation measures would reduce any potential impacts to a level that is less than significant.
Mitigation Measures:
HAZ-1 Should hazardous materials be encountered within on-site structures, the materials shall be
tested and properly disposed of in accordance with State and Federal regulatory requirements. Any
stained soils or surfaces underneath the removed materials shall be sampled. Results of the sampling
shall indicate the appropriate level of remediation efforts that would be required.
HAZ-2 To address the potential for lead-based paint and asbestos containing material to be present
within structures on-site, the following activities shall occur prior to the demolition or relocation of on-site
structures:
• If during demolition of the structures, paint is separated from the building material (e.g., chemically
or physically), the paint waste shall be evaluated independently from the building material to
determine its proper management. According to the Department of Toxic Substances Control, if paint
is not removed from the building material during demolition (and is not chipping or peeling); the
material shall be disposed of as construction debris (a non-hazardous waste). The landfill operator
shall be contacted in advance to determine any specific requirements they may have regarding the
disposal of lead-based paint materials.
• In compliance with the National Emission Standards for Hazardous Air Pollutants (NESHAP), an
asbestos survey shall be conducted prior to the commencement of any remedial work, including
demolition to determine the presence of asbestos containing materials (ACMs)
• Any demolition of the existing buildings shall comply with State law, which requires a certified
contractor to follow prescribed procedures when removing 100 square feet or more of ACMs.
c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or proposed school?
Both Sites
The proposed amendments would allow residential uses, which do not emit hazardous emissions or
handle hazardous materials, substances or waste. As noted in section (a) above, the types of materials
typically used in a residential setting do not pose a substantial risk, and therefore, potential impacts would
be less than significant and no additional mitigation measures are required.
d) 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?
Both Sites
There are no sites in Seal Beach listed on the Cortese list of hazardous material sites. No impacts would
occur and no mitigation measures are necessary.
(e) For a project located within an airport land use plan or, where such a plan has not been
adopted, within two miles of a public airport or public use airport, would the project result in a
safety hazard for people residing or working in the project area?
Both Sites
The Los Alamitos Armed Forces Reserve Center (AFRC) with the Joint Forces Training Base, Los
Alamitos (JFTB) is located immediately north of the City of Seal Beach corporate limits Flight operations
from the Reserve Center generally take off over the City of Seal Beach, resulting in a potential for aircraft
City of Seal Beach Housing Element Implementation Initial Study Page 27
emergency responses, particularly in the case of an aircraft accident. An Airport Environs Land Use Plan
(AELUP) has been adopted by the Orange County Airport Land Use Commission (ALUC) for the AFRC
and JFTB. The AELUP gives the ALUC the authority to prohibit construction of any object that would
interfere with the established, or planned airport flight procedures, patterns, or navigational systems. The
ALUC established criteria for building height restrictions in the vicinities of airports based on the Federal
Aviation Regulations Part 77 (FAR Part 77) entitled, "Objects Affecting Navigable Airspace." As a result,
structures should not exceed the elevations defined in FAR Part 77. Additionally the ALUC uses FAR Part
77 to determine if a structure is an "obstruction." Mitigation Measure HAZ-3 would require compliance with
the AELUP and reduce any potential impacts to a level that is less than significant.
Mitigation Measures:
HAZ-3 Prior to the issuance of any building permit, the project applicant shall provide evidence
acceptable to the Building Official demonstrating that the proposed development is consistent with the
Airport Environs Land Use Plan.
t) For a project within the vicinity of a private airstrip, would the project result in a safety hazard
for people residing or working in the project area?
Both Sites
A private helicopter facility is located on the BIDS Specific Plan site. On a typical day there are
approximately one to three helicopter flights between the hours of 7:30 am and 7:00 pm. Helicopter
operations have been conducted as part of the ongoing operational characteristics of the Boeing facility
since 1991. There have been no accident or safety issues relative to the operation of this helicopter facility
since initiation of operation. Because FAA regulations and procedures must be followed as a matter of
course, potential impacts would be less than significant, and no mitigation measures are necessary.
g) Impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
Both Sites
The City's Emergency Operations Plan (EOP) details the City's specific responsibilities before, during, and
after any emergency The EOP is in compliance with the State Emergency Services Plan. It is anticipated
that traffic flow would be temporarily impacted during construction of any project related to the proposed
improvements. However, compliance with standard requirements of the City Development Code regarding
procedures for street closures and traffic control during construction would reduce such impacts to a level
that is less than significant. No mitigation measures are required
h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized areas or where residences are intermixed
with wildlands?
Both Sites
There are no wildland fire hazard areas in the city. No impacts would occur and no mitigation measures
are required.
IX. HYDROLOGY AND WATER QUALITY--Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Violate any water quality standards or waste discharge ❑ ® ❑ ❑
requirements?
City of Seal Beach Housing Element Implementation Initial Study Page 28
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the production rate of
pre-existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage pattern of the site ® ❑
or area, including through the alteration of the course of a
stream or river, in a manner which would result in
substantial erosion or siltation on-or off-site?
d) Substantially alter the existing drainage pattern of the site ® ❑
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or amount
of surface runoff in a manner which would result in flooding
on-or off-site?
e) Create or contribute runoff water which would exceed the ® ❑
capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water quality? ❑ ® ❑ ❑
g) Place housing within a 100-year flood hazard area as ❑ ® ❑
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h) Place within a 100-year flood hazard area structures which ❑ ® ❑ ❑
would impede or redirect flood flows?
i) Expose people or structures to a significant risk of loss, ® ❑
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ® ❑
Responses:
No specific developments are currently proposed in connection with the proposed amendments. This
section examines potential impacts that could occur from future projects that may be proposed in
conformance with the proposed amendments to the General Plan and zoning regulations.
a) Violate any water quality standards or waste discharge requirements?
Both Sites
Mandated by Congress under the Clean Water Act (CWA), the National Pollution Discharge Elimination
System (NPDES) Storm Water Program addresses nonagricultural sources of stormwater discharges that
adversely affect the quality of waters of the United States. Construction activities that disturb one or more
acres of land (or less than one acre., if the land is part of a larger common plan of development or sale)
are required to obtain coverage under the General Permit for Discharges of Storm Water Associated with
Construction Activity (General Permit). The General Permit requires the development and implementation
of a Storm Water Pollution Prevention Plan (SWPPP) The SWPPP outlines the source control and/or
treatment control (Best Management Practices [BMPs]) that would avoid or reduce runoff pollutants at the
construction site to the maximum extent practicable.
City of Seal Beach Housing Element Implementation Initial Study Page 29
Impacts on water quality would range over three different periods-. (1) during the earthwork and
construction phase, when the potential for erosion, siltation, and sedimentation would be the greatest; (2)
following construction, prior to the establishment of ground cover, when the erosion potential may remain
relatively high; and (3) following completion of the project, when impacts related to sedimentation would
decrease markedly, but those associated with urban runoff would increase
Stormwater quality is generally affected by the length of time since the last rainfall, rainfall intensity, urban
uses of the area, and the quantity of transported sediment. The potential stormwater or urban runoff
pollutants reasonably expected to be associated with a development project include
• Sediment. Sediment is generally produced by unstabilized (non-planted) slopes or unlined channels with
high flow velocities;
• Trash and Debris. Trash and debris are generated by urban uses;
• Organic Compounds. These compounds are derived from automotive fluids, pesticides, and fertilizers;
• Nutrients. Nutrients, including nitrogen, phosphorus, and other compounds, can be anticipated to be
generated by or found in organic litter fertilizers, food waste sewage, and sediment;
• Metals. Potential sources of trace metals (copper, lead cadmium, chromium, nickel, and zinc) include
motor vehicles, reroofing, hardscape and other construction materials, and chemicals;
• Bacteria and Viruses. Anticipated sources include animal excrement (found in areas where pets are
often walked), sanitary sewer overflow, and handling areas for trash containers; and
• Oil and Grease. Potential sources of oil and grease are motor vehicles.
Short- Term Impacts
Short-term water quality impacts could occur during the construction phase of future projects. Grading
could expose loose soil to wind and water erosion If not controlled, the transport of these materials to
local waterways would temporarily increase suspended sediment concentrations and release pollutants
attached to sediment particles into local waterways.
For project sites of one acre or more, coverage under the General Permit would be required This General
Permit would require the preparation of an SWPPP prior to construction of the proposed project. The
SWPPP would identify sources of sediments and pollutants that would affect stormwater quality,
designate use of appropriate BMPs at the project site, and implement stormwater pollution prevention
measures that would reduce water pollution associated with construction activities. There are many BMPs
available for achieving the best possible water quality. Common BMPs include both structural and
nonstructural controls. Increased surface water runoff and storm drainage discharge associated with
construction activities would be less than significant with implementation of the mitigation measures
described below
Long-Term Impacts
Water Quality Management Plans (WQMPs) prepared for future projects would need to identify BMPs that
would be used on-site to control predictable pollutant runoff, and at a minimum, the measures specified in
the Countywide WQMP and NPDES Drainage Area Management Plan (DAMP), the assignment of long-
term maintenance responsibilities (specifying the developer, parcel owner, maintenance association,
lessee, etc.), and the location of all structural BMPs.
Implementation of the following mitigation measures would ensure that impacts are reduced to less than
significant levels.
Mitigation Measures:
HYD-1 Prior to issuance of a grading permit for any project of one acre or larger, a General
Construction Activity Storm Water Permit shall be obtained from the Regional Water Quality Control
Board. Such permits include provisions to eliminate or reduce off-site discharges through implementation
of a Storm Water Pollution Prevention Plan (SWPPP). Specific SWPPP provisions include requirements
City of Seal Beach Housing Element Implementation Initial Study Page 30
for erosion and sediment control, as well as monitoring requirements both during and after construction.
Pollution-control measures also require the use of best available technology, best conventional pollutant
control technology, and/or best management practices to prevent or reduce pollutant discharge.
HYD-2 Prior to the issuance of the first grading or building permit for any project of one acre or larger,
a comprehensive Water Quality Management Plan (WQMP) shall be prepared by a registered civil
engineer or a registered professional hydrologist to protect water resources from impacts due to urban
contaminants in surface water runoff. The WQMP shall be prepared in coordination with the Regional
Water Quality Control Board, Orange County, the City of Seal Beach, and the California Coastal
Commission to insure compliance with applicable National Pollutant Discharge Elimination System
(NPDES) permit requirements. The WQMP shall include a combination of structural and non-structural
Best Management Practices (BMPs) as outlined in the Countywide NPDES Drainage Area Management
Plan. The project applicant shall reimburse City costs of independent third-party review of the Water
Quality Management Plan.
b)Substantially deplete groundwater supplies or interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer volume or a lowering of the local groundwater
table level(e.g., the production rate of pre-existing nearby wells would drop to a level which would
not support existing land uses or planned uses for which permits have been granted)?
Both Sites
No specific development is proposed at this time in connection with the proposed General Plan and
zoning amendments. The City of Seal Beach and the project sites are located over the Central Basin of
the Los Angeles Coastal Basin in the area described as the Orange County Groundwater Basin The
water bearing formations of recent alluvium, the Lynwood aquifer; and the Silverado aquifer have been
identified below the project site, According to the Orange County Water District, local water purveyors
from the cities of Seal Beach, Westminster, and Huntington Beach rely on groundwater for more than 70
percent of their total water needs. The Orange County Groundwater Basin is recharged by surface water
by downward percolation of water from major streams, by direct percolation of precipitation and irrigation
water, and by percolation of water diverted to spreading basins. The areawide pattern of urban
development has greatly reduced the amount of water allowed to percolate back into the ground and
groundwater basin Widespread pavement, numerous structures; extensive sewer and storm drain
systems, and paving of the natural rivers into flood control channels have all contributed to the reduction
in groundwater recharge through percolation. The following mitigation measure would reduce potential
impacts of future projects to a level that is less than significant.
Mitigation Measures:
HYD-3 Site plans shall be designed to include all feasible techniques for the onsite retention and
percolation of precipitation and irrigation water in a manner meeting the approval of the City Engineer.
c) Substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of stream or river, in a manner which would result in substantial erosion or
siltation on- or off-site?
d) Substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river, or substantially increase the rate or amount of surface
runoff in a manner which would result in flooding on-or off-site?
e) Create or contribute runoff which would exceed the capacity of existing or planned storm water
drainage systems or provide substantial additional sources of polluted runoff?
t) Otherwise substantially degrade water quality?
Both Sites
No specific developments are proposed at this time in connection with the proposed General Plan and
zoning amendments. Future development could result in the modification of existing drainage patterns
City of Seal Beach Housing Element Implementation Initial Study Page 31
through grading and construction of homes and internal circulation. However, prior to development,
applicants will be required to prepare storm water plans, demonstrate adequate storm water drainage
facilities, and retain stormwater onsite in compliance with the City's Grading and Building Codes.
Compliance with these existing regulations and the mitigation measures listed above would reduce
potential impacts to a level that is less than significant.
g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or other flood hazard delineation map?
h) Place within a 100-year flood hazard area structures which would impede or redirect flood
flows?
i) Expose people or structures to a significant risk of loss, injury or death involving flooding,
including flooding as a result of the failure of a levee or dam?
Both Sites
No specific developments are proposed at this time in connection with the proposed General Plan and
zoning amendments. If future residential development were proposed within a flood hazard area, people
or structures could be exposed to risk of flooding. The following mitigation measure would reduce this
potential impact to a level that is less than significant.
Mitigation Measures:
HYD-4 Prior to issuance of a grading or building permit, the applicant shall demonstrate to the City
Engineer that the development will be adequately protected from flood hazards.
Inundation by seiche, tsunami, or mudflow?
Both Sites
Seal Beach is a beachfront city, and future residential development sites could be affected by tsunamis.
The City's Emergency Operations Plan (EOP) describes how the City would respond in the event of a
tsunami. Emergencies that are preceded by a recognized buildup period allow for advance warning to
those impacted areas and population groups. Timely warning and information broadcasts are important to
citizens' ability to help themselves, and for their evacuation. Emergencies generally occur without advance
warning, and therefore require prompt mobilization and commitment of the emergency organization after
the onset of the emergency. During or following local emergencies, the City is the first agency involved. If
the emergency is so large that the City's resources are inadequate or exhausted, assistance would be
requested of, and provided by, nearby jurisdictions through mutual aid agreements. Neighborhood groups
can assist the City by conducting first aid and search and rescue operations in times of large disasters.
When mutual aid systems are not sufficient for the disaster task, the County requests assistance from the
State. The Governor's Office of Emergency Services (OES) coordinates regional emergency response
and disaster assistance. The State may also request aid from the Federal government in the form of a
Presidential Disaster Declaration. FEMA then provides disaster assistance, temporary housing
assistance, and recovery funds after a Presidential Disaster Declaration. Implementation of the City's EOP
would result in less than significant impacts associated with inundation by a tsunami and no mitigation
measures are required.
X. LAND USE AND PLANNING -Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Physically divide an established community? ❑ ❑ ❑
City of Seal Beach Housing Element Implementation Initial Study Page 32
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific plan,
local coastal program, or zoning ordinance) adopted for the
purpose of avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or ❑ ❑ ❑
natural community conservation plan?
Responses:
a) Physically divide an established community?
Accurate Storage Site
The Accurate Storage site is surrounded by non-residential uses and therefore its redesignation to
residential use would not divide an established community. No impacts would occur and no mitigation
measures are required.
BIDS Site
The proposed amendment would make a minor change to the allowable uses on the BIDS site by allowing
emergency shelters as a permitted use. This change has no potential to divide any community. No
impacts would occur and no mitigation measures are required.
b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction
over the project(including, but not limited to the general plan,specific plan, local coastal program,
or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect?
Both Sites
The proposed amendments would be consistent with state law, regional plans, and the Municipal Code,
and future developments would be required to comply with applicable policies and regulations. No impacts
would occur and no mitigation measures are required.
c) Conflict with any applicable habitat conservation plan or natural community conservation plan?
Both Sites
There are no habitat conservation plan or NCCP areas within the city. No impacts would occur and no
mitigation measures are necessary.
XI. MINERAL RESOURCES--Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) 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) 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?
City of Seal Beach Housing Element Implementation Initial Study Page 33
Responses:
Both Sites
There are no mineral resources or recovery areas designated within the city. No impacts would occur and
no mitigation measures are necessary.
XII. NOISE --Would the project result in:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other
agencies?
b) Exposure of persons to or generation of excessive ❑
groundborne vibration or groundborne noise levels?
c) A substantial permanent increase in ambient noise levels ® ❑
in the project vicinity above levels existing without the
project?
d) A substantial temporary or periodic increase in ambient ® ❑
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan or, ❑ ® ❑ ❑
where such a plan has not been adopted, within two miles
of a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the project
area to excessive noise levels?
Responses:
a) Exposure of persons to or generation of noise levels in excess of standards established in the
local general plan or noise ordinance, or applicable standards of other agencies?
Both Sites
Potential noise impacts associated with development would include impacts caused during construction
and long-term impacts after occupancy of a residential development.
Short-Term Construction Impacts
A short-term increase in noise levels would be expected during demolition, grading and construction.
Chapter 7.15 of the Seal Beach Municipal Code regulates noise and exempts noise generated by
construction during the following time periods: 7:00 a.m. to 8:00 p.m. on weekdays; 8:00 a.m. to 8:00 p.m.
on Saturdays; and 9:00 a.m. to 8:00 p.m. on Sundays or holidays. Council Policy 600-11 establishes
additional criteria related to construction noise. Although construction noise can be disturbing, there are
no noise-sensitive uses immediately adjacent to the site. In addition, construction noise is a temporary
City of Seal Beach Housing Element Implementation Initial Study Page 34
impact. Compliance with the limits on construction hours in the Municipal Code and Council Policy 600-11
would reduce this impact to a level that is less than significant. No mitigation measures are required.
Long-Term Operational Impacts
Two types of long-term impacts could result from the conversion of the site to residential use: 1) impacts
on residents of the new development caused by noise from adjacent traffic or other uses; and increased
off-site noise levels caused by use and occupancy of a new development.
On-site impacts from adjacent traffic or other uses. Both sites are near the Seal Beach Police
Station, located on Adolfo Lopez Drive. Police vehicles may use sirens when necessary for emergency
purposes, which could cause noise impacts for future residents of the sites. Since these impacts are
short-term in nature, they are not considered a significant impact. The sites are also immediately adjacent
to Seal Beach Boulevard, which is a heavily-traveled 6-lane arterial. Noise from this roadway has the
potential to cause impacts on residents of a new development. The California Department of Health,
Office of Noise Control has established Land Use Compatibility Noise Guidelines for residential land uses.
An exterior noise level of 65 dBA CNEL and an interior noise level of 45 dBA CNEL are considered
normally acceptable for residential land uses. At such time as a residential development is proposed on
the site, the following mitigation measure would ensure that potential noise impacts on residents of the
development will be reduced to a level that is less than significant.
N-1 If determined necessary by the City Engineer, prior to issuance of a building permit a noise
analysis of the proposed development shall be prepared. The noise analysis shall evaluate noise levels on
the project site and identify measures that will ensure acceptable exterior and interior noise levels for
residential units. The analysis should include noise impacts from traffic along Seal Beach Boulevard,
helicopter overflights from the Boeing facility, aircraft overflight from the Los Alamitos Armed Forces
Reserve Center (AFRC) and operational impacts from the Seal Beach Police Station. Noise mitigation
measures may include screening or increased building insulation, if determined necessary by the City
Engineer.
Off-site noise impacts. Development and occupancy of new residential or emergency shelter uses
would result in additional vehicular traffic generated in the vicinity of the site. Due to the nature of noise, a
5 dB increase may be noticed by some persons and is considered a significant impact, while a 3 dB
increase is typically not noticeable. A noise study conducted for a previous 87-unit development proposal
on the Accurate Storage site (RBF, 2007) concluded that the project would result in an increase of 0.7
dBA along Adolfo Lopez Drive and 0.1 dBA along Seal Beach Boulevard compared to noise levels without
the project. Additional traffic generated by the proposed amendments would not be substantially greater
than analyzed in the previous study, therefore noise increases caused by additional traffic would be far
below a level considered significant, and no mitigation is required.
b)Exposure of persons to or generation of excessive groundborne vibration or groundborne noise
levels?
Both Sites
Excessive groundborne vibration is typically caused by activities such as blasting in mining operations or
pile driving during construction. No blasting or pile driving would be anticipted during construction of any
projects under the proposed amendments, and therefore no impacts would occur and no mitigation
measures are necessary.
c) A substantial permanent increase in ambient noise levels in the project vicinity above levels
existing without the project?
Both Sites
As noted under item a. above, development of new residential units on the Accurate Storage site or
emergency shelters on the BIDS site would not result in a substantial permanent increase in noise levels.
Impacts would be less than significant and no mitigation measures are necessary.
City of Seal Beach Housing Element Implementation Initial Study Page 35
d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity
above levels existing without the project?
Both Sites
Temporary noise impacts could occur during construction of new residential or emergency shelter uses
allowed under the proposed amendments, however required compliance with the City policies and
regulations described above regarding allowable hours of construction would reduce impacts to a level
that is less than significant. No mitigation measures are necessary.
e) For a project located within an airport land use plan or, where such a plan has not been
adopted, within two miles of a public airport or public use airport, would the project expose people
residing or working in the project area to excessive noise levels?
Both Sites
Seal Beach is located within the Orange County Airport Environs Land Use Plan and portions of the city
are subject to overflight by aircraft from the Los Alamitos Armed Forces Reserve Center (AFRC). If
determined necessary by the City Engineer, required compliance with Mitigation Measure N-1, above,
would reduce potential noise impacts from aircraft to a level that is less than significant.
t) For a project within the vicinity of a private airstrip, would the project expose people residing or
working in the project area to excessive noise levels?
Both Sites
A private helicopter port is located on the BIDS site. If determined necessary by the City Engineer,
required compliance with Mitigation Measure N-1, above, would reduce potential noise impacts from
helicopter overflight to a level that is less than significant.
XIII. POPULATION AND HOUSING --Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Induce substantial 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) Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
c) Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
Responses:
a) Induce substantial 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)?
Both Sites
The proposed amendments are required under state housing law and the potential increase in population
and housing units would be consistent with the regional growth forecast and Regional Housing Needs
Assessment. No impacts would occur and no mitigation measures are necessary.
City of Seal Beach Housing Element Implementation Initial Study Page 36
b) Displace substantial numbers of existing housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the construction of replacement housing
elsewhere?
Both Sites
The amendments could not result in the displacement of housing or people since the Accurate Storage
site and the BIDS site do not presently contain any housing units. No impacts would occur and no
mitigation measures are necessary.
XIV. PUBLIC SERVICES
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
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? ❑ ® ❑ ❑
Other public facilities? ❑ ❑ ® ❑
Responses:
Fire protection?
Both Sites
The Orange County Fire Authority (OCFA) provides fire protection and emergency services to the
City of Seal Beach. Five OCFA stations serve Seal Beach. Two are located within the City and the
other three are located within the communities of Sunset Beach, Cypress, and Los Alamitos Station
44 is located at 718 Central Avenue and Station 48 is located at 3131 Beverly Manor Road. Any new
residential project or emergency shelter would be required to demonstrate adequate emergency
vehicle access through the plan check process The City of Seal Beach and OCFA also require each
building of 6,000 square feet or greater to provide fire sprinkler systems. OCFA reviews site plans
prior to project approval. As part of the review, OCFA imposes standard conditions of approval,
which would ensure that project impacts are reduced to a level that is less than significant. No
mitigation measures are required.
Police protection?
Both Sites
The City of Seal Beach Police Department provides police protection services in Seal Beach. The
police station is located at 911 Seal Beach Boulevard, directly across Adolfo Lopez Drive from the
Accurate Storage site. The Police Department generally requires a response time of within five
minutes. Any new project would be required to demonstrate adequate emergency vehicle access
through the plan check process The Police Department reviews proposed site plans in order to
City of Seal Beach Housing Element Implementation Initial Study Page 37
ensure that adequate emergency access and safety measures are provided (e.g., security lighting,
clearly marked addresses, clear views of landscaped areas). Required compliance with project
design features recommended by the Police Department would reduce potential impacts to a level
that is less than significant. No mitigation measures are required.
Schools?
Accurate Storage Site
Seal Beach is served by the Los Alamitos Unified School District (LAUSD). New residential
developments typically generate additional students, and therefore could potentially result in impacts
to school services. The proposed amendments for the Accurate Storage site would result in the
potential for 90 additional residential units in Seal Beach. Based on the student generation rates
shown below, a new development of this size would be expected to result in approximately 81
additional students in the LAUSD.
Elementary Schools 90 x 0 6 = 54 students
Middle Schools 90 x 0.1 = 9 students
High Schools 90 x 02 = 18 students
Total 81 students
The developer would be required to pay school impact fees as required by California State law
(Senate Bill 50) to offset any cumulative effects of the future students who may attend public schools.
Under CEQA, payment of school impact fees is considered full mitigation of new development
impacts on schools and would reduce impacts to a less than significant level.
Mitigation Measures:
S-1 The developer is subject to school assessment fees pursuant to California State law (Senate
Bill 50). The developer shall provide evidence of compliance to the City of Seal Beach prior to issuance of
building permits.
BIDS Site
The proposed amendment related to emergency shelters could result in additional students, although
the amendment would limit new shelters to a maximum of 10 beds and therefore would not
substantially increase student enrollment. Potential impacts would be less than significant, and no
mitigation measures are necessary.
Parks?
Accurate Storage Site
The City's Municipal Code has established a goal of five acres of parkland for every 1,000 persons.
According to the California Department of Finance, the City's estimated population was 24,354
persons as of January 1, 2012. Therefore, a goal of five acres of parkland for every 1,000 persons
would necessitate 121.8 acres of park land for the City. According to the General Plan, the City has
77.3 acres of parkland. Although the City does not meet the acreage goal, a significant portion of the
City was developed prior to the establishment of this goal. However, the City does have other
recreational amenities, including 80.3 acres of beaches, 19.2 acres in the County-operated Sunset
Marina Park, and the Seal Beach National Wildlife Refuge, which is within the Naval Weapons
Station - Seal Beach. Additionally, potential open space and park opportunities exist along the San
Gabriel River.
Seal Beach Municipal Code Section 10.50.010 requires new residential developments to dedicate
land or pay in-lieu fees to mitigate the increased demand for park facilities created by new residents.
Compliance with mitigation measure PS-2 below would reduce potential impacts to a level that is less
than significant. (See also Section 5.14).
City of Seal Beach Housing Element Implementation Initial Study Page 38
Mitigation Measures:
PS-2 The project proponent for any new residential development shall dedicate land or pay in-lieu
park fees as may be required pursuant to Municipal Code Section 10.50.010.
BIDS Site
The proposed amendment related to emergency shelters would not be expected to result in
additional population in Seal Beach, since the shelter clients would likely be current residents of the
community. In addition, the amendment would limit new shelters to a maximum of 10 beds and
therefore would not substantially increase population. Potential impacts would be less than
significant, and no mitigation measures are necessary.
Other public facilities?
Both Sites
No other significant impacts on governmental services or facilities would be anticipated in connection
with the proposed amendments, and no additional mitigation measures are required.
XV. RECREATION
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
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?
Response:
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?
Accurate Storage Site
As noted in Section XIV above, the City's Municipal Code has established a goal of five acres of parkland
for every 1,000 persons and Seal Beach Municipal Code Section 10.50.010 requires new residential
developments to dedicate land or pay in-lieu fees to mitigate the increased demand for park facilities
created by new residents. Compliance with mitigation measure PS-2 above would reduce potential
impacts to a level that is less than significant. No new recreational facilities or expansion of existing
recreational facilities is proposed in connection with the proposed amendments (See also Section XIV).
BIDS Site
As noted in Section XIV above, the proposed amendment related to emergency shelters would not be
expected to result in additional population in Seal Beach, since the shelter clients would likely be
current residents of the community. In addition, the amendment would limit new shelters to a
maximum of 10 beds and therefore would not substantially increase population. Potential impacts
would be less than significant, and no mitigation measures are necessary. No new recreational
City of Seal Beach Housing Element Implementation Initial Study Page 39
facilities or expansion of existing recreational facilities is proposed in connection with the proposed
amendments (See also Section XIV).
XVI. TRANSPORTATION/TRAFFIC --Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Conflict with an applicable plan, ordinance or policy ❑ ® ❑ ❑
establishing measures of effectiveness for the performance
of the circulating system, taking into account all modes of
transportation including mass transit and non-motorized
travel and relevant components of the circulation system,
including but not limited to intersections, streets, highways
and freeways, pedestrian and bicycle paths, and mass
transit?
b) Conflict with an applicable congestion management ❑ ® ❑ ❑
program, including but not limited to level of service
standards and travel demand measures, or other
standards established by the county congestion
management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results
in substantial safety risks?
d) Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access? ❑ ❑ ® ❑
f) Conflict with adopted policies, plans, or programs ❑ ❑ ® ❑
regarding public transit, bicycle, or pedestrian facilities, or
otherwise decrease the performance or safety of such
facilities?
Responses:
a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for
the performance of the circulating system, taking into account all modes of transportation
including mass transit and non-motorized travel and relevant components of the circulation
system, including but not limited to intersections, streets, highways and freeways, pedestrian and
bicycle paths, and mass transit?
Accurate Storage Site
The proposed amendments for the Accurate Storage site would allow the existing light industrial use to be
replaced by a 90-unit multi-family residential development. A traffic analysis was prepared by LSA
Associates (Appendix 1) to evaluate the potential impacts that would be associated with such a change in
use. Please refer to the Appendix for a complete discussion of the methodology, thresholds of
significance, and findings of the traffic analysis.
City of Seal Beach Housing Element Implementation Initial Study Page 40
The traffic analysis evaluates potential impacts of the proposed amendment by comparing existing
baseline conditions to future conditions that would be projected to occur with completion of the proposed
residential project. The following intersections and roadway segments were examined as part of the study
(Table A).
Table A: Study Area Intersections and Roadway Segments
Study Area Intersections Study Area Roadway Segments
Seal Beach Boulevard/Adolfo Lopez Drive Seal Beach Blvd between Adolfo Lopez Drive and Apollo Dr.
Seal Beach Boulevard/Apollo Drive Seal Beach Boulevard between Apollo Drive and Road C
Seal Beach Boulevard/Road C
Existing Conditions
Tables B and C below show existing conditions in the study area. All of the intersections are currently
operating at LOS A while roadway segments are operating between LOS A and LOS C.
Table B: Existing (2012) Condition Level of Service Summary
Existing Condition
AM Peak Hour PM Peak Hour
Intersections Vic LOS vlc LOS
1 Seal Beach Boulevard/Adolfo Lopez Drive 0.293 A 0.358 A
2 Seal Beach Boulevard/Apollo Drive 0.312 A 0.377 A
3 Seal Beach Boulevard/Road C 0.425 A 0.398 A
LOS=level of service
v/c=volume-to-capacity(ratio)
Table C: Existing (2012) Condition Level of Service Summary
Existing Condition
AM Peak Hour PM Peak Hour
Roadway Se ments Seed(mph) LOS Seed(mph) LOS
1 Seal Beach Boulevard: Northbound 37 B 33 C
Adolfo Lopez Drive to Apollo Drive Southbound 30 C 29 C
2 Seal Beach Boulevard: Northbound 38 B 39 B
Apollo Drive to Road C Southbound 143 A 141 B
LOS=level of service
mph=miles per hour
Traffic Impacts
The proposed amendment would allow the development of up to 90 residential units. The daily and peak-
hour trips for the project were generated using trip rates from the Institute of Transportation Engineers
(ITE) Trip Generation manual (ninth edition, 2012). ITE has found that apartment developments (land use
code 220) have higher trip generation rates than condominium developments (land use code 230). To
provide a conservative analysis, the higher trip generating use, apartments, has been analyzed. Project
trip generation is presented in Table D.
City of Seal Beach Housing Element Implementation Initial Study Page 41
Table D: Project Trip Generation
Land Use AM Peak PM Peak
(Land Use Code) Size Unit ADT In Out Total In Out Total
Trip Rate'
Mini-Warehouse 151 35.43 1.16 1.42 2.58 1.79 1.79 3.57
Apartment 220 6.65 0.10 0.41 0.51 0.40 0.22 0.62
Tri p Generation
Existing Warehouse Storage 4.5 Acre 159 5 6 12 8 8 16
Proposed Apartments 90 1 DU 1599 19 137 146 136 120 156
Net Trip Generation 1 1599 19 137 146 136 120 156
1 Trip rates from Trip Generation,Institute of Transportation Engineers,Ninth Edition,2012.
ADT=Average Daily Traffic DU=dwelling units
ITE has surveyed the trip generating characteristics of mini-warehouse storage facilities (land use code
151), which is a similar use to the existing boat and recreational vehicle storage currently existing on site.
For disclosure, the ITE surveyed trip generation rates and resulting trip generation estimate are provided
in Table D. However, boat and recreational vehicle usage is generally highest on weekends and may have
lower weekday a.m. and p.m. peak-hour trip generation than typical self-storage facilities. In order to be
conservative in analyzing potential impacts, no credit has been taken for the existing boat and recreation
vehicle storage use (i.e., the estimated "net" increase in traffic assumes that the site is currently vacant).
As Table D indicates, the proposed project has the potential to generate approximately 599 trips per day,
including 46 trips in the a.m. peak hour and 56 trips in the p.m. peak hour.
Table E presents a summary of traffic study results for the a.m. peak hour while Table F presents a
summary of results for the p.m. peak hour. As these tables show, all three intersections are anticipated to
operate at LOS A even with the addition of the proposed project. As discussed previously, the City
determines whether a project causes a significant project impact based on a sliding scale. At a final LOS
A, a project-related increase in ICU of 0.06 would be deemed a significant impact. The project's
contribution to intersection ICU is anticipated to be 0.02 or less, which is below the threshold for project-
related increases. Therefore, the proposed project is not anticipated to impact any of the study
intersections. The tables also display the project's effect on average travel speed on the study roadway
segments. As the tables show, project traffic is not anticipated to result in a decrease in average travel
speed on either roadway link. As the proposed project is not anticipated to result in a significant
transportation impact at any of the study area intersections or roadway segments, no traffic mitigation
measures are necessary.
Table E: AM Peak-Hour Summary of Traffic Impact Analysis Results
Existing Traffic
Conditions Existing Plus Pro'ect Project
Intersections vlc or Speed LOS vlc or Speed LOS Impact Significant?
1 Seal Beach Boulevard/Adolfo Lopez Drive 0.293 A 0.311 A 0.018 No
2 Seal Beach Boulevard/Apollo Drive 0.312 A 0.313 A 0.001 No
3 Seal Beach Boulevard/Road C 0.425 A 0.427 A 0.002 No
Roadway Segments
1 Seal Beach Boulevard: Adolfo Northbound 37 B 37 B -0% No
Lopez Drive to Apollo Drive Southbound 30 C 30 C -0% No
2 Seal Beach Boulevard: Apollo Northbound 38 B 38 B -0% No
Drive to Road C Southbound 43 A 43 A -0% No
LOS=level of service
v/c=volume-to-capacity(ratio)
City of Seal Beach Housing Element Implementation Initial Study Page 42
Table F: PM Peak-Hour Summary of Traffic Impact Analysis Results
Existing Traffic
Conditions Existing Plus Project Project
Intersections vlc or Speed LOS vlc or Speed LOS Impact Significant?
1 Seal Beach Boulevard/Adolfo Lopez Drive 0.358 A 0.373 A 0.015 No
2 Seal Beach Boulevard/Apollo Drive 0.377 A 0.382 A 0.005 No
3 Seal Beach Boulevard/Road C 0.398 A 0.403 A 0.005 No
Roadway Segments
1 Seal Beach Boulevard: Adolfo Northbound 33 C 33 C -0% No
Lopez Drive to Apollo Drive Southbound 29 C 29 C -0% No
2 Seal Beach Boulevard: Apollo Northbound 39 B 39 B -0% No
Drive to Road C Southbound 41 B 41 B -0% No
LOS=level of service
v/c=volume-to-capacity(ratio)
Mitigation Measures
T-1 Prior to issuance of a building permit, the project applicant shall submit evidence acceptable to
the City Engineer demonstrating that the project will not cause a significant adverse effect on
traffic conditions. Any mitigation measures determined to be necessary shall be completed in a
manner approved by the City Engineer.
BIDS Site
The proposed amendment regarding emergency shelters would not be expected to have a measurable
impact on traffic or other transportation modes since 1) shelters would be limited to a maximum of 10
beds; 2) many residents of such facilitites do not own cars; and 3) shelter facilities would replace other
allowable uses in the BIDS Specific Plan that would be likely to generate higher levels of traffic. No
impacts would occur and no mitigation measures are necessary.
b) Conflict with an applicable congestion management program, including but not limited to level
of service standards and travel demand measures, or other standards established by the county
congestion management agency for designated roads or highways?
Both Sites
As described in Section A, above, Mitigation Measure T-1 would reduce potential impacts related to the
proposed Accurate Storage amendments to a level that is less than significant, and no impacts would be
anticipated in connection with the emergency shelter amendment. No additional mitigation measures are
necessary.
c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change
in location that results in substantial safety risks?
Both Sites
The proposed amendments do not have the potential to cause significant impacts on air traffic patterns.
The amendments are consistent with the adopted growth forecast and therefore would not cause a
substantial increase in demand for air travel. The height of all new structures are limited by zoning
regulations such that they would not interfere with aircraft flight patterns. Further, none of the proposed
amendments would alter any existing airport facilities or operational patterns. No mitigation measures are
necessary.
d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses(e.g., farm equipment)?
City of Seal Beach Housing Element Implementation Initial Study Page 43
Both Sites
All future residential developments are reviewed by the City to ensure compliance with applicable
development and engineering standards that avoid the creation of traffic safety hazards. Compliance with
existing design standards such as sight distance and curve radii would reduce potential impacts to a level
that is less than significant. No mitigation measures are necessary.
e) Result in inadequate emergency access?
Both Sites
All future residential developments are reviewed by the City to ensure compliance with applicable
development and engineering standards that ensure adequate emergency access (e.g., drive aisle widths
and turning radii to accommodate fire trucks). In addition, traffic control plans must be reviewed and
approved by the City prior to commencement of construction activities that could obstruct public streets.
Compliance with these existing requirements and standards would reduce potential impacts to a level that
is less than significant. No mitigation measures are necessary.
t) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or
pedestrian facilities, or otherwise decrease the performance or safety of such facilities?
Both Sites
All future residential developments are reviewed by the City to ensure compliance with applicable policies
and standards regarding public transit, bicycle, or pedestrian facilities. These requirements may include
such things as installation of sidewalks, bike paths, or bus turnouts as part of development projects.
Compliance with these existing requirements and standards would reduce potential impacts to a level that
is less than significant. No mitigation measures are necessary.
XVII. UTILITIES AND SERVICE SYSTEMS --Would the project:
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Exceed wastewater treatment requirements of the ❑ ❑ ® ❑
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c) Require or result in the construction of new storm water ❑ ® ❑ ❑
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
d) Have sufficient water supplies available to serve the project ❑ ❑ ® ❑
from existing entitlements and resources, or are new or
expanded entitlements needed?
e) Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
City of Seal Beach Housing Element Implementation Initial Study Page 44
f) Be served by a landfill with sufficient permitted capacity to
accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and ❑ ® ❑ ❑
regulations related to solid waste?
Responses:
a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control
Board?
Both Sites
The Santa Ana Regional Water Quality Control Board (SARWQCB) protects ground and surface water
quality within the project area. The SARWQCB has adopted National Pollutant Discharge Elimination
System (NPDES) Permits and Waste Discharge Requirements (WDRs), which regulate discharges into
the City's water supply. All future developments will be required to comply with SARWQCB regulations,
both during construction activities and during operations. Thus, no significant impacts are anticipated in
this regard and no mitigation measures are necessary
b) Require or result in the construction of new water or wastewater treatment facilities or
expansion of existing facilities, the construction of which could cause significant environmental
effects?
Both Sites
Wastewater
The City of Seal Beach operates wastewater collection system that connects to facilities operated by the
Orange County Sanitation District(OCSD)for treatment and disposal. OCSD capital and operational plans
are based on expected growth, and the proposed amendments are consistent with the regional growth
forecast, therefore the amendments would not have a significant effect on regional wastewater treatment
facilities. Future developments will be evaluated by the Public Works Department to determine whether
any local improvements to the City's wastewater collection system are necessary to serve the
development. Such improvements could include the upgrading of collection pipes or facilities such as
pump stations. Mitigation Measure UTIL-1 would reduce potential impacts related to wastewater facilities.
Water
The City of Seal Beach has two sources of water supply: local groundwater from Orange County Main
Groundwater Basin and imported water from Metropolitan Water District of Southern California
(Metropolitan) through Municipal Water District of Orange County (MWDOC) The Seal Beach Water
Division of the Department of Public Works provides service within the City of Seal Beach.
Since the proposed amendments are consistent with the regional growth forecast, they would not have a
significant effect on water supply or facilities. Future residential developments will be evaluated by the
Public Works Department to determine whether any local improvements to the City's water distribution
system are necessary to serve the development. Such improvements could include the upgrading of pipes
or facilities such as pump stations. Mitigation Measure UTIL-1 would reduce potential impacts related to
water facilities.
Mitigation Measures
UTIL 1 Prior to the issuance of any building permit for residential development, the project applicant
shall provide evidence acceptable to the Seal Beach Public Works Director demonstrating that
adequate water and wastewater facilities are available to serve the development. Project plans
shall demonstrate conformance with all applicable water conservation requirements such as
draught-tolerant landscaping and water-saving fixtures.
City of Seal Beach Housing Element Implementation Initial Study Page 45
c) Require or result in the construction of new storm water drainage facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects?
Both Sites
Future residential developments that occur on vacant land would increase the amount of impervious
surfaces (buildings and pavement) which could cause an increase in stormwater runoff. All new
developments are subject to the requirements of the NPDES (see Section IX, Hydrology and Water
Quality), and will be required to install adequate drainage facilities as part of project development. The
following mitigation measures would reduce impacts to storm water drainage facilities to a level that is less
than significant.
Mitigation Measures:
Refer to Mitigation Measures HYD2 and HYD 3.
d) Have sufficient water supplies available to serve the project from existing entitlements and
resources, or are new or expanded entitlements needed?
Both Sites
The City obtains its water supply from the local groundwater basin and from imported water. The City
operates three domestic fresh water wells and approximately 25 percent of the City's water is purchased
from MWD in order to guarantee availability of emergency supplies when the well water is short due to
maintenance or breakdown. According to the Seal Beach General Plan, the City currently has two
reservoirs with a total storage capacity of seven million gallons. A four-million-gallon reservoir is located
on Beverly Manor Road adjoining the San Diego Freeway, and a three-million gallon reservoir is situated
on the Naval Weapons Station - Seal Beach adjacent to Marina Hill. Since the proposed amendments are
consistent with the level of growth anticipated in the regional growth forecast and water supply plans,
potential impacts on water supplies is considered less than significant. In addition, all new residential
developments are required to pay water connection fees, which help to offset the cost of improvements to
serve new developments. No mitigation measures are required.
e) Result in a determination by the wastewater treatment provider which serves or may serve the
project that it has adequate capacity to serve the project's projected demand in addition to the
provider's existing commitments?
Both Sites
As discussed in Sections a and b above, the proposed amendments are consistent with the regional
growth forecast, therefore impacts on wastewater treatment capacity would be less than significant. In
addition, all new residential developments are required to pay sewer connection fees, which help to offset
the cost of improvements to serve new developments. No mitigation measures are required.
t) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid
waste disposal needs?
Both Sites
The proposed amendments are consistent with the regional growth forecast and therefore are assumed in
regional waste disposal plans and programs. Citywide recycling programs would also apply to all future
projects. The following mitigation measures would reduce potential impacts to solid waste disposal to a
level that is less than significant.
Mitigation Measures
UTIL-2 The construction contractor shall reduce construction-generated waste that is disposed of at
landfills according to State law by at least 50 percent. The contractor shall prepare a
construction waste management plan explaining the practices that would be used to achieve
this level of reduction.
City of Seal Beach Housing Element Implementation Initial Study Page 46
UTIL-3 Prior to the issuance of building permits for the proposed structures, detailed plans shall be
submitted to the Community Development Department for approval, delineating the number,
location, and general design of solid waste enclosures and storage areas for recycled material.
g) Comply with federal,state, and local statutes and regulations related to solid waste?
Both Sites
As discussed in Section f, above, mitigation Measures UTIL-5 and UTIL-6 would reduce potential impacts
to a level that is less than significant.
XVIII. MANDATORY FINDINGS OF SIGNIFICANCE—
Potentially
Potentially Significant Less Than No
EVALUATION OF ENVIRONMENTAL IMPACTS: Significant Impact Unless Significant Impact
Impact Mitigation Impact
Incorporated
a) Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to eliminate a
plant or animal community, reduce the number or restrict
the range of a rare or endangered plant or animal or
eliminate important examples of the major periods of
California history or prehistory?
Accurate Storage Site
This site is currently developed with a light industrial use and no fish or wildlife habitat is present. The
proposed amendments would allow a change in use from light industrial to residential. While no specific
project is proposed at this time, such as land use change would not have a significant effect on fish or
wildlife, including rare or endangered plants or animals because the site is fully developed. Compliance
with identified mitigation measures would reduce impacts on historic or prehistoric resources to a level
that is less than significant.
BIDS Site
The site is fully developed and no fish or wildlife habitat is present. The proposed amendment would allow
emergency shelters as an additional permitted use within the Specific Plan. While no specific project is
proposed at this time, such as land use change would not have a significant effect on fish or wildlife,
including rare or endangered plants or animals because the site is fully developed. Compliance with
identified mitigation measures would reduce impacts on historic or prehistoric resources to a level that is
less than significant.
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)?
City of Seal Beach Housing Element Implementation Initial Study Page 47
Accurate Storage Site
The proposed amendments would allow a change in use from light industrial to residential. While no
specific project is proposed at this time, such as land use change would not result in significant cumulative
effects because the site is fully developed and all potential impacts that would result from redevelopment
of the site would be reduced below the level of significance with the proposed mitigation measures.
BIDS Site
The site is fully developed and no fish or wildlife habitat is present. The proposed amendment would allow
emergency shelters as an additional permitted use within the Specific Plan. While no specific project is
proposed at this time, such as land use change would not have a significant cumulative effect because the
site is fully developed. Compliance with identified mitigation measures would reduce impacts on historic or
prehistoric resources to a level that is less than significant.
c) Does the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?
Accurate Storage Site
The proposed amendments would allow a change in use from light industrial to high density residential.
While no specific project is proposed at this time, all potential impacts that would be expected to result
from redevelopment of the site for residential use would be reduced below the level of significance
through the proposed mitigation measures.
BIDS Site
The proposed amendment would allow emergency shelters as an additional permitted use within the
Specific Plan. While no specific project is proposed at this time, all potential impacts resulting from such
as land use change would be reduced below the level of significance through the proposed mitigation
measures.
City of Seal Beach Housing Element Implementation Initial Study Page 48
REFERENCES: (all reference documents are available for public review at the City of Seal Beach)
Airport Land Use Commission for Orange County, Airport Environs Land Use Plan, 2002.
Anacapa Geoservices, Limited Phase II Environmental Site Assessment, 1101 Seal Beach
Boulevard, Seal Beach, California 90740, March 29, 2005.
Anacapa Geoservices, Phase I Environmental Site Assessment, 1101 Seal Beach Boulevard,
Seal Beach, California 907 40, Apri115, 2005.
City of Seal Beach, Draft 2013-2021 Housing Element, March 2013
City of Seal Beach, General Plan, 2003
City Seal Beach, Municipal Code.
City of Seal Beach, Boeing Specific Plan Project Environmental Impact Report, 2003.
EDAW, Inc ., Cultural Resources Assessment, The Seal Beach Townhome Project(Accurate
Metals Site) Seal Beach, California, April 2006.
LSA Associates, Inc., Traffic Impact Analysis, 1011 Seal Beach Boulevard, Seal Beach, California,
January 2013
Pacific Soils Engineering Inc., Preliminary Geotechnical Investigation, 1101 Seal Beach
Boulevard, City of Seal Beach California, November 9, 2005.
South Coast Air Quality Management District, CEQA Air Quality Handbook, November 2003.
LIST OF PREPARERS:
City of Seal Beach Jim Basham Community Development Director
Jerry Olivera Senior Planner
Michael Ho, P.E. City Engineer
Environmental Consultant:
J.H. Douglas &Associates John Douglas, AICP Principal
City of Seal Beach Housing Element Implementation Initial Study Page 49