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HomeMy WebLinkAboutCC AG PKT 2013-05-29 #K AGENDA STAFF REPORT 4 DATE: May 29, 2013 TO: Honorable Mayor and City Council THRU: Jill R. Ingram, City Manager FROM: Jim Basham, Director of Community Development SUBJECT: GENERAL PLAN AMENDMENT (GPA) 13-3 AND ZONING MAP AMENDMENT (ZMA) 13-4 - AMENDMENTS TO THE GENERAL PLAN AND ZONING MAP TO DESIGNATE THE PROPERTY AT 1011 SEAL BEACH BOULEVARD FOR RESIDENTIAL HIGH DENSITY USE SUMMARY OF REQUEST: Staff requests that after conducting a public hearing to consider the proposed General Plan and Zoning Map amendments to designate the property at 1011 Seal Beach Boulevard for Residential High Density use, the City Council: 1 Adopt the Mitigated Negative Declaration for the project and adopt the Mitigation Monitoring and Reporting Program; 2. Adopt Resolution 6377, approving General Plan Amendment 13-3 for the property located at 1011 Seal Beach Boulevard; 3. Introduce Ordinance 1629, approving Zoning Map Amendment 13- 4 for the property located at 1011 Seal Beach Boulevard. BACKGROUND: 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. On April 9, 2012, the City Council adopted the Seal Beach Housing Element for the 2008-2014 planning period and directed staff to submit the Housing Element to the State of California Department of Housing and Community Development (HCD) with a list of four potential sites for rezoning to accommodate the City's Regional Housing Needs Allocation (RHNA). The four potential sites that were selected included: (1) the Marina Park expansion site (north of and adjacent to Marina Park along 1st Street); (2) 1011 Seal Beach Boulevard (Accurate Storage); (3) the Boeing parking lots along Westminster Avenue; and (4) Sunset Aquatic Park. On Agenda Item - K June 1, 2012, the California Department of Housing and Community Development (HCD) issued a letter (Attachment A) finding the element in compliance with state law, but did not consider the Sunset Aquatic Park site, due to the likelihood of this site not being available for rezoning within the Housing Element planning period. On November 13, 2012, the City Council unanimously initiated General Plan and zoning amendments to re-designate the 4-acre Accurate Storage property at 1011 Seal Beach Boulevard' from Industrial-Light to Residential High Density at a density of 20 to 33 units per acre. Completion of this program is necessary in order to ensure that the City's Housing Element remains in full compliance with state law. On April 3, 2013, the Planning Commission held a public hearing regarding the proposed General Plan and Zoning Map Amendments. A motion to adopt Resolution 13-6, recommending that the City Council adopt General Plan Amendment 13-3 and Zoning Map Amendment 13-4 failed on a 2-3 vote and no other motion was made. Pursuant to Section 11.5.15.020 of the Seal Beach Municipal Code, the item is forwarded to the City Council as a recommendation for approval. ANALYSIS: The Accurate Storage site is developed with a light industrial building, surface parking and landscaping and is currently used for RV and boat storage. The existing building on the site is approximately 65,500 square-feet in size. No vehicle sales or maintenance takes place on the site. The proposed amendments would change the General Plan land use designation for the property from Industrial-Light to Residential High Density and change the Seal Beach Zoning Map designation for the property from Light Manufacturing to Residential High Density(RHD-20). Maximum building height in the RHD-20 district is 25 feet, which is the same as the Residential Low Density district and the Heron Pointe development to the south. The immediately adjacent properties to the north and west are developed with parking lots and office/light industrial uses, and the City Police and Public Works facilities are across Adolfo Lopez Drive to the south. None of the surrounding uses present any conditions that would be incompatible with residential use on the site, and Seal Beach Boulevard provides adequate access and bus service to surrounding areas. Any potential future residential development on the property would be required to comply with all development standards of the RHD-20 zone, including setbacks, lot coverage, provision of off- street vehicle parking, provision of open space, access roads and pedestrian walkways, landscaping, minimum separation between structures, etc. Once these development standards are incorporated into any potential future residential development, it is uncertain as to how many possible dwelling units ' Note: In some previous documents the address of this property was incorrectly listed as 1701 Adolfo Lopez Drive. Page 2 could be constructed on the property, as individual design and layout would impact the number of units totaled. RHD-20 permits either multi-family or single- family structures. If single-family structures were to be built, the potential overall unit density would be further reduced and would likely be similar to the density which is allowed under current zoning in Old Town. ENVIRONMENTAL IMPACT: Pursuant to the California Environmental Quality Act (CEQA), an initial Study/Mitigated Negative Declaration (IS/MND) was prepared and posted on March 1, 2013 (Attachment C). The MND concludes that with the recommended mitigation measures, the project would not have a significant effect on the environment. There were no public comments received on the MND during the public comment period, which ran through April 2, 2013. LEGAL ANALYSIS: The City Attorney has reviewed the proposed resolution and ordinance and approved them as to form. FINANCIAL IMPACT: There is no immediate financial impact to the City as a result of this proposed action. If, in the future, the subject property were to be developed as a residential use, the City could potentially realize increased property tax revenue and potential sales tax benefit from new residents who would patronize local businesses, as well as increased costs associated with providing public services (police and fire protection, library, etc.) to the development and its residents. RECOMMENDATION: Staff recommends that after closing the public hearing, the City Council: 1. Adopt the Mitigated Negative Declaration for the project and adopt the Mitigation Monitoring and Reporting Program; 2. Adopt Resolution 6377, approving General Plan Amendment 13-3 for the property located at 1011 Seal Beach Boulevard; 3. Introduce Ordinance 1629, approving Zoning Map Amendment 13-4 for the property located at 1011 Seal Beach Boulevard and direct staff to schedule a second reading of the same. U MITTED NOTED AND APPROVED: J i Bashan i Jill IFY. Ingram, City mbrjager I ector of Community Development Page 3 Prepared by: Jerome Olivera, AICP — Senior Planner Aft@ch0eO[s: A. HC[) letter of June 1' 2O12 B. Initial Study/Mitigated Negative Declaration C. Resolution No. 0377 for General Plan Amendment l3-3 O. General Plan Amendment 13-3 Land Use Designation Map E. Ordinance No. 102Q for Zoning Map Amendment 13-4 F. Zoning Map Amendment 18-4 Zone Map G. Mitigation Monitoring and Reporting Program Page ATTAC H M E N T «A„ HCD letter of ,dune 1 , 2012 STATr DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT , DIVISION OF HOUSING POLICY DEVELOPMENT '• 1 800 Third Street,Suite 430ti a983ento,CA 942 998 327-2843 Sacramento,CA 942b2-2053 ( ) ( ) vAmhed.ca.gov Jane -1, 2012 JUN 0 8 2012 City Manager', Office Ms. Jill Ingram City Manager City of Seal Beach 211 Eighth Street Seal Beach, CA, 90710 Dear Ms. Ingram: RE: Review of the City of Seal Beach's Adopted Housing Element Thank you for submitting Seal Beach's housing element adopted on April 9, 2012 and received for review on April 17, 2012. The Department is required to review adopted housing elements and report the findings to the locality pursuant to Government Code Section 65585(h). The Depefrtrnent is pleased..to find the adopted housing element in full compliance with State housing element law (Article 10.6 of the Government Code), The element now identifies adequate sites to accommodate Seal Beach's regional housing need for lower- income households demonstrated by Program 1a to rezone at least 0.58 to 0.95.acres to high density residential at a density of 20 to 33 units per acre by June, 2012. Please be aware, the Department's determination of adequate sites did not consider the potential capacity of the Sunset Aquatic Park site (Table B-3) as due to the need for negotiation with the County, this site is not likely to be available for rezoning within the planning period. The City must monitor and report on the results of this and other programs through the annual.progress report, required pursuant to Government Code Section 65400. The Department congratulates Seal Beach on adopting its first compliant housing element. This accomplishment positions the City to effectively access important State ' resources and implements Seal Beach's vision for a sustainable future. By successfully planning for an adequate supply of housing, the City can meet important housing and community development objectives including promoting a variety of housing types, facilitating more compact development while maximizing land resources, and promoting economic vitality. The Department-is pleased to report the City now meets specific requirements for several State funding programs designed to reward local governments for compliance with State housing element law, For example, the Housing Related Parks (HRP) Ms. Jill Ingram —__----Page 2 Program, Local Housing Trust Fund and the Building Equity and Growth in Neighborhoods (.BEGIN) programs include housing element compliance either as a threshold or competitive factor in rating and ranking applications. Details about these and other programs are available at this website at http://www.hcd.M.g.ov/hpd/hre/planifie/loan c grant hecom 1011708. df. Specifically, the Housing Related Parks (HRP) Program, authorized by Proposition 1C, is an innovative new program rewarding local governments for the approval of housing for lower-income households and provides grant funds to eligible local governments for every qualifying housing start, beginning calendar year 2010. Additional information on the.HRP'Program can be obtained from this website http'1/www.hcd.ca.gov/hpolhrpp/. The Department wishes Sea] Beach success in implementing its housing element and looks forward to following its progress through the General Plan annual progress reports pursuant to Government Code Section 65400, If the Department can provide assistance in implementing the housing element, please contact Melinda Coy, of our staff, at (916) 445--5307. Sincerely, Glen A. Campora s Acting Deputy Director ATTACHMENT "B" Initial Study/Mitigated Negative Declaration 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 Clarita Sylmar Pacoima atsworlh I Burbank Van ® Glendale Nuys i Monrovia Azuza Hills land Sherman Pasadena Claremo Hills Oaks Arcadia 707 qu Baldwin r t San Alhambra Park Covina Dimas y Beverly Hollywood t 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 a Yorba 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 Mesa F 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 Aa°/ Accurate �'O40 Storage z4r a_ f,. �E ,V J Sources.-E - NRCAid.GeaB'se.IGPJ� China(Nang Kong).and the S. . - JSGAEX.GeoE;e.Getm Community Copyrightn'20 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 ATTACHMENT ti )) Resolution No. 6377 General Plan Amendment 13-3 RESOLUTION NUMBER 6377 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEAL BEACH APPROVING GENERAL PLAN AMENDMENT 13-3 TO DESIGNATE THE PROPERTY LOCATED AT 1011 SEAL BEACH BOULEVARD FOR RESIDENTIAL HIGH DENSITY USE THE SEAL BEACH CITY COUNCIL DOES HEREBY RESOLVE AS FOLLOWS: Section 1. On April 3, 2013, the Planning Commission held a duly noticed public hearing to consider General Plan Amendment 13-3, which would amend the General Plan to designate the property located at 1011 Seal Beach Boulevard for Residential High Density use. After the hearing, the Planning Commission failed to adopt any resolution containing a recommendation to the City Council regarding the proposed amendment. Pursuant to Section 11.5.15.020 of the Seal Beach Municipal Code, the Planning Commission's failure to take action is deemed a recommendation of approval. Section 2. On May 29, 2013, the City Council held a duly noticed public hearing to consider General Plan Amendment 13-3, at which all persons wishing to comment on the matter were permitted to do so. Section 3. In compliance with the California Environmental Quality Act, Cal. Pub. Res. Code §21000 et seq. ("CEQA") and the State CEQA Guidelines, 14 C.C.R. § 15000 et seq., a Mitigated Negative Declaration ("MND") has been prepared for General Plan Amendment 13-3. The MND 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 Reporting Program ("MMRP"). The City Council, in its independent judgment, hereby finds approves and adopts the MND and the MMRP. Section 4. Land Use Figures 2, 5, and 6 of the General Plan Land Use Element are hereby amended to designate the property located at 1011 Seal Beach Boulevard for Residential High Density use. Section 5. Tables 2 and 3 of the General Plan Land Use Element shall be amended to account for the designation of the property located at 1011 Seal Beach Boulevard for Residential High Density use. Section 6. Figure 11 of the General Plan Land Use Element is hereby amended to show that the property located at 1011 Seal Beach Boulevard has been excluded from the Boeing Integrated Defense System Specific Plan area. Section 7. The fourth paragraph on page 56 of the General Plan Land Use Element is hereby amended as follows: "High Density (minimum lot area of 1,350 sq. ft. per dwelling unit; minimum lot area of 2,178 sq. ft. per dwelling unit in Planning Area 1 south of Pacific Coast Highway and Marina Drive; minimum lot area of 2,178 sq. ft. per dwelling unit in Planning Area 2; minimum lot area of 960 sq. ft. per dwelling unit in Planning Area 4, consisting of the Rossmoor Business Center)." Section 8. The two paragraphs under the heading "Proposed High Density Residential"on page 58 of the General Plan Land Use Element is hereby amended as follows: "High Density Residential Proposals (minimum lot area of 1,350 sq. ft. per dwelling unit; minimum lot area of 2,178 sq. ft. per dwelling unit in Planning Area 1 south of Pacific Coast Highway and Marina Drive; minimum lot area of 2,178 sq. ft. per dwelling unit in Planninq Resolution Number 0377 Area 2; minimum lot area ofSO0 sq. ft. per dwelling unit inPlanning Area 4. consisting ofthe Roeemoor Business Cenh*r). There are nn areas proposed for additional high density residential development mt this time within the City of Seal Beach.^ Section 9. |f any section, subsection, subdivision, paragraph, sentence, o|auaa or phrase of this Resolution or any part thereof io for any reason held to be inva|id, such invalidity shall not affect the validity of the remaining portions of this Resolution or any part haran[ The City Council of the Qh/ of Suo| Beach hereby declares that it would have passed each section, subsection, subdivision, poragraph, sentence, clause or phrase henuof, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases be declared invalid. Section 10. The City Clerk shall certify (othe passage and adoption of this Resolution and mhoU cause the same or m summary thereof to be published and posted in the manner required bylaw. PASSED, APPROVED and ADOPTED by the Seal Beach City Council a1 a regular meeting held on the_29th day of_1 May L . 2O13by the following vote: AYES: Council Members: NOES: Council Members: ABSENT: Council Members: ABSTAIN: Council Members: ATTEST: Mayor City Clerk STATE OFCALIFORNIA COUNTY OF ORANGE SS CITY OF SEAL BEACH } |. Linda Oe/ine, City Clerk of the City of Seal Beanh, do hereby certify that the foregoing resolution is the original copy of Resolution Number_1637T_on file in the office of the City Qerk, paesed, npprovad, and adopted by the Seal Beach City Council oAa regular meeting held on the_2g0 day nf__1 May_. 2O13. City Clerk ATTACHMENT "D" General Plan Amendment 13-3 Land Use Designation Map ATTACHMENT D—LAND USE DESIGNATION MAP WS fN1 NS TER LOT 3 DT 16 sAPOLLO 7091 'BOA C ?7 AC. ff-96 AC. SA TURN WAY 10T C 0.75 A 911-1111,IIA6 107 A PAR. 1 4.488 AC, SUBJECT APPROXIMATELY 420 FEET OF FRONTAGE ON SEAL BEACH BOULEVARD AND APPROXIMATELY 410 FEET OF FRONTAGE ON AD{}LF{} LOPEZ DRIVE, AND IS LOCATED AT THE NORTHWEST CORNER {}F THE INTERSECTION {}F SEAL BEACH BOULEVARD AND AD{}LF{} LOPEZ DRIVE. EXISTING LAND USE DESIGNATION: |nduatria| - Light PROPOSED LAND USE DESIGNATION: Residential High Density ATTACHMENT "E" Ordinance No. 1629 Zoning Map Amendment 13-4 ORDINANCE NUMBER 1629 AN ORDINANCE OF THE CITY OF SEAL BEACH APPROVING ZONING MAP AMENDMENT 13-4 TO DESIGNATE THE PROPERTY LOCATED AT 1011 SEAL BEACH BOULEVARD FOR RESIDENTIAL HIGH DENSITY USE THE SEAL BEACH CITY COUNCIL DOES ORDAIN ASFOLLOWS: Section 1. In compliance with the California Environmental Quality Act, Cal. Pub. Res. Code § 210OOetseq. (^CE0A'')and the State CEQAGuide|inus. 14 C.C.R. § 15U00 edseq.. e Mitigated Negative Declaration (^k4ND^) has been prepared for Zoning Map Amendment 13-4, which would amend the City's Zoning yNup to change the zoning designation of the property located at 1011 Seal Beach Boulevard to Residential High Dmnaih/-20. The N1ND 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 Reporting Program (^MN1RP''). The City Counci|, in its independent judgment, hereby approves and adopts the K4ND and the&4K8RP. Section 2. The Zoning Map of the City of Seal Beach is hereby amended hn change the zoning designation of the property located at1811 3oa| Beach Boulevard to Residential High Denoity-2O. Section 3. |f any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance or any part thereof io for any reason held to be inva|id, such invalidity sho|l not affect the validity of the remaining portions of this Ordinance orany part hereof. The City Council of the City cfSeal Beach hereby declares that it would have passed each section, subsection, subdivision, panagnaph, sonbenme, clause or phrase hereof, irrespective of the foot that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses ur phrases be declared invalid. Section 4. The City Clerk shall certify ho the passage and adoption of this Ordinance and shall cause the same or summary thereof tn be published and posted in the manner required by law. 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 0F CALIFORNIA \ COUNTY DFORANGE SS CITY OF SEAL BEACH ) |. Linda Devine, City Clerk ofthe City of Seal Beaoh, do hereby certify that the foregoing Ordinance was introduced for first reading at a regular meeting held on the_29th_day ofMl . 2O13 and was passed,approved and adopted bythe 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 dohereby further certify that Ordinance Number 1629has been published pursuant tn the Seal Beach City Charter and Resolution Number 2838. City Clerk ATTACHMENT F" Zoning Map Amendment 1 -4 Zone Map ATTACHMENT F—ZONE MAP OES Tk]NS TER L07 3 3-32 4C J74 Ar. LOT M 96 10 Ac sOaLv LOT f3 10i if �or ro LOT.7 9.24 4c, SA TOW CAY LOT C C440 AC. SUBJECT SIT 1011 ZSEAL BEACH BOULEVARD APPROXIMATELY 420 FEET OF FRONTAGE ON SEAL BEACH BOULEVARD AND APPROXIMATELY 410 FEET OF FRONTAGE ON AD{}LF{} LOPEZ DRIVE, AND IS LOCATED AT THE NORTHWEST CORNER {}F THE INTERSECTION {}F SEAL BEACH BOULEVARD AND AD{}LF{} LOPEZ DRIVE. EXISTING ZONE: LIVI (Light Manufacturing) PROPOSED ZONE: RHD-20 (Residential High Density-20) ATTACHMENT "G" Mitigation Monitoring and Reporting Program ATTACHMENT G Mitigation Monitoring and Reporting Program GPA-13-3&ZMA 13-4 Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility AES-1 The project applicant shall construct a new center landscaped median on Seal Beach Boulevard Contractor City Engineer Approval of plans prior to between Adolfo Lopez Drive and Apollo Drive to provide a center median in general design conformity issuance of a building with the center median developed as part of the Pacific Gateway Business Center.Construction and permit landscaping plans shall be approved by the Director of Public Works/City Engineer. 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. AQ-2 During clearing, grading, earth-moving, or excavation operations, excessive fugitive dust emissions Contractor Building Official During construction 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. Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility 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. AQ-4 The project shall comply with SCAQMD Rule 1113, which limits the ROC content of architectural Contractor Building Official During construction 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. Contractor Building Official During construction AQ-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 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. BIO-1 Prior to demolition or grading, removal of ornamental trees shall only be conducted between Contractor Building Official During construction September 16 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, City Archaeologist Community Prior to issuance of a shall be performed by the City selected archaeologist,and if potentially significant cultural resources Development grading or building are 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 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 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 Director;City permit to Initiate Earth Removal-Disturbance Activity" is issued by the City of Seal Beach Community Council,Coastal Development 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 CUL-4 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 Contractor,City Community During construction shall cease immediately and the City selected archaeologist and Native American monitor shall be Archaeologist,Native Development -2- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility immediately contacted,who shall then immediately notify the Community Development Director.The American monitor, Director Community Development Director shall contact the Coroner pursuant to Sections 5097.98 and 5097.99 Coroner of the Public 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. CUL-6 If more than one Native American burial is encountered during any earth removal or disturbance Contractor,City Community During construction activities, a "Mitigation Plan" shall be prepared and subject to approval by the City of Seal Beach Archaeologist,Native Development Community Development Department.The Mitigation Plan shall include the following procedures: American monitor, Director Coastal Commission 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 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. -3- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility 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 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 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. • 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. -4- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility • 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 MILD shall occur regarding the treatment of discovered human burials. If the MILD determines it is appropriate to have discovered human remains pedestaled for removal,that activity shall be conducted in a method agreed to by the MILD. • 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 MILD. 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 MILD,additional studies that are destructive to the remains may be undertaken, including radiocarbon dating of bone or DNA studies. If the MILD -5- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility 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. 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 -6- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility 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 periods. • 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. • 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). • 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 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. -7- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility 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. GEO-1 Engineering design for all structures shall be based on the probability that the project area will be Contractor City Engineer Prior to issuance of a subjected to strong ground motion during the lifetime of development. Construction plans shall be building permit 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 Contractor City Engineer Prior to issuance of a accordance with California Building Code requirements and site specific design. The Newport- building permit 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 Contractor City Engineer Prior to issuance of a structure. The preliminary seismic evaluation shall be based on basic data including the California building permit 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. GEO-4 The project proponent shall incorporate measures identified in site-specific reports prepared by the Contractor City Engineer Prior to issuance of a project geotechnical consultant to mitigate expansive soil conditions, compressible/collapsible soil building permit conditions and liquefaction soil conditions, and impacts from trenching. Recommendations shall be based on surface and subsurface mapping, laboratory testing, and analysis. The geotechnical -8- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility 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 Contractor Building official Prior to issuance of a removed and replaced with compacted fill during site grading in order to prevent seismic settlement, building permit soil expansion, and differential compaction. All grading procedures, including soil excavation and compaction,the placement of backfll,and temporary excavation shall comply with City of Seal Beach Standards. GEO-6 All surfaces to receive compacted fill shall be cleared of existing vegetation, debris, and other Contractor Building official Prior to issuance of a unsuitable materials,which shall be removed from the site.Soils that are disturbed during site clearing building permit 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 Contractor Building official Prior to issuance of a within 90 days of completion of grading, unless building permits are obtained. Planting with interim building permit 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 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 Contractor Building official Prior to issuance of a may include sedimentation basins,sand bagging,soil compaction, revegetation,temporary irrigation, grading permit 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. 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 construction 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 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 -9- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility 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. HAZ-3 Prior to the issuance of any building permit,the project applicant shall provide evidence acceptable to Contractor Building official Prior to issuance of a the Building Official demonstrating that the proposed development is consistent with the Airport building permit Environs Land Use Plan. HYD-1 Prior to issuance of a grading permit for any project of one acre or larger, a General Construction Contractor Building official Prior to issuance of a Activity Storm Water Permit shall be obtained from the Regional Water Quality Control Board.Such grading permit 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 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 Contractor Building official Prior to issuance of the comprehensive Water Quality Management Plan (WQMP) shall be prepared by a registered civil first grading or building engineer or a registered professional hydrologist to protect water resources from impacts due to urban permit 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. 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 -10- Mit.# Mitigation Measure Implementation Monitoring Timing Confirmation Responsibility Responsibility HYD-4 Prior to issuance of a grading or building permit,the applicant shall demonstrate to the City Engineer Contractor City Engineer Prior to issuance of a that 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 Contractor City Engineer Prior to issuance of a the proposed development shall be prepared. The noise analysis shall evaluate noise levels on the building permit 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. 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. 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. 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. UTIL-1 Prior to the issuance of any building permit for residential development, the project applicant shall Contractor Public Works Prior to issuance of a provide evidence acceptable to the Seal Beach Public Works Director demonstrating that adequate Director building permit 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. 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 that would be used to achieve this level of reduction. UTIL-3 Prior to the issuance of building permits for the proposed structures,detailed plans shall be submitted Contractor Community Prior to issuance of a to 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 -11-