HomeMy WebLinkAboutCC Res 5149 2003-07-28
RESOLUTION NUMBER 47~
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SEAL BEACH CERTIFYING THE
FINAL ENVIRONMENTAL IMPACT REPORT
FOR THE BOEING INTEGRA TED DEFENSE
SYSTEMS (BIDS) SPECIFIC PLAN; MAKING
FINDINGS PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT;
ADOPTING A STATEMENT OF OVERRIDING
CONSIDERATIONS; AND ADOPTING A
MITIGATION MONITORING PROGRAM
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THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES. HEREBY
FIND AND RESOLVE:
Section 1. Boeing Realty Corporation ("Boeing'') has proposed a mixed use
development on the 107-acre Boeing Integrated Defense Systems property, consisting of
a variety of commercial/retail, hotel, restaurant and business park land uses ("the
Project"). Boeing has filed applications to amend the General Plan, adopt a Specific Plan
and amend the Zoning Map to facilitate these proposed land uses.
Section 2. Pursuant to 14 Calif. Code of Regs. ~ 15025(a) and ~ II.C and III of
the City's Local CEQA Guidelines, staff prepared an Initial Study and a Draft
Environmental Impact Report (DEIR) for the Project. The City retained independent
consultant RBF Consultants to prepare the required environmental documents, which were
submitted to the Cily for independent review. The DEIR was circulated for a 45-day public
review and comment period from December 27,2002 to February 10,2003, in compliance
with the provisions of the California Environmental Quality Act, Public Resources Code ~
21000 et seq. ("CEQA"), the State CEQA Guidelines, 14 California Code of Regulalions
~ I 5000 et seq., and the City's Local CEQA Guidelines. Comments were received during
that period and written responses were prepared and sent to all commentors.
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Section 3. Upon completion of the public review periods, a Final Environmental
Impact Report (FE1R) was completed. The FEIR includes the comments and responses to
comments as well as a proposed mitigation monitoring program, makes minor corrections to
the DEIR and incorporates the DEIR and the Appendices to the DEIR. On May 21,2003,
the Planning Commission held a public hearing on the FEIR. After receiving tcstimony and
considering the documents and the evidence in the record, the Planning Commission passed
a resolution recommending that the City Council certifY the FEIR.
Section 4. The City Council held a duly-noticed public hearing on the Project
and the FEIR on July 28, 2003. The City Council independently reviewed the FEIR, the
staff report, additional oral and written comments, the proposed Conditions of Approval,
proposed Mitigation Measures, and the Mitigalion Monitoring Program prepared by RBF
Consultants, at the above referenced public hearing. At the public hearing the Cily Council
gave all interested persons the opportunity to present testimony and evidence, both written
and oral, regarding the Project and the adequacy of the FEIR. In response to testimony, the
City Council considered and added an additional mitigation measure concerning
mitigating air quality impacts arising from short-temI construction activities.
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Section 5. The City Council hereby certifies that the FEIR was completed
pursuant to CEQA, the State CEQA Guidelines, and the City's Local CEQA Guidelines,
and that the FEIR represents the independent judgment and analysis of the City Council.
The City Council also hereby certifies that the City Council reviewed and considered the
contents of the FEIR prior to deciding whether to approve the Project.
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Section 6. Pursuant to State CEQA Guidelines section 15091, the City must
make specific findings regarding the significant environmental effects of the Project. The
Council makes these findings based upon the information and evidence set forth in the
FEIR and upon other substantial evidence in the record of the proceedings on the Project
and the DEIR and FEIR. In addition to the findings herein, the Council makes and hereby
adopts the findings in the document entitled "Findings Regarding the Environmental Effects
for the Boeing Integraled Derense Systems Specific Plan Project Final EIR", attached hereto
as Exhibit "A" and incorporated herein by this reference as though set forth in full. All of
the documents, staff reports, plans, specifications, technical studies and other materials that
constitute the record of proceedings on which this Resolution is based and the FEIR for the
Project are on file and available for public examination during normal business hours in the
Office of the City Clerk of the City of Seal Beach, 211 8th Street, Seal Beach, California
90740. The custodian of said records is the City Clerk of the City of Seal Beach.
Section 7. Based on the Initial Study, the DEIR, the FEIR, the public comments
and the record before the City Council, the City Council finds that the Project will not cause
significant environmental impacts in the areas of Agricultural Resources, Hazards and
Hazardous Materials, Land Use and Planning, Mineral Resources, Population and Housing,
and Recreation.
Section 8. The City Council finds that the FEIR identifies feasible mitigation
measures that reduce the following impacts to a level at which they are less than significant:
AestheticslLight and Glare, Biological Resources, Cultural Resources, Geology and Soils,
Hydrology and Water Quality, Noise, Public Health and Safety, and Public Services and
Utililies.
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Section 9. In response to each significant impact identified in the EIR, except
traffic and circulation and air quality, and listed in Section 8 of this Resolution, changes or
alterations are hereby required in, or incorporated into, the Project which avoid or
substantially lessen the significant environmental impacts identified. The changes or
alterations required in, or incorporated into, the Project, and a brief explanation of the
rationale for this finding with regard to each impact, are contained in Exhibit "A" ("Findings
Regarding the Environmental Effects for the Boeing Integrated Defense Systems Specific
Plan Project Final EIR'').
Section 10. Pursuant to State CEQA Guidelines section 15093, the City Council
must balance the economic, legal, social, technological, or other benefits of the Project
against any unavoidable environmental risks when determining whcther to approve the
Project. If the specific economic, legal, social, technological, or other benefits of the Project
outweigh the unavoidable adverse environmental effects, the adverse environmental effects
may be considered acceptable.
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The City Council declares that it has made a reasonable and good faith effort to
eliminate or substantially mitigate the potential impacts resulting from the Project.
Nevertheless, the environmental analysis undertaken for the Project indicated the Project
would result in contributions to traffic (trip generation, distribution and assignment) and air
quality (short-term, long-term operational, consistency with air quality management plan
and cumulative) impacts that would represent a significant adverse environmental effect on
a Project basis.
The City Council finds that to the extent any mitigation measures recommended in
the FEIR and/or Project could not be incorporated, such mitigation measures are infeasible
because they would impose restrictions on the Project that would prohibit the realization of
specific economic, legal, social, technological, or other benefits that outweigh the.
unmitigated impacts.
The City Council declares that, having reduced the adverse significant
environmental effects of the Project to the extent feasible by recommending adoption of the
proposed mitigation measures, having considered the entire administrative record on the
Project, and having weighed the benefits of the Project against its unavoidable adverse
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impacts after mitigation, specific economic, legal, social, technological, or other benefits of
the Project outweigh the potential unavoidable adverse impacts and render those potential
adverse environmental impacts acceptable based upon the following overriding
considerations:
. The planning and environmental design would create a cohesive identity for the
Specific Plan area and provide a consistent theme, development standanls and
design guidelines that allow design flexibility to better respond to market needs.
The design guidelines specified in the Specific Plan would unify the Specific Plan
area through the implementation of a consistent landscape, architectural and street
scene program, and create a comprehensive signage system, which is appropriate for
both the Specific Plan area and the overall community.
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. In addition, the proposed Project would provide for wetland restoration and water
quality treatment of urban runoff for new development by creating wetland habitat
on the terraces along each side of Drainage Ditches A and B as well as within the
water quality treatment basins at the site.
. Although the proposed Project will result in some significant unavoidable impacts
on traffic and circulation, the proposed improvements in the mitigation measures
will produce superior 2006 traffic conditions at several intersections than without the
Project.
. Finally, the proposed Project would provide economic benefits to the City and its
residents. First, the Project would expand the range of employment opportunities
within the City of Seal Beach by preserving and enhancing one of only two sites in
the City of Seal Beach zoned and used for industrial and manufacturing purposes
with a combination of light industrial, manufacturing, research and development,
commercial and office land uses in close proximity to similar existing uses. Second,
lhe development of retail, restaurant, and similar commercial uses will bring sales
tax revenues to the City. Further, the construction of the development will increase
property tax revenues for the City.
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Based on the above discussion and on the evidence presented, the City Council finds
that the foregoing benefits provided to the public through approval and implementation of
the Project outweigh the identified significant adverse environmental impacts of the Project
which cannol be mitigated. The City Council further finds that each of the Project benefits
outweighs tile unavoidable adverse environmental effects identified in the FEIR and
therefore finds those impacts to be acceptable. Each of the benefits listed above, standing
alone, is sufficient justification for the City Council to override these unavoidable
environmental impacts.
Section 11. The FEIR describes, and the City Council has fully considered, a
reasonable range of alternatives to the Project which might fulfill the basic objectives of the
Project. These alternatives include the "No Project/No Development" Alternative; the "No
Project/Existing Designation" alternative, which considered developing tile Project site
based upon the existing land use and zoning designations; and the "Residential Component"
Alternative, which provided for the development of high density residential on 11 acres
fronting Westminster Avenue. The alternatives identified in the FEIR are not feasible
because they would not achieve the basic objectives ofthe Project, or would do so only to a
much smaller degree, and therefore leave unaddressed significant economic, legal, social,
technological, and other problems the Project is intended to eliminate; or they are infeasible
because they would not eliminate adverse environmental impacts of the proposed Project, or
would result in new adverse environmental impacts. Accordingly, and for anyone of the
reasons set rorth herein, in the record of the City's proceedings, in Exhibit "A" ("Findings
Regarding the Environmental Effects for the Boeing Specific Plan Project''), or in the FEIR,
each of the allematives are infeasible.
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A. The "No ProjectINo Development" Alternative assumes the Boeing Specific
Plan Project would not be implemented and land uses and other improvements identified in
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the Specific Plan would not be constructed. The existing undeveloped portion of the Boeing
site, including the three manmade drainage ditches, would remain unaltered and in their
current condition. All infrastructure improvements including water, wastewater, drainage
and circulation facilities identified in the Specific Plan would not be constructed. Thus, this
alternative is infeasible because it could not achieve the basic objective of the Project to
create a quality business park campus.
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B. The "No ProjectlExisting Designation" Alternative contemplates development of
the Project site based upon its existing General Plan land use designation of Light Industrial
and zoning of Light Manufacturing (M-I). Development under this Altemative would be
guided by M-I development guidelines contained in the City Code rather than the
development guidelines established in the Boeing Specific Plan.
This Alternative is infeasible because it would not satisfy the Project objectives of:
unifYing the Project area with a consistent landscape or an architectural and street scene
program; creating a comprehensive signage system; and providing the fiscal benefits
associated with hotel and retail land uses and a business park that provides point of sale
opportunities. The overall environmental benefit from this Alternative would be insufficient
10 offset the,fail~ ~ve these objectives. The Altemative would reduce the impacts
on traffic, in that;"u~di:r~i.wternative, the site would be developed with light industrial
uses without a hote(~a' oo~)rcial center, each of which generates higher traffic volumes.
However, the timil.t~~the \l:1>~truction of the Seal Beach Boulevard bridge overcrossing
replacement beyond.tp.e 2006.~toject horizon year timeline, a significant and unavoidable
impact under the pro~osed Ppject, would still be the same under this Alternative. In
addition, the impacts on ac;c;thetics, air quality, biological resources, and public health and
safety would potentially;be"'more severe under this Alternative, as described more fully in
Exhibit "A". TIle bafance of the environmental impacts would remain similar to those of the
proposed Project.
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C. The "Residenlial Component" Alternative contemplates development of high
density residential units on II acres fronting Westminster Avenue. That would allow for
development of up to 165 residential units in accordance with the Residential High Density
(RHD) zoning designation. The remaining 34 acres of the undeveloped portion of the
Boeing site would remain under its current Light Industrial land use designation and M-l
zoning.
This Alternative is infeasible because it would not satisfY the Project objectives of
providing a comprehensive land use and infrastructure plan or promoting high quality
design with a consistent landscape, architectural, and streetscape program, including an
efficient pattern of local circulation, and providing the employment opportunities or other
fiscal benefits of the proposed Project. The overall environmental benefit from this
Alternative would be insufficient to offset the failure to achieve these objectives. This
Altemative would result in decreased impacts to aesthetics, by reducing the amount of light
and glare that would be produced by the Project, and decreased impacts to air quality,
because there would be fewer vehicular trips to the Project site. However, this Altemative
would also have greater impacts than the proposed Project in the areas of land use, public
safety, and public services and utilities. The balance of the environmental impacts would
remain similar to those of the proposed Project.
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Section 12. The City Council hereby adopts each of the mitigation measures set
forth in the Final EIR and incorporates these measures into the Project. The City Council
also hereby adopts the Mitigation Monitoring Program, attached hereto as Exhibit "B" and
incorporated herein by this reference as though set forth in full. This Program will be used
to monitor the changes and conditions to the Project which have been adopted, or made a
condition of Project approval.
PASSED, APPROVED AND ADOP~bY the Ci Co
Beach at a meeting thereof held on the If?! day 0
following vote:
of the City of Seal
003 by the
Resolution Number ~
AYES:
NOES:
ABSENT: Councilmemb
ABSTAIN: Councihnemb
--jJafj;i;wi. ~
Mayor
~LPzL ~
erk
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) SS
CITY OF SEAL BEACH )
I, Joanne M. Yea, City Clerk of the City of Seal Beach, California, do h reby certify that the
foregoing resolution is an original copy ofResolulion Number I on file in the
Office of the City Clerk, passed, approved and ~tedJl the City u cil the Cily of
Se ea at a meeting thereof held on the R _ day 0
/
2003.
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EXHIBIT "A"
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FINDINGS REGARDING THE ENVIRONMENTAL EFFECTS
FOR THE BOEING INTEGRATED DEFENSE SYSTEMS
SPECIFIC PLAN PROJECT FINAL EIR
SCH NO. 2002031015
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STATEMENT OF FACTS AND FINDINGS
I. INTRODUCTION
The following statement of facts and findings have been prepared in accordance with
the California Environmental Quality Act (CEQA) and Public Resources Code Section
21081. CEQA Guidelines Section 15091 provides that:
"No public agency shall approve or carry out a project for which an EIR
has been certified which identifies one or more significant environmental
effects of the project unless the public agency makes one or more written
findings for each of those significant effects, accompanied by a brief
explanation of the rationale for each finding."
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The following potential significant impacts of the proposed project have been separated
into three categories:
(1) Those potential impacts that have been determined to be less than significant,
based on review of available information in the project record, and in consideration of
existing standard development review requirements and existing codes and regulations;
(2) Those potential impacts that could be mitigated to a level that is considered less
than significant with the implementation of the recommended mitigation measures; and
(3) Those potential impacts that could not be reduced to a less than significant level
with the implementation of the existing policies and standards and the recommended
mitigation measures.
For potentially significant impacts (categories (2) and (3) above), the City of Seal Beach I
("City") has made one of the following three findings for each potentially significant
impact and provides facts in support of each finding in accordance with CEQA
Guidelines Section 15091:
a. Changes or alterations have been required in, or incorporated into, the project
which avoid or substantially lessen the significant environmental effect as
identified in the final EIR.
b. Such changes or alterations are within the responsibility and jurisdiction of
another public agency and not the agency making the finding. Such changes
have been adopted by such other agency or can and should be adopted by such
other agency.
c. Specific economic, legal, social, technological or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible
the mitigation measures or project alternatives identified in the final EIR."
The Final EIR for the Boeing Specific Plan identifies certain significant environmental
effects, which may occur as a result of the project. Therefore, findings are set forth
herein pursuant to Section 15091 of the CEQA Guidelines. Mitigation Measures are
based in part on the requirements contained in Section 21081.6 of the Public Resources I
Code. A Mitigation Monitoring Program will be adopted as part of the Project
Resolution.
II. PROJECT DESCRIPTION
The Boeing Specific Plan Project provides for a planned mixed-use business park
development that would be compatible with existing Boeing facilities and operations at
the site. The Specific Plan establishes the general type, location, parameters and
character of all development within the site's boundaries. The Project also includes a
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General Plan Amendment (Land Use, Open Space/Recreation/Conservation, Housing,
and Circulation Elements), a zone change, a Vesting Tentative Tract Map, a Coastal
Development Permit and possibly a Development Agreement, Conditional Use Permits
and other approvals.
The 107-acre Boeing Specific Plan area is presently designated Light Industrial on the
General Plan Land Use Map and zoned Light Manufacturing (M-1). The proposed
Project would require a General Plan Amendment and zoning change from the M-1
designation to Specific Plan Regulation (SPR). The adoption of the Boeing Specific
Plan would supersede the existing zoning and establish a new set of development
regulations and design guidelines for the 107-acre site. The Project also proposes an
Amendment to the Circulation Element adding the proposed Apollo Drive alignment and
deleting the outdat~d map.
The proposed Project involves maintaining approximately 1,150,000 square feet of
existing building area (within Planning Areas 1 and 2). However, some or all of the
existing buildings in Planning Area 2 (approximately 345,000 square feet) may be
maintained and/or re-used. New light industrial buildings planned for Planning Area 2
would require relocation and/or demolition of existing buildings and facilities. The
project would include development of 345,000 square feet of additional building area
within the existing Boeing facilities, 55,000 square feet designated for hotel uses and
32,500 square feet,l designated for commercial uses, including retail, restaurant and
similar commercial uses and 973,000 square feet for Business Park uses. The
proposed buildings/expansions would result in a total of 2,210,500 square feet of floor
area, representing a net increase of 1,060,500 square feet over the existing floor area of
1,150,000 square feet. The new floor area would be developed with up to thirteen new
light industrial bUildings2, a hotel and up to three commercial buildings. Additionally, the
proposed Project would develop new ingress/egress to the newly developed portions of
the Boeing site via Apollo Drive, Apollo Court and Saturn Way. Apollo Drive would
extend into the Business Park and may ultimately connect Seal Beach Boulevard to
Westminster Avenue, if certain Boeing buildings are demolished. Two roadways from
Apollo Drive (Saturn Way and Apollo Court) would be cul-de-sacs providing access to
light industrial buildings.
III. FINDINGS WITH RESPECT TO SIGNIFICANT EFFECTS
The City of Seal Beach, as Lead Agency and decision-maker for the project, has
reviewed and considered the information contained in both the Draft and Final EIRs
prepared for the Boeing Specific Plan and the public record. The Lead Agency makes
the following finding pursuant to CEQA and the CEQA Guidelines:
1. The City of Seal Beach, as Lead Agency and decision-maker, having
reviewed and considered the information contained in the Draft and Final
EIRs prepared for the Boeing Specific Plan and public records, finds that
changes or alterations to the project will avoid or substantially lessen
potentially significant environmental impacts. These changes or alterations
are related to the implementation of the mitigation measures detailed in this
document.
2.
The City of Seal Beach, as Lead Agency and decision-maker, having
reviewed and considered the information contained in the Draft and Final
EIRs prepared for the Boeing Specific Plan and the public record, finds that
there are specific legal, economic, social, technological, or other
considerations, including provision of employment opportunities for highly
trained workers, which make the mitigation measures for Traffic/Circulation
and Air Quality in the Draft and Final EIR's infeasible.
1 Light Industrial uses are also permilted.
2 Assuming the existing buildings end facilities in Planning Area 2 would be relocated and/or demolished for new light
industriel buildings.
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3. The City of Seal Beach, as Lead Agency and decision-maker, finds that
significant and unmitigable impacts on Traffic/Circulation and Air Quality may
occur with future development in conjunction with implementation of the
Boeing Specific Plan. This finding requires that the Lead Agency issue a
"Statement of Overriding Considerations" under Section 15093 and 15126(b)
of the State CEQA Guidelines if the Lead Agency wishes to proceed with
approval of the project.
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IV. FINDINGS WITH RESPECT TO THE ENVIRONMENTAL REVIEW
PROCESS
The City of Seal Beach, acting as Lead Agency for the environmental review of the
project, makes the following findings with regard to the environmental review process
undertaken to analyze the potential environmental impacts of the project:
1. In accord with Section 15063(a) of the State CEQA Guidelines, as amended,
the City of Seal Beach, as Lead Agency, undertook the preparation of an
Initial Study. The completed Initial Study determined that a number of
environmental issue areas may be impacted by the construction and
operation of the Boeing Specific Plan. Furthermore, the Lead Agency
determined that an EIR would be prepared to address the project's potential
impacts on those environmental issue areas identified in the Initial Study
requiring further analysis.
2.
Pursuant to the provisions of Section 15082 of the State CEQA Guidelines, as
amended, the City of Seal Beach, as Lead Agency, circulated a Notice of
Preparation (NOP) to public agencies, special districts, and members of the
public requesting such notice for a 30-day period commencing on March 5,
2002 and concluding on April 3, 2002.
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3. During the circulation period for the Notice of Preparation, the City of Seal
Beach, as Lead Agency, advertised and held two public scoping meetings on
March 13,2002 and April 2, 2002.
4. A Draft EIR was prepared which analyzed project-related impacts related to
the following environmental issue areas: land use and relevant planning,
aestheticsllight and glare, traffic and circulation, air quality, noise, biological
resources, cultural resources, geology and soils, hydrology and drainage,
public health and safety and public service and utilities. Project alternatives,
growth-inducing impacts, and cumulative effects were also analyzed in the
Draft EIR.
5.
During the Draft EIR's public review period, which began on December 27,
2002 and concluded on February 10, 2003, the City of Seal Beach held a
noticed Environmental Quality Control Board public hearing on January 29,
2003, regarding the Draft EIR. The public was afforded the opportunity to
orally comment on the Draft EIR at the public hearing, and the testimony was
considered by the decision-makers. Upon the close of the public review
period, the Lead Agency proceeded to evaluate and prepare responses to all
written comments received from both citizens and the public agency during
the public review period.
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6. The aforementioned comments and responses and other information
consistent with the requirements of Section 15132 of the State CEQA
Guidelines, as amended, comprise the Final EIR. Following completion of the
Response to Comments document, the Lead Agency's responses to the
comments received from the public agencies were transmitted to those public
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agencies for consideration at least 10 days prior to the Final EIR's
certification.
V. FINDINGS REGARDING IMPACTS DETERMINED TO BE
INSIGNIFICANT IN THE INITIAL STUDY/NOTICE OF
PREPARATION
The City of Seal Beach conducted an Initial Study in March 2002, to determine
significant effects of the project. In the course of this evaluation, certain impacts of the
project were found to be less than significant due to the inability of a project of this
scope to create such impacts or the absence of project characteristics producing effects
of this type. The effects detennined not to be significant are not included in primary
analysis sections of the Draft EIR.
AGRICULTURE RESOURCES
In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land
Evaluation and Site Assessment Model (1997) prepared by the California
Department of Conservation as an optional model to use in assessing impacts on
agriculture and farmland. Would the project:
Convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the Califomia Resources Agency,
to non-agricultural use?
The project site is not designated as Prime Farmland, Unique Fannland, or
Fannland of Statewide Importance. Thus, project implementation would not
result in the conversion of farmland to non-agricultural uses.
Conflict with existing zoning for agricultural use, or a Williamson Act contract?
The project would not conflict with existing zoning for agricultural use. There is
no Williamson Act parcels located within the project area. In addition, existing
agricultural operations to the east of the project site, within the U.S. Naval
Weapons Station, would not be affected by the proposed project.
Involve other changes in the existing environment which, due to their location or
nature, could result in conversion of Farmland, to non-agricultural use?
The project does not involve changes in the existing environment that could
result in conversion of Farmland to non-agricultural use. There are no farmland
uses on the subject property.
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:
Create objectionable odors affecting a substantial number of people?
Commercial uses on-site may have the potential for creating odors. These
emissions would be comparable to those anticipated with any type of commercial
'activity (e.g., food service facilities). Some businesses, such as restaurants with
exhaust events, are considered "stationary point sources" and may be subject to
further regulatory requirement above and beyond any requisite CEOA mitigation.
While the emissions from these activities are common and not identified as being
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particularly hazardous, they may be subject to pennitting requirements that call
for the use of "best available control technology" in order to eliminate or reduce
the levels of emissions. Any potential nuisance related to odor that may occur
with these activities would be mitigated under the SCAQMD's permitting
requirements.
BIOLOGICAL RESOURCES
Would the project:
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Conflict with the provisions of an adopted Habitat Conservation Plan, Natural
Community Conservation Plan, or other approved local, regional, or state habitat
conservation plan?
There are no adopted Habitat Conservation Plans, Natural Community
Conservation Plans, or other approved local, regional, or state habitat
conservation plans applicable to the subject property.
GEOLOGY AND SOILS
Would the project:
Expose people or structures to potential substantial adverse effects, including the
risk of loss, injury, or death involving:
Landslides?
The project area consists of relatively flat topography and the surrounding areas
are flat with no unusual geographic features. Impacts associated with landslides I
or mudslides are not anticipated.
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?
The project proposes to install on-site sewer lines. It would not be necessary to
install septic tanks or other alternative types of wastewater disposal systems. No
significant impacts are anticipated in this regard.
HAZARDS AND HAZARDOUS MATERIALS
Would the project:
Emit hazardous emissions or handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing or proposed school?
The project site is not located within one-quarter mile of an existing or proposed
school. No impacts would occur in this regard.
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 I
the project result in a safety hazard for people residing or working in the project
area?
The Los Alamitos Joint Forces Training Base (JFTB) is located immediately north
of the City of Seal Beach Corporate Limits, approximately two miles to the
northeast of the project site. Flight operations from the JFTB generally include a
take off pattern over the City of Seal Beach, resulting in a potential for an
emergency response, particularly in the event of an aircraft accident.
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Determining the significance of impacts associated with the aviation related air
traffic is based upon the following standards:
o Location of structures within a Clear Zone (Civil Runway Protection Zone) as
described in FAR Section 77.28.
o Location of incompatible land uses within the Clear Zones (CZs) or Accident
Potential Zones (APZs) defined and established in an applicable Air
Installation Compatible Use Zone (AICUZ) Study.
No portion of the project site is located within the Clear Zone (Runway Protection
Zone), as described in FAR Section 77.28 and as applies to Military Airports. It
should be noted that according to the JFTB (then referred to as the Armed
Forces Reserve Center [AFRC)) Air Installation Compatible Use Zone (AICUZ)
study published in 1994, Clear Zones are contained entirely within the
boundaries of the JFTB. The AICUZ identifies no off-base Accident Potential
Zones (APZs).3 In addition, the project site is not located within the Orange
County Airport Land Use Commission (ALUC) Airport Environs Land Use Plan
area and will not be reviewed by the ALUC for land use compatibility. Thus, it is
concluded that no safety hazard impacts would occur in this regard.
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?
Private helicopter landing and takeoff facilities are located on the Boeing
property. On a typical day there are approximately 1 to 3 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 facility since
1991. There have been no accident or safety issues relative to the operation of
this helicopter facility since initiation of operation.4 Because FAA regulations and
procedures must be followed as a matter of course, no significant impacts are
anticipated.
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?
Project implementation would include the introduction of additional ornamental
landscaping, which is not anticipated to create hazardous conditions associated
with brush fires. Furthermore, flammable brush, grass and trees do not currently
exist on the proposed development portions of the site.
HYDROLOGY AND WATER QUALITY
Would the project:
Place housing within a 1 DO-year flood hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation
map?
The proposed project does not involve the development of housing. The site is
not located within the 100-year flood plain and project implementation would not
involve the placement of structures within a 1 OO-year flood hazard area.5
Place within a 100-year flood hazard area structures which would impede or
redirect flood flows?
3 Air Installations Compatible Use Zone (AICUZ) Study - Armed Forces Reserve Center Los Alamltos Army AIrfield,
Los Alamitos, Orange County. Cal/fomla, Adjutant General, California National Guard, June 1994.
4 Rockwell Ground Hellpad Noise Assessment, Myles Simpson & Associates, 1991.
5 Flood Insurance Rate Map Number 06059COO26E, National Flood Insurance Program, September 15, 1989.
Resolution Number ~
The proposed project does not involve the development of housing. The site is
not located within the 100-year flood plain and project implementation would not
involve the placement of structures within a 1 OO-year flood hazard area.6
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?
I
The City of Seal Beach has obtained membership in the Federal Emergency
Management Agency (FEMA) Flood Insurance Program. According to flood
insurance rate maps published by FEMA, the Project area is not located within a
100-year floodplain area. Additionally, no dams, which would induce flooding,
are located in the vicinity. No impacts in this regard are anticipated.
Inundation by seiche, tsunami, or mudflow?
Due to the location and nature of the proposed project, approximately 1.5 miles
from the Pacific Ocean and 0.5 miles from the San Gabriel River, the potential for
inundation by seiche, tsunami, or mudflow is not anticipated.
LAND USE AND PLANNING
Would the project:
Physically divide an established community?
The proposed project would not divide the physical arrangement of an
established community. The project location is within the existing 107 acre
Boeing Integrated Defense Systems property.
Conflict with any applicable habitat conservation plan or natural community
conservation plan?
I
There are no applicable habitat conservation plans or natural community
conservation plans within the City of Seal Beach. As a result, project
implementation would not conflict with any applicable habitat conservation plan
or natural community conservation plan.
MINERAL RESOURCES
Would the project:
Result in the loss of availability of a known mineral resource that would be of
value to the region and the residents of the state?
As indicated by a 1981 geologic map of Orange County, the project site does not
contain mines, mineral deposits or other mineral resources. The nearest
identified oil and gas fields are located approximately 0.5 miles southwest of the
project site, on the Hellman Ranch properties? No impacts are anticipated in this
regard.
Resuff 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?
I
As indicated by a 1981 geologic map of Orange County, the project site does not
contain mines, mineral deposits or other mineral resources. The nearest
6 Flood Insurance Rate Map Number 06059C0026E, National Flood Insurance Program, September 15, 1989.
7 Negative Declaration 99-2, Boeing Spece end Communications Division - TemPorary Office Facility, City of Seal
Beach, 1999.
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Resolution Number .7i~9
identified oil and gas fields are located approximately 0.5 miles southwest of the
project site, on the Hellman Ranch properties.s No impacts are anticipated in this
regard.
NOISE
Would the project result in:
Exposure of persons to or generation of excessive ground borne vibration or
ground borne noise levels?
Groundborne noise and other types of construction related noise impacts would
typically occur during the initial site preparation, which can create the highest
levels of noise. Generally, site preparation has the shortest duration of all
construction phases. Activities that occur during this phase include earthmoving
and soils compaction. High ground borne noise levels and other miscellaneous
noise levels can be created during this phase due to the operation of heavy-duty
trucks, backhoes, and front-end loaders. These impacts, however, are short-term
and would cease upon completion of the grading/construction phase. As such,
construction impacts are concluded to be less than significant.
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?
The project site is not located within the Airport Planning Area of the Orange
County Airport Land Use Commission's adopted "Airport Environs Land Use
Plan". The Los Alamitos Joint Forces Training Base (JFTB) is located
immediately north of the City of Seal Beach Corporate Limits, approximately two
miles to the northeast of the project site. Flight operations from the JFTB
generally include a take off pattern over the City of Seal Beach, resulting in a
potential for an emergency response, particularly in the event of an aircraft
accident. Determining the significance of impacts associated with the aviation
related air traffic is based upon the following standards:
[J Location of structures within a Clear Zone (Civil Runway Protection Zone) as
described in FAR Section 77.28.
[J Location of incompatible land uses within the Clear Zones (CZs) or Accident
Potential Zones (APZs) defined and established in an applicable Air
Installation Compatible Use Zone (AICUZ) Study.
No portion of the project site is located within the Clear Zone (Runway Protection
Zone), as described in FAR Section 77.28 and as applies to Military Airports. It
should be noted that according to the JFTB (then referred to as the Armed
Forces Reserve Center {AFRC}) Air Installation Compatible Use Zone (AICUZ)
study published in 1994, Clear Zones are contained entirely within the
boundaries of the JFTB. The AICUZ identifies no off-base Accident Potential
Zones (APZs).9 In addition, the project site is not located within the Orange
County Airport Land Use Commission (ALUC} Airport Environs Land Use Plan
area and will not be reviewed by the ALUC for land use compatibility. Thus, it is
concluded that no noise impacts would occur in this regard.
8 Negative Declaration 99-2, Boeing Spaca and Communications Division - Temporary Office Faci/ity. City at Seal
Beach, 1999.
9 Air Installations Compatible Use Zone (AICUZ) Study - Armed Forces Reserve Center Los A/ami/os Anny Airfield,
Los A/ami/os, Orange County, Calitomia, Adjutant General, California National Guard, June 1994.
Resolution Number ~
POPULATION AND HOUSING
Would the project:
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)?
There are no residential uses proposed for the site and future development I
would not Induce substantial new housing in the nearby vicinity. No significant
impacts in this regard are anticipated.
Displace substantial numbers of existing housing, necessitating the construction
of replacement housing elsewhere?
The proposed project would not involve the displacement of housing. No impacts
in this regard would occur.
Displace substantial numbers of people, necessitating the construction of
replacement housing elsewhere?
The proposed project would not involve the displacement of housing. No impacts
in this regard would occur.
PUBLIC SERVICES
Would the project result in substantial adverse physical impacts associated with
the provision of new or physically altered govemmental facilities, need for new or
physically altered governmental facilities, the construction of which could cause I
significant environmental impacts, in order to maintain acceptable service ratios,
response times or other performance objectives for any of the public services:
Fire protection?
Fire protection and emergency services for the City of Seal Beach are provided
by the Orange County Fire Authority (OCFA). Five of the OCFA's stations serve
Seal Beach. Two (2) are located within the City and the other three (3) are
located within the communities of Sunset Beach, Cypress, and Los Alamitos.
The area surrounding the project site is primarily served by OCFA Stations 44
and 48. These stations are located approximately 1.5 and 2.0 miles,
respectively, from the project site. Travel times are approximately 3 and 4
minutes, respectively. The OCFA will review all construction plans to ensure
adequate emergency access and water for fire protection to the proposed
project. Therefore, the overilll impact upon fire protection services is considered
to be a less than significant Impact.
Police protection?
The City of Seal Beach Police Department provides law enforcement and public
safety services for the entire City. The police station is located at 911 Seal
Beach Boulevard, adjacent to the project site and across Adolfo Lopez Drive. I
The Police Department generally requires a response time of within 5 minutes,
and that time can be met for the proposed project. A project of this size is not
anticipated to require additional police protection resources. Therefore, the
overall impact upon police protection services is considered to be a less than
significant impact.
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Resolution Number ~~7f
Schools?
Since there are no residential uses proposed for the site and the development
would not induce substantial new housing in the nearby vicinity, no significant
impacts are anticipated to public school facilities within the Los Alamitos Unified
Scholl District (LAUSD). However, the development would be required to pay
fees as required by state law, to offset any cumulative effects of the children of
the future employees who may attend public schools.
Parks?
There are no residential uses proposed for the site and the development would
not induce substantial new housing in the nearby vicinity. Therefore, no impacts
associated with parks are anticipated.
Other public facilities?
Due to the size and scope of the proposed project, the project would not
significantly affect other governmental agencies. No significant impacts are
anticipated in this regard.
RECREATION
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?
There are no residential uses proposed for the site and the development would
not induce substantial new housing in the nearby vicinity. Therefore, no impacts
associated with parks are anticipated.
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?
The project would not require the construction or expansion of recreational
facilities. Therefore, impacts in this regard are not anticipated.
TRANSPORTA TIONITRAFFIC
Would the project:
Result in a change in air trafflc patterns, including either an increase in trafflc
levels or a change in location that results in substantial safety risks?
The proposed project would not affect air traffic patterns and would not result in
safety risks to air traffic.
Result in inadequate emergency access?
The site is located in an area where adequate circulation and access is provided
to address emergency responses. Future construction of structures is subject to
all emergency access standards and requirements of the Orange County Fire
Authority.
Conflict with adopted policies, plans, or programs supporting alternative
transportation (e.g., bus turnouts, bicycle racks)?
Due to the nature of the proposal, no conflicts with any adopted policies
supporting alternative transportation would occur. At the time of project-specific
Resolution NUmber.5ld!J
development application, the City would impose standard conditions regarding
transportation facilities, which may include bus turnouts, bicycle racks,. and
electric vehicle charging stations.
VI. FINDINGS REGARDING EFFECTS DETERMINED TO BE
INSIGNIFICANT OR LESS THAN SIGNIFICANT
The City finds that based on substantial evidence appearing of the Final EIR, Technical I
Appendices and in the administrative record, that the proposed Project would have
insignificant or less than significant impacts in the following areas:
LAND USE AND RELEVANT PLANNING
CITY OF SEAL BEACH GENERAL PLAN
5.1-1 The proposed Project would not conflict with the land use plan, goals and
strategies of the City of Seal Beach General Plan. Analysis has
concluded that a less than significant impact would occur with approval of
Amendments to the Land Use, Open Space/Recreation/Conservation,
Housing and Circulation Elements aI/owing implementation of the
proposed Boeing Specific Plan.
Facts SUDDortina Findina: Overall, Project implementation would not conflict with
the land use plan, goals and strategies of the City of Seal Beach General Plan.
The Project proposes an Amendment to the Land Use Element changing the
land use designation from Light Industrial to Specific Plan Regulation (SPR) and
to allow implementation of the proposed Boeing Specific Plan. The Project also
proposes an Amendment to the Circulation Element adding the proposed Apollo
Drive alignment and deleting the outdated map. Amendments to the Open I
Space/Recreation/Conservation and Housing Elements are proposed to add
additional descriptive language to the Housing Element regarding the allowable
uses of the Boeing property for business park purposes and indicating that
housing uses of the property are determined to be inappropriate, and to revise
various tables within these elements to conform to proposed zoning designation
of "Specific Plan Regulation" within these elements. A less than significant
impact would occur with approval of the proposed Amendments.
The consistency analysis of the proposed Project with the applicable goals,
strategies, and policies of the General Plan is provided in Table 5.1-1, General
Plan Consistency Analysis, of the Final EIR. As detailed in Table 5.1-1, the
proposed Project is considered consistent with all of the applicable goals,
strategies, and policies of the General Plan.
CITY OF SEAL BEACH COMPREHENSIVE ZONING ORDINANCE
5.1-2 The proposed Project would not conflict with the land .use plan, policy. and
regulations of the City of Seal Beach Comprehensive Zoning Ordinance.
Analysis has concluded that a less than significant impact would occur
with approval of a Zone Change from M-1 to SPR Zone.
Facts SUDDortina Findina: Implementation of the proposed Boeing Specific Plan I
would require a Zone Change from M-1 to Specific. PI~n ~egulation Zone (SPR
Zone) and adoption of the Specific Plan. Article 17 of the Zoning Ordinance,
Specific Plan Regulation Zone, contains the requirements for property zoned
SPR as outlined in Sections 28-1700, 28-1701, and 28-1702.
According to Section 28-1700, Permitted Uses, "all property in the SPR Zone
shall be used only for the purposes permitted by the General Plan and the
Specific Plan adopted for such property." The adoption of a Specific Plan in
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Resolution Number ~
accordance with the provisions of Article 29.5 (Section 28-2950) of the Zoning
Ordinance is required before any property in the SPR Zone may be developed or
used for any purpose.
The proposed Boeing Specific Plan would be consistent with Section 28-2950 of
the Zoning Ordinance based on the following factors:
o The Project would be consistent with the General Plan upon approval of the
proposed General Plan Amendments. Additionally, the Project would be
considered consistent with the General Plan since the Specific Plan's
Development Standards and permitted uses would satisfy the General Plan's
intended use' of the subject site (I.e., light industrial use in the form of a
"business park").
o The Boeing Specific Plan provides for the type, location and density of land
uses (refer to Table 2-1 of the Boeing Specific Plan, Boeing Specific Plan
Land Uses), the development standards and regulations (I.e., height, setback,
landscaping, and parking requirements) (refer to Section 5 of the Boeing
Specific Plan, Development Regulations), and the purpose, type, location and
extent of public improvements and facilities (refer to Section 3 of the Boeing
Specific Plan, Public Facilities and Services).
The proposed Specific Plan would be in compliance with the development
standards and regulations as outlined in Section 28-1702 based on the following
conclusions: "
o Section 5 of the Boeing Specific Plan has outlined Development Regulations/
Policies that would apply to all developments and land uses within the Boeing
Specific Plan. Future development would be subject to review by the City
during Precise Plan applications to determine compliance with the
Development Regulations/Policies.
o The Project site is located in the Marina Hills Planning District. As noted in
the General Plan discussion, the issues pertaining to this District identified in
the Land Use Element are not relevant to the Project site. This District is
predominantly residential, although commercial, institutional, and industrial
uses also surround the Project site.
o The Project site is currently zoned Light Manufacturing (M-1). The Project
proposes a Zone Change to SPR and provides for development of a business
park, combined with hotel and commercial uses, within the framework of the
existing Boeing operations. The Zone Change to SPR would expand the
development concept anticipated for the M-1 Zone (I.e., industrial park).
Further, compatibility between surrounding land uses and future development
would be accomplished through compliance with the development
regulations/policies specified in Section 5 of Boeing Specific Plan.
o The height of existing buildings onsite and immediately surrounding the
Specific Plan area vary from single story residences at Leisure World to six
stories (approximately 75 feet) at the existing Boeing campus. According to
Table 5-2 of the Boeing Specific Plan, Development Standards, the maximum
bUilding height on a less than 10-acre site within the Specific Plan area would
be 40 feet and the maximum building height on 10-acre or larger site would
be 75 feet.10 In consideration of the existing on-site and surrounding
buildings, as well as the buffers separating the Project site from adjacent
residential areas (I.e., Westminster Avenue, building setbacks, and the flood
control channel), future buildings on the Project site would be compatible in
height with existing buildings.
o The proposed Project would not be subject to the 39-foot height limitation
noted in Section 28-1702, Deve/opment Standards and Regu/ations, since the
property was zoned M-1, Light Manufacturing, on the effective date of the
Ordinance. A less than significant impact would occur in this regard.
10 Architeclural projections and screening of mechanical equipment are permitted, however. these features shall nol
exceed seven (7) additional feet.
Resolution Number ~~~
[J The Specific Plan provides for minimum setbacks and landscape design
guidelines that would serve to lessen potential incompatibilities between the
proposed and existing uses. It is anticipated that the minimum setback of 35
feet (refer to Table 5-2 of the Boeing Specific Plan) and the proposed
landscape treatment (refer to Exhibit 5.2-6, Conceptual Landscape Design, of
the Final EIR) along Westminster Avenue would lessen potential
incompatibilities between the proposed Project and the Leisure World
Community. In addition, the proposed setbacks for Building 3 (approximately I
100 feet) and Building 4 (approximately 200 feet) (refer to Exhibit 3-4, Land
Use Plan, of the Final EIR) coupled with the proposed perimeter buffer area,
would lessen potential incompatibilities between the proposed Project and the
Island Village Community.
In summary, analysis has concluded that the proposed Project would not conflict
with the land use plan, policy, and regulations of the City of Seal Beach
Comprehensive Zoning Ordinance. Further, in consideration of the existing on-
site and surrounding buildings, the existing and proposed buffers, the proposed
setbacks and landscape treatments, as well as the distances separating existing
and proposed land uses, the Proposed Project would not result in significant land
use impacts to adjacent residential uses (i.e., Leisure World and Island Village).
Less than significant impacts are anticipated in this regard with adoption of the
proposed Specific Plan and the requirement that all future development be in
compliance with the specified guidelines and standards/regulations.
CALIFORNIA COASTAL ACT
5.1-3 The proposed Project would not conflict with the policies and standards of
the California Coastal Act. Analysis has concluded that a less than significant
impact would occur in this regard.
I
Facts SUDDortina Findina; The Coastal Commission conditionally approved the
City's Draft Coastal LUP; however, it was not certified. Since the City's LUP has
not been certified, the Project would be subject to compliance with Coastal Act
Section 30600(c) which requires that a coastal development permit be obtained
from the Commission. Issuance of a Coastal Development Permit requires
compliance with Chapter 3 of the Coastal Act, Coastal Resources Planning and
Management Policies, which outlines the policies/standards by which the
permissibility of proposed developments are determined. The consistency
analysis of the proposed Project with the applicable policies and standards of
Chapter 3 is provided in Table 5.1-2, California Coastal Act Consistency
Analysis, of the Final EIR. As detailed in Table 5.1-2, the proposed Project is
considered consistent with applicable policies and standards of Chapter 3 and a
less than significant impact would occur in this regard.
SCAG's REGIONAL COMPREHENSIVE PLAN AND GUIDE
5.1-4 The proposed Project would not conflict with relevant policies of SCAG's
Regional Comprehensive Plan and Guide. Analysis has concluded that
the proposed project is considered consistent with relevant and applicable
policies.
Facts SUDDortina Findina; The consistency analysis of the proposed Project with I
relevant and applicable policies of SCAG's Regional Comprehensive Plan and
Guide (RCPG) is provided in Table 5.1-3, SCAG Policy Consistency Analysis, of
the Final EIR. As detailed in Table 5.1-3, the proposed Project is considered
consistent with relevant and applicable policies of the RCPG.
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Resolution Number ~~5'
CUMULATIVE IMPACTS
5.1-5 The proposed Project, combined with other future development, could
increase the intensity of land uses in the area. Analysis has concluded
that impacts are less than significant and no mitigation is recommended.
Projects are evaluated on a project-by-project basis in accordance with
the criteria set forth within the jurisdiction in which the cumulative project is
located.
Facts SUDDortina Findina: Development of the site as proposed would not result
in any cumulative significant land use impacts as other projects are implemented
in the area. Each proposed project would undergo the same project review
process as the proposed Project in order to preclude potential land use
compatibility issues and planning policy conflicts. It is assumed that cumulative
development would progress in accordance with the criteria set forth within the
jurisdiction that the cumulative project is located. Each project would be
analyzed independent of other land uses, as well as within the context of existing
and planned developments to ensure that the goals, objectives and policies of
the General Plan are consistently upheld.
AESTHETICSILlGHT AND GLARE
LONG-TERM AESTHETICS IMPACTS
5.2-2 Project implementation would affect the existing visual character or quality
of the Project site from the surrounding area. Analysis has concluded that
this impact is less than significant following compliance with the proposed
Specific Plan design guidelines and development standards/regulations.
Facts SUDDortina Findina: Existing views across the Project site are
predominantly of the existing Boeing campus. Undeveloped land is also visible
throughout the western portion of the property. Future development would
permanently alter the visual appearance of the Project site. With the introduction
of the proposed Specific Plan uses including manufacturing, light industrial,
research and development, warehouse, and commercial uses, current viewshed
characteristics would be altered. Existing views of parking lots and vacant land
would be replaced with views of new buildings of contemporary classic and
technical style and would involve exterior materials including natural stones,
concrete and meta!.11 More specifically, views of the Project site would be
affected as follows:
While views across the Project site would be modified, analysis has concluded
that future development would not significantly alter the visual character of the
Project site nor would it be considered degradation to the visual character of the
site or the surroundings. This finding is based on the following factors:
o Use of the property as an industrial (business) park is acknowledged in the
General Plan. The Land Use Element recommended that 30 acres of the
then 120-acre North American Rockwell facility, be designated for light
industrial use in the form of an "industrial park." As indicated in Table 5-1 of
the Specific Plan, Boeing Specific Plan Permitted Land Uses, various light
industrial uses would be permitted in the Specific Plan area. Thus, the
proposed Project would satisfy the General Plan's intended use of the subject
site (i.e., light industrial use in the form of an "industrial park").
o Approximately 62 acres (Planning Area 1, Planning Area 2, and Planning
Area 4) representing 58 percent of the Project site currently exists as an
industrial use andlor associated parking. Development within Planning Area
3 would extend industrial/business park uses in a westerly direction along
Westminster Avenue, intensifying an existing use. Future development would
11 Specific Plan, Page 4-6 and Page 4-9.
Resolution Number ~
alter the appearance of the Project site, however, these improvements would
not noticeably change the character of the property. Further, these
improvements would not be considered degrading to the visual character of
the site or the surroundings.
o The proposed Specific Plan would meet the provisions of the SPR Zone
(Section 28-1702) relative to the development standards and regulations.
Section 5 of the Boeing Specific Plan has outlined Development Regulationsl
Policies that would apply to all developments and land uses within the Boeing I
Specific Plan.
o Adequate buffers would exist at the Project site's interface with existing
residential uses (I.e., Leisure World to the north and the Island Village
community to the west). More specifically, physical features existing in the
Project area would serve as buffers separating the Project site from adjacent
residential areas. Existing buffers to the north include Westminster Avenue,
. the drainage channel, and the block wall bordering Leisure World. residences.
Existing buffers to the west include the flood control channel (LARB) and the
block wall bordering to the Island Village residences. Features proposed by
the Project would further separate the Project site from adjacent residential
areas including an 18-foot landscaping buffer proposed along Westminster
Avenue and a perimeter bufferlretentiqn/maintenance area (between 20 and
100 feet) along the western property line. Further, it should be noted that the
existing residences do not face the Project site, but rather are oriented in the
opposite direction.
o Future buildings on the 'Project site would be compatible in height with
existing buildings due to the existing on-site and surrounding buildings, as
well as the buffers separating the Project site from adjacent residential areas
(I.e., Westminster Avenue, building setbacks, and the flood control channel).
In addition to the factors described above, design guidelines have been
established in the Specific Plan that would minimize potential visual impacts I
resulting from Project development. The design guidelines in the Specific Plan '
define the general criteria for implementing coordinated design, organizational
unity and overall visual identity for the new areas to be developed. Included are
parameters for integrated site planning, architecture, landscaping and exterior
lighting, as well as procedures and requirements for design submittal and review.
In summary, the alteration of the Project site's appearance would be permanent
and would continue throughout the life of the Project. However, the proposed
improvements would not be considered degradation to the character of the site or
its surroundings based on the analysis provided above. A less than significant
impact would occur in this regard.
LOCAL SCENIC ROUTE
5.2-3 Development of the proposed Project would impact views along Seal
Beach Boulevard. Analysis has concluded that a less than significant
impact would occur in this regard.
Facts SUDDortino Findino: The General Plan designates Seal Beach Boulevard
as a Local Scenic Route. Seal Beach Boulevard's "Local Scenic Route"
designation is not due to the presence of scenic resources along the roadway or I
because the roadway possesses attractive qualities. Rather, the designation is
because the roadway "provides the major link between the coastal and interior
portion of the community and is part of the City's bicycle route system.,,12
Accordingly, development of the proposed Project would not adversely affect any
scenic vistas along Seal Beach Boulevard. Further, development of the
proposed Project would occur entirely within the limits of the Project site and
west of Seal Beach Boulevard. Therefore, views of the Pacific Ocean and
12 Seal Beach General Plan, Scanic Highway Element, Page 5-6.
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Catalina Island experienced from the crest of Marina Hill south of the Project
area would not be interrupted.
Although future development within Planning Area 4 (i.e., proposed
hotellcommercial uses) would be visible from Seal Beach Boulevard, the majority
of development within Planning Area 3 would not be visible from the roadway
due to the height and location of the existing Boeing facilities and development
within Planning Area 4.13 More specifically, only Building #7 proposed at the
southwest corner of the intersection of Apollo Drive and Saturn Way (proposed
alignments) would be visible from the east. The construction of Apollo Drive
would also be visible from Seal Beach Boulevard. Design guidelines established
in the Specific Plan pertaining to site planning (i.e., building locations, parking,
service areas, utilities, walls and fencing), architecture (i.e., architectural
character, building form and massing, facadeslfenestration, entrances, exterior
materials, exterior colors, and mechanical equipment), landscape design (on-site
landscaping, project entry, parking areas, and building perimeter), and signage
would enhance and protect views along Seal Beach Boulevard. Finally, all future
development within the Project area would be subject to review and approval by
the City for compliance with the Scenic Highways Plan. That review has been
accomplished through the analysis presented in the Final EIR.
LIGHT AND GLARE IMPACTS
5.2-4 Development of the proposed Project may create a new source of
light/glare, which would adversely affect day or nighttime views in the
area. After compliance with Specific Plan lighting guidelines, light and
glare impacts would be considered as less than significant.
Facts SUDDortina Findina: Project implementation would result in increased
utilization of the property and an extension of development to the east and west.
Development within Planning Area 3 would introduce business park uses into a
presently undeveloped area. Additionally, development of .Planning Area 4 would
increase the utilization of this area, replacing a parking lot with hotel andlor
commercial uses. The proposed uses would require lighting of building interior
and exterior spaces (i.e., entryways and signs). In addition, the Project would
include lighting for activity areas involving nighttime uses, parking, lighting
around the structures (security lighting, walkways) and lighting for interiors of
buildings.
Light spill and glare are the major environmental concerns associated with
outdoor lighting installations. Unless mitigated, light and glare from the proposed
development would have the potential to create significant impacts on adjacent
residential uses located to the north and west of the Project site. More
specifically, light sources from development within Planning Area 3 and Planning
Area 4 may create spillover light and glare impacts on the adjacent Leisure World
residences. Also, development within Planning Area 3 may create spillover light
and glare impacts on the adjacent Island Village residences and residents to the
north of the site. Light and glare impacts on adjacent residences are considered
less than significant based on the following factors:
o The Project area experiences lighting typical of urban areas with development
existing north, northwest, south, and east of the Project site. The introduction
of new light sources on the Project site may not represent a noticeable
increase in IighUglare for adjacent residences due to the existing urbanized
environment (i.e., Boeing facilities interior and exterior lighting, commercial
uses interior and exterior lighting, power plant lighting and street lighting).
o Physical features existing in the Project area serve as buffers separating the
Project site from adjacent residential areas. Buffers to the north include
13 Existing Boeing facilities would also obstruct views from Seal Beach Boulevard of Mura developmenl within
Planning Araa 2.
Resolution Number ~
Westminster Avenue, the drainage channel, and the block wall bordering
Leisure World residences. Buffers to the west include the flood control
,
channel and the block wall bordering to the Island Village residences.
o According to Table 5-2 of the Specific Plan, Development Standards, a
minimum 35-foot setback would be required along Westminster Avenue and a
minimum 10-foot setback would be required on the interior (west) side of
Planning Area 3. The required setbacks would serve as a buffer between the
existing residences and the proposed business park uses. I
o Limiting the effects of lighting on the adjacent residences would be an
important aspect of the design of future development. Section 4.6 of the
Specific Plan, Site Lighting Guidelines, has established site lighting guidelines
for parking areas, vehicular and pedestrian circulation, building exterior,
service areas, landscaping, security and special effects. Guidelines
established in the Specific Plan that would minimize potential light spillover
impacts include the following:
o All exterior on-site lighting should be shielded and confined within site
boundaries. No direct rays are permitted to shine onto public streets or
adjacent lots.
o Lights mounted to the roof parapet are not permitted. Wall-mounted light
fixtures used to illuminate parking lots are not permitted.
o Lighting shall create a sequence of varying illumination levels leading up
to the building entrance. This would include the orchestration of light from
parking light, to pedestrian lighting, special feature lighting, and lighting
from within.
o All vehicular circulation, parking lot lighting, and pedestrian walkway
lighting should have zero cut-off fixtures (Le. lens is not visible from an
angle).
o Service area and security lighting should be visible only within the limits of
the service area. Wall-mounted, security-type, service area lighting I
fixtures may be used only in screened service areas and only if direct
lighting and glare is kept within these areas. In all other areas, wall-
mounted service lighting should consist of cut-off type fixtures.
In consideration of the existing urban environment, the existing buffers, and the
setback requirements and lighting guidelines established in the Specific Plan,
Project implementation would not result in significant IighUglare impacts to the
adjacent residences to the west (Island Village) in which a buffer of 232 feet
would be provided from the nearest residential unit to Building 3 and a seven foot
block wall surrounding the community would limit any light and glare from the
project site. The distance of up to 150 feet separating the project site from
Leisure World residences due to Westminster Boulevard and the drainage ditch
combined with the concrete block wall surrounding the community would also
limit any light and glare impacts to the residential units within Leisure World.
CUMULATIVE IMPACTS
5.2-5 Project development, together with cumulative projects may result in
greater urbanization in the Project area. Impacts would be mitigated to
less than significant levels separately on a project-by-project basis.
Facts SUDDortina Findina: Construction of currently approved and pending I
projects in the vicinity would permanently alter the nature and appearance of the
area through the loss of undeveloped areas. Security and street lighting would
introduce light and glare potential to the area. Impacts are typically mitigated
separately on a project-by-project basis. Cumulative impacts can be mitigated to
less than significant levels with use of building materials that are consistent with
the general character of the area, landscaping design, and proper lighting
techniques to direct light on-site and away from adjacent properties.
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Resolution Number ~
The proposed Project would contribute to the cumulative loss of undeveloped
land within the City of Seal Beach. However, development of the currently
vacant portion of the Boeing site would be guided by the development
standards/regulations and design guidelines established in the Specific Plan,
which would be subject to review and approval in accordance with the provisions
of the Specific Plan. The proposed Specific Plan identifies approvals that require
discretionary permits (i.e., CUP for site plan review with greater than 10 percent
change in FAR).
As development occurs throughout the City, residents and visitors in the area
would notice the visual effects of urbanization. However, the significance of these
visual/aesthetic changes is difficult to determine, since aesthetic value is
subjectively determined and potential impacts are site-specific.
NOISE
LONG-TERM NOISE IMPACTS
5.5-2 Implementation of the Proposed Project would generate additional
vehicular travel on the surrounding roadway network, thereby resulting in
noise level increases. Analysis has concluded that long-term noise
impacts would be less than significant for roadway segments under the
Year 2006 buifdout traffic scenarios.
Facts SUDDortina Findina: Mobile source noise impacts on the surrounding street
network were modeled for Existing, Existing Plus Project, Existing Plus FLJture
Growth Plus Related Project and Existing Plus Future Growth Plus Related
Project Plus Project conditions. These four scenarios were modeled to
demonstrate the Project's net acoustical increase over existing and future
ambient conditions. The analysis results are compared to the City standard of 65
CNEL to determine the significance of noise impacts (it should be noted that
identified estimates only identify traffic noise generated along a specific roadway
segment and does not adjust for any existing noise barriers or differences in
elevation).
Existina Plus Proiect Noise Analvsis. As the majority of the Project traffic would
travel along Westminster Avenue and Seal Beach Boulevard, the Project would
contribute to future noise level increases along these roadways. The 65 CNEL
contour would extend from 16 to 183 feet.
The proposed Project would not create significant mobile noise impacts along the
analyzed roadway segments based on 2006 traffic conditions. The Project would
cause traffic noise levels to increase by a maximum of 1.1 dBA along the
roadway segments analyzed. Changes in community noise levels of less than 3
dBA are normally not noticeable and are therefore considered less than
significant.
Existina Plus Growth Plus Related Proiects Plus Proiect Noise Analvsis.
Residences along Seal Beach Boulevard would not be impacted under
cumulative conditions. With the addition of Project traffic, the 65 CNEL contour
along this roadway would range between 96 and 193 feet. The Project traffic
would add 1.1 dBA when compared to without Project conditions at 100 feet from
the roadway source. Additionally, due to the seven-foot wall along the property
line, noise levels would be attenuated up to 2-3 dBA. A less than significant
cumulative impact would occur in this regard.
Residences along Westminster Avenue would not be impacted under cumulative
conditions. With the addition of Project traffic, the 65 CNEL contour along this
roadway would range between 106 and 194 feet. At 100 feet from the roadway
centerline, which is the typical distance to a receptor, the Project traffic would
, Resolution Number ~
add 1.0 dBA when compared to without Project conditions. Since a noise
increase of 3dBA is barely noticeable, a 1.0 dBA increase would not be
detectable over ambient levels. A less than significant cumulative impact would
occur in this regard.
Future residences in the Hellman Ranch Specific Plan area would not be
impacted under cumulative without Project conditions. The 65 CNEL contour
along Adolfo Lopez Drive would increase from 15 feet without the Project to 17 I
feet with the Project. At 100 feet from the roadway centerline, the Project traffic
would add 0.9 dBA when compared to without Project conditions. A less than
significant cumulative impact would occur in this regard.
Overall, the Project would not result in cumulatively significant mobile noise
impacts along the roadway segments analyzed. Mobile source noise level
increases along the roadway segments analyzed would be a maximum of 1.1
dBA. Changes in community noise levels of less than 3 dBA are normally not
noticeable and are therefore considered less than significant.
HeliDad Noise
Currently, private helicopter landingltakeoff facilities are located on the Boeing
property. On a typical day there are approximately 1 to 3 helicopter flights
between the hours of 7:30 a.m. and 7:00 p.m. Helicopter noise measurements
conducted in 1991 concluded that the City standard of one minute for the 85 dBA
noise level was not exceeded, nor was the City standard of 90 dBA exceeded at
any time by any operations from the helicopter facility. For the Boeing project,
helicopter operations are not anticipated to change, and will still be subject to the
90 dBA City noise standard. .
CUMULATIVE IMPACTS
I
5.5-4 Implementation of the Proposed Project, combined with cumulative
projects, would increase the ambient noise levels in the site' vicinity.
Impact analysis and mitigation of impacts are determined on a project-by-
project basis.
Facts SUDDortina Findina: Implementation of the proposed Project, combined
with development of cumulative projects, would increase ambient noise levels in
the site vicinity. This increase would be due to both vehicular traffic noise along
local roadways and stationary noise sources associated with development. The
evaluation of noise impacts is typically determined on a project-by-project basis
in order to focus mitigation on a particular noise source. As such, future
development proposals within the City would require separate discretionary
approval and CEQA assessment, which would address potential noise impacts
and identify appropriate attenuation measures where appropriate. As previously
stated above, the proposed project, as well as cumulative development projects,
would be individually required to reduce noise impacts to below City noise
standards and demonstrate adherence to Municipal Code requirements.
BIOLOGICAL RESOURCES
ENVIRONMENTAllY SENSITIVE HABITAT
I
5.6-2 Implementation of the proposed Project would not result in the
degradation of environmentally sensitive habitat. Analysis has concluded
that impacts would be less than significant.
Facts SUDoortina Findina: Wetland habitats occurring on the Project site are
limited to portions of Drainage Ditch A and Drainage Ditch B on-site. These
ditches were artificially constructed to drain the Boeing facility and are not subject
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Resolution Number~
to tidal influence. Since these ditches contain only marginal aquatic habitat
sustained by urban runoff, these ditches do not play an especially valuable role in
the local, coastal ecosystem and would not meet the definition provided in the
Coastal Act for ESHAs. Drainage Ditch C does not support periodically saturated
or inundated conditions and does not meet the definition provided in the Coastal
Act for wetlands. As such Drainage Ditch C would not be considered an ESHA.
A small population of the southem tarplant (Centromedia parryi ssp. australis,
FAG) was identified in Drainage Ditch C of the project site. The tarplant is tolerant
of disturbance and has persisted in Ditch C despite continual disturbance from
ongoing maintenance activities at the site. A larger, widespread population of the
southem tarplant exists on the Hellman Ranch property adjacent to the project site.
It is likely that the Drainage Ditch C southern tarplant population has been derived
from the Hellman population. The Hellman population will be preserved as a part of
restoration activities at that site. The Boeing tarplant population is significantly
smaller and more disturbed than the Hellman population, and it does not provide an
"especially valuable role" in the local ecosystem and as such would not constitute
or be considered an ESHA.
No functional raptor foraging habitat exists on the project site. Foraging activities
observed at the site have been almost entirely limited to circling behaviors high
above the site. As the site does not provide especially valuable foraging habitat
for raptors, it would not be considered an ESHA. Therefore, no impacts in this
regard would occur.
CUMULATIVE IMPACTS
5.6-4 Cumulative development (including the proposed Project) in the Project
area may impact the area's biological resources. Analysis has concluded
that Project implementation would not result in significant biological
impacts with implementation of the specified mitigation.
Facts SUDDortina Findina: When viewed in conjunction with other major
developments planned for the City of Seal Beach, the loss of southern tarplant or
woolly sea-blite and other native vegetation, as well as the loss of wildlife habitat
could be considered a negative cumulative effect. However, cumulative impacts
to the southern tarplant (385 individuals) would be mitigated to a less than
significant level. While impacts to the woolly sea-blite (12 individuals) are not
considered significant due to the fact that the species is widespread and is
associated with the man-made drainage ditch, mitigation measures would ensure
that impacts would be reduced to less than significant levels.
Potential impacts would be site specific and an evaluation of potential impacts
would be conducted on a project-by-project basis. This would be especially true
of those developments located in areas that contain sensitive species and
habitat. Each incremental development would be required to comply with all
applicable State, Federal and City regulations concerning the preservation of
biological resources. In consideration of these regulations, potential cumulative
impacts upon biological resources would not be considered significant.
CULTURAL RESOURCES
CUMULATIVE IMPACTS
5.7-4 Cumulative development may adversely affect cultural resources.
Resources are evaluated and mitigated on a project-by-project basis.
Facts SUDDortina Findina: Potential impacts would be site specific and an
evaluation of potential impacts would be conducted on a project-by-project basis.
This would be especially true of those developments located in area that contain
Resolution Number ~~]?
prehistoric archaeological/historical resources. Each incremental development
would be required to comply with all applicable State, Federal and City'
regulations concerning preservation, salvage, or handling of cultural resources.
In consideration of these regulations, potential cumulative impacts upon cultural
resources would not be considered significant. .
GEOLOGY AND SOILS
CUMULATIVE IMPACTS
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5.8-3 The proposed Project, combined with future development, may result in
increased short-term impacts such as erosion and sedimentation, and
long-term seismic impacts within the area. Mitigation is incorporated on a
project-by-project basis to reduce impacts to a less than significant level in
areas deemed suitable for development.
Facts SUDDortina Findina: Soils and geologic conditions in the project vicinity
may vary by location. Short-term cumulative impacts such as erosion and
sedimentation would occur. The only cumulative long-term impact related to
geology is the exposure of people and the property in the vicinity of the Newport-
Inglewood System to the potential for seismically induced ground shaking.
Implementation of the cumulative projects would incrementally increase the
number of people and structures potentially subject to a seismic event. However,
such exposure would be minimized through strict engineering guidelines for
development at each respective site. The cumulative effects of increased
seismic risk would be mitigated to a less than significant level.
HYDROLOGY AND DRAINAGE
CUMULATIVE IMPACTS
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5.9-4 The proposed Project along with other future development may result in
increased hydrology and drainage impacts in the area. Impacts are
evaluated on a project-by-project basis in order to mitigate impacts to a
less than significant level.
Facts SUDDortina Findina: The basis for the cumulative analysis is presented in
Section 4.0, Basis For Cumulative Analysis, of the Final EIR. For purposes of
drainage and water quality analysis, cumulative impacts are considered for
projects in the same watershed as the Boeing site. These cumulative projects
drain into the Los Alamitos Retarding Basin and are required to comply with the
standards outlined in the Orange County NPDES Permit. There are no
cumulative impacts associated with the proposed project.
PUBLIC HEALTH AND SAFETY
EMERGENCY RESPONSE PLAN
5.10-5 Development of the proposed Project could physically interfere with the
Emergency Operation Plan adopted by the City of Seal Beach.
Compliance with City Municipal Code and requirements would result in I
less than significant impacts. '
Facts SUDDortina Findina: The City's Emergency Operation Plan was adopted in
June of 1996 and details the City's specific responsibilities before, during and
after any emergency. This Plan is in compliance with the State Emergency
Services Plan. In regards to future development of the site, all new businesses
would be required to participate in the Hazardous Materials Disclosure Program
which requires a new business to disclose whether they will be handling
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Resolution Number ~
hazardous materials, what kind and quantity, reducing impacts to a less than
significant level.
It is anticipated that traffic flow would be temporarily impacted during construction
of these proposed improvements. However, Project compliance with City
Development Code would be required. Impacts associated with the Emergency
Response Plan would be considered as less than significant after compliance
with the Development Code.
>
Further, it should be noted that the proposed Project is enhancing development
and improvements to the proposed Project site. The proposed access
improvements are being designed to facilitate adequate traffic movement for
peak hour conditions, which would also ensure adequate emergency condition
vehicular movement from the Project site and along the adjacent roadway
network. Therefore, it is anticipated that the Project would not have a significant
impact relative to the implementation or interference with emergency response
plans.
CUMULATIVE IMPACTS
5.10-6 The proposed Project, in combination with other cumulative Projects,
could increase exposure to the public of hazardous substances.
Compliance with Federal, State, and local requirements on a Project-by-
Project basis would reduce cumulative impacts to a less than significant
level.
Facts SUDDortina Findina: Compliance with local, State, and Federal regulations
would ensure that contamination or exposure to hazardous substances is
avoided or controlled to minimize the risk to the public on a case-by-case basis
as the cumulative Projects are constructed.
PUBLIC SERVICES AND UTILITIES
CUMULATIVE IMPACTS
5.11-4 Cumulative development could result in an increased demand for public
services and an increase in the consumption rates for public utilities and
services, potentially requiring expansions of the existing utility systems.
Analysis has concluded that cumulative development is subject to
standards and requirements of reviewing agencies and no additional
mitigation is recommended.
Facts SUDDortina Finding: In relation to the cumulative development outlined in
Section 4.0, Basis for Cumulative Analysis, of the Final EIR, the proposed Project
would cumulatively contribute to an increased demand of water, wastewater and
solid waste. The proposed Project and related projects would add to the
cumulative demand for such services through the introduction of new residents,
tenants, and users of the proposed facilities. However, this growth has been
considered for in long-range plans. The site is located in an area that is served
by all utilities (I.e., water, sewer, and energy utilities) and other public services
(I.e., police, fire, schools and solid waste). Existing facilities can be readily
extended into the area to serve the proposed development. No additional
governmental services or activities would be cumulatively impacted by the
proposed Project. Since the respective providers of such services and facilities
have indicated that the Project's incremental impacts can be sufficiently
mitigated, cumulative impacts on public services and utilities anticipated to result
from this development are not considered to be significant.
Resolution Number ~~~
VII. FINDINGS REGARDING EFFECTS DETERMINED TO BE
MITIGATED TO LESS THAN SIGNIFICANT LEVELS
The City of Seal Beach having reviewed and considered the infonnation contained of
the Final EIR, the Technical Appendices and the administrative record, finds, pursuant
to California Public Resources Code 21081 (a)(1) and CEQA Guidelines 15091 (a)(1)
that changes or alterations have been required in, or incorporated into, the proposed
Project which would mitigate, avoid, or substantially lessen to below a level of
significance the following potentially significant environmental effects identified of the
Final EIR in the following categories: AestheticslLight and Glare, Traffic and Circulation,
Noise, Biological Resources, Cultural Resources, Geology and Soils, Hydrology and
Drainage, Public Health and Safety and Public Services and Utilities.
I
The potentially significant adverse environmental impacts that can be mitigated are
listed below. The City of Seal Beach finds that these potentially significant adverse
impacts can be mitigated to a level that is considered less than significant after
implementation of mitigation measures identified of the Final EIR.
AESTHETICSILlGHT AND GLARE
SHORT-TERM AESTHETICSILlGHT AND GLARE IMPACTS
5.2-1 Grading and construction activities associated with Project implementation
would temporarily affect the existing visual character I quality of the Project
site and the surrounding area. Impacts are concluded as less than
significant with implementation of the recommended mitigation.
Facts SUDDortina Findina: The proposed Project would involve the development
of up to 1,060,500 square feet of business park not limited to "light industrial" I
uses. Project construction activities would alter views across portions of the
Project site from surrounding locations. Graded surfaces, construction materials,
equipment and truck traffic would be visible. Soil would be stockpiled and
equipment for grading activities would be staged at various locations throughout
the Project site. These visual impacts can be considered significant unless
mitigated. With implementation of the recommended mitigation pertaining to
equipment staging areas and the use of screening, impacts in this regard are
considered less than significant. Further, construction-related impacts are not
considered significant as they are anticipated to be short-tenn and would cease
upon Project completion.
Mitigation Measure 5.2-1 of the Final EIR reduces impacts below a level of
significance. The measure is as follows: .
5.2-1 Construction equipment staging areas shall be located away from existing
residential uses and appropriate screening (i.e., temporary fencing with
opaque material), used to buffer views of construction equipment and
material, when feasible. Staging locations shall be indicated on project
Final Development Plans and Grading Plans and are subject to review
and approval of the City. Compliance with this measure is subject to
periodic field inspection by City Staff. No mitigation measures are
recommended.
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TRAFFIC AND CIRCULATION
ALTERNATIVE ACCESS EVALUATION
5.3-2 Development of the proposed Project, with the extension of Apollo Drive,
would result in similar impacts when compared to the proposed project.
Resolution Number ~~
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Facts Suooortina Findina: The extension between of Apollo Drive between
Apollo Court and Saturn Way would provide a direct link between Seal Beach
Boulevard and Westminster Avenue. The daily volumes on Apollo Drive are
projected to range between 3,751 vehicles per day and 5,756 vehicles per day.
These projections assume that up to 50 percent of the vehicles currently making
either a northbound left-turn or an eastbound right-turn at the Seal Beach
BoulevardlWestminster Avenue intersection would utilize the Apollo Drive
Connection as an alternate route to travel to and from their destination within the
project study area.
Peak Hour Intersection Capacity Analysis
Traffic associated with the Boeing Specific Plan project would have a significant
impact at six of the twenty-one key ~tudy intersections. Assuming the Apollo
Drive Extension is constructed, the six locations forecast to operate at an
unacceptable LOS with the addition of Boeing Specific Plan project traffic and the
peak hour in which the project has an impact are as follows:
AM Peak Hour PM Peak Hour
Kev Intersection ICU/LOS leU/LOS
1. Pacific Coast Highway at 2nd 1.094/F 1.095/F
StlWestminster Ave
2. Studebaker Road at Westminster 1.061/F 0.961/E
Avenue
9. Seal Beach Boulevard at Westminster 1.108/F 1.2221F
Avenue
10. Seal Beach Boulevard at 1-405 1.049/F 1.190/F
I Southbound Ramps
11. Seal Beach Boulevard at 1-405 0.929/E 1.160/F
Northbound Ramps
12. Westminster Avenue at Bolsa Chica 1.117/F O.935/E
Road
Implementation of recommended improvements at the six significantly impacted
intersections would completely offset the impact of the proposed Boeing Specific
Plan project. Mitigation measures that address the project's impacts without the
Apollo Drive Connection between Apollo Court and Saturn Way would be
sufficient to mitigate the Boeing Specific Plan's impact with the Apollo Drive
Connection as well.
Roadway Link Capacity Analysis
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Seven of the eleven study roadway segments and the three segments on Apollo
Drive are projected to operate at an acceptable LOS C or better on a daily basis.
Daily volumes on Apollo Drive are projected to range between, 3,751 vehicles
per day and 5,756 vehicles per day. The daily volumes on Apollo Drive, between
Apollo Court and Saturn Way, are projected to total 3,751 vehicles per day.
. Based on this projected traffic volume, the Apollo Drive Extension can be
designed to the standards for an "Industrial - local a" street as indicated in the
Orange County Environmental Management Agency (OCEMA) Standard Plan
1107 (i.e., 44 foot paved street within a 60-foot right-of way). Therefore, impacts
would be less than significant with implementation of developing the Apollo Drive
Connector.
Daily impacts of the project on Pacific Coast Highway are not considered
significant based on the results of the peak hour intersection analysis prepared
for the "terminal intersections," Pacific Coast Highway/Seal Beach Boulevard and
Pacific Coast Highway/Main Street-Bolsa Avenue. Both of these intersections
Resolution Number ~tf~
are forecast to operate at LOS D or better under the existing land configuration
for Pacific Coast Highway.
Mitigation Measure 5.3-2, which cross-references to Mitigation Measures 5.3-1a,
applies to the Alternative Access Scenario. Impacts are reduced below a level of
significance and no additional mitigation measures are recommended.
NOISE
SHORT-TERM CONSTRUCTION NOISE IMPACTS
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5.5-1 Grading and construction within the Project area would result in temporary
noise impacts to nearby noise sensitive receptors. Analysis has
concluded that construction noise impacts would be temporary, and would
be required to comply with City of Seal Beach Municipal Code
requirements. With compliance to the City Code and recommended
mitigation measures, impacts are concluded to be less than significant.
Facts SUDDortina Findina: Construction activities generally occur in a short and
temporal)' duration, lasting from a few days to a period of months. Groundborne
noise and other types of construction related noise impacts would typically occur
during the initial site preparation, which can create the highest levels of noise.
Generally, site preparation has the shortest duration of all construction phases.
Activities that occur during this phase include earthmoving and soils compaction.
High ground borne noise levels and other miscellaneous noise levels can be
created during this phase due to the operation of heavy-duty trucks, backhoes,
and front-end loaders.
Noise levels typically range from 73 to 96 dBA at a range of 50 feet from
individual pieces of equipment.14 In addition to construction noise from the I
project site, the construction periods would also cause increased noise along
access routes to the site due to movement of equipment and workers on the site.
The import of 100,000 cubic yards 15 of soil from an off-site . location would be
required in order to accommodate the proposed development. The additional
soil transport traffic along Seal Beach Boulevard would result in an average 0.3
dB increase in traffic noise levels along the roadway segment. This increase is
not significant. Increases along other roadway segments of the haul route would
be less than 0.3 dB16. Therefore, construction vehicles utilized for the Project are
concluded to not result in a significant noise impact.
A reasonable worst-case assumption is that the 3 loudest pieces of equipment
would operate simultaneously and continuously over at least 1 hour. The
combined sound level of 3 of the loudest pieces of equipment is 92 dBA
measured at 50 feet from the noise source.
Construction noise would last the duration of construction, although it would be
most noticeable during the initial months of site-intensive grading and building
construction. Noise sensitive receptors in proximity to the construction site,
which include the Leisure World and Island Village communities, would
experience 'increased noise levels resulting from construction activities. These
communities could face a slight increase in noise levels generated by I
construction work. Noise levels above 64 dBA can occur as far as 1,000 feet
from the project site. However, ambient levels in the area are currently above 65
dBA, and with the perimeter walls and surrounding vegetation,'these noise levels
are not expected to intrude past the first row of residential units adjacent to the
walls in which residences within Island Village are approximately 195 feet from
14 United States EPA, 1971.
15 Per conversation wilh Dave Bartlall, Boeing Really Corporation Consultanl, Novembar 4,2002.
16 Based upon modeling results ulilizlng the FHWA-Ro..77-10B model.
Resolution Number ~41J7
the project site and residences within Leisure World are approximately 155 feet
from the project site.
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The City of Seal Beach Municipal Code (Chapter 13D) exempts construction
activities from adhering to City noise standards as long as construction is limited
to the hours of 7:00 a.m. to 8:00 p.m. on weekdays, between 8:00 a.m. and 8:00
p.m. on Saturdays or when the City Building Inspector approves special
provisions for construction activities. Additionally, the City of Long Beach
Municipal Code noise standards (Section 8.80.202) stipulate that the project will
be in conformance as long as construction is limited to the hours of 7:00 a.m. to
7:00 p.m. on weekdays, between 9:00 a.m. and 6:00 p.m. on Saturdays or when
the City Building Inspector approves special provisions for construction activities.
These impacts are short-term and would cease upon completion of the
grading/construction phase. As such, construction impacts are concluded to be
less than significant. Implementation of the recommended mitigation (i.e.,
muffling/ placement of construction equipment and stockpiling/staging of
construction vehicles) and compliance with Code requirements as outlined
above, would serve to minimize the length of time residents are exposed to
significant noise levels.
Based upon the analysis, the local receptors will not experience ambient
construction noise levels that are in excess of existing levels. With adherence to
the Municipal Code, and due to the relatively short period of construction, noise
and vibration impacts are concluded to be less than significant. Based upon the
nominal increase in construction noise levels, additional- mitigation measures
beyond the City Code is not required.
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Mitigation Measure 5.5-1 of the Final EIR reduces impacts below a level of
significance. The measure is as follows:
5.5-1 Prior to Grading Permit issuance, the Grading Plan shall be reviewed and
approved by the Planning Department to ensure compliance with the
following:
tJ All construction equipment, fixed or mobile, shall be equipped with
property operating and maintained mufflers, to the satisfaction of the
Building Official.
tJ During construction, stationary construction equipment shall be placed
such that emitted noise is directed away from sensitive noise receivers,
to the satisfaction of the Building Official.
tJ During construction and to the satisfaction of the Building Official,
stockpiling and vehicle staging areas shall be located as far as
practical from noise sensitive receptors during construction activities.
LONG-TERM STATIONARY NOISE
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5.5-3 Implementation of the Proposed Project would result in the generation of
on-site noise associated with commercial and light industrial activities
which include loading/unloading activities, mechanical equipment and
activities occurring in parking lots. Analysis has concluded that stational}'
source impacts would be reduced to less than significant levels with
adherence to the City of Sea/ Beach Municipa/ Code requirements relating
to noise level standards and recommended mitigation measures.
Facts SUDDortina Finding:
Stationary Noise Analysis
Parkina Lot Noise. Typical parking lot lioise from conversation and door
slamming of 60 dBA Lmax at 50 feet would be reduced to 49 dBA Lmax at 175
Resolution NUmber.:2i..7-
feet. Because these events occur intermittently and lasting only a very short time
period (i.e., a few seconds), they are compared to the maximum noise level
standard specified in the City's Noise Ordinance. For residential uses, the
maximum noise level standard is 70 dBA Lmax during daytime hours and 65 dBA
Lmax during nighttime hours. Therefore, typical parking lot noise generated at
the project site would be below both the daytime and nighttime noise standards
at the nearest existing and proposed residential uses.
Loadina/Unloadina Noise. Noise from loading/unloading activities of 75 dBA I
Lmax would be reduced by distance attenuation alone to 57 dBA Lmax (Building
97), 36 dBA Lmax (Building 84), and 63 dBA Lmax (Planning Area 4) at the
nearest residences in Leisure World and Island Village. Additionally, noise from
the loading areas would be blocked partially to the north and northwest by the
walls surrounding Leisure World, Island Village and the future planned Hellman
Ranch project. Therefore, the loading/unloading noise would not exceed the
nighttime (10 p.m. to 7 a.m.) maximum noise standard at the nearest residences.
Although several noise sources would be introduced in the Project area, most
would occur for only very brief time periods, including truck movements, parking
lot sweepers and trash compactors. Trucks could potentially make deliveries to
commercial operations at numerous access points via Westminster Avenue and
Seal Beach Boulevard. Parking lot sweepers typically operate during the early
morning hours when parking lots are empty. Trash compactors are often located
near loading docks and usually operate a few times per day for 1 to 2 minutes
during each compaction cycle. These types of sources and/or activities usually
do not operate concurrently and can meet the hourly permitted standards
described in the City of Seal Beach noise regulations. Other noise sources, such
as air conditioning equipment, parking lot traffic, and loading dock activities
operate for comparatively longer periods of time. Loading dock activities that I
generate noise include truck movements, idling trucks, roll-up doors and talking
employees. The project would be required to comply with City noise standards
and demonstrate adherence to Chapter 13D, Noise Standards, of the City of Seal
Beach Municipal Code and Chapter 8.80 of the City of Long Beach Municipal
Code.
Mitigation Measures 5.5-3a through 5.5-3b of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.5-3a
Prior to Building Permit issuance, subsequent noise assessments
shall be prepl;lred, to the satisfaction of the Director of Development
SeNices, which demonstrates the site placement of stationary
noise sources would not exceed criteria established in the City of
Seal Beach Noise Ordinance. The analysis shall verify that loading
dock facilities, rooftop equipment, trash compactors and other
stationary noise sources are adequately shielded and/or located at
an adequate distance from residential areas in order to comply with
the City's noise standards.
5.5-3b
Directional speakers shall be shielded and/or oriented away from
off-site residences to the satisfaction of the Director of
Development SeNices.
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BIOLOGICAL RESOURCES
SPECIAL STATUS SPECIES
5.6-1 Project implementation could affect species identified as special status.
Implementation of recommended mitigation measures would reduce
impacts to a less than significant level.
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Resolution Number 5/~9
Facts SUDoortina Finding: The project site contains two special status plant
species: southern tarplant (Centromadia parryi ssp. australis - CNPS List 1B (rare
or endangered in California and elsewhere)) and woolly sea-blite (Suaeda taxifolia
- CNPS List 4 (plants of limited distribution)). There are no sensitive wildlife
species present within the study area. Raptors observed on or adjacent to the
project site included the red-tailed hawk (Buteo jamaicensis), American kestrel
(Falco sparverius), and turkey vulture (Cathartes aura). Foraging behaviors
observed at the site were limited to circling above the site, except for one American
kestrel that successfully captured an item of prey in the adjacent Los Alamitos
retarding basin, and carried the prey item to a telephone pole on-site where it was
consumed.
Grading for the project would result in impacts to the southern tarplant and woolly
sea-blite that are associated with Drainage Ditch C, which would be filled to
construct the project. However, as identified in the jurisdictional delineation and
verified by the U.S. Army Corps of Engineers, Drainage Ditch C does not contain
wetland habitat.
Direct Impacts to Southern Tarplant
Grading for the project would result in the loss of 385 individuals of southern
tarplant located within Drainage Ditch C.17 Because this species is included on
the CNPS List 1 B, the loss of 385 individuals would be considered significant
prior to mitigation. Impacts to southern tarplant would be fully mitigated and are
not considered significant with implementation of mitigation.
Direct Impacts to Woolly Sea-Blite
Grading for the project would result in the loss of 12 individuals of woolly sea-
blite located within Drainage Ditch C. Woolly sea-blite is included on the CNPS
List 4 (a watch list) and is still common, exhibiting widespread distribution. Even
though this species is wide spread and common and the 12 individuals are
associated with a man-made artificial drainage ditch, mitigation measures are
included to ensure that impacts are not considered adverse or significant.
Mitigation Measures 5.6-1a through 5.6-1b of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.6-1 a
In order to mitigate adverse impacts to 385 individual of southern
tarplant, a translocation program has been developed. Plants shall
be translocated on-site to the terraces adjacent to Drainage Ditches
A and B.
5.6-1 b
The woolly sea-blite species shall be incorporated into plantings on
the terraces adjacent to Drainage Ditches A and B.
JURISDICTIONAL WATERS OR RESOURCES
5.6-3 Development of the proposed Project would impact jurisdictional waters.
Analysis has concluded that impacts would be less than significant impact
with implementation of mitigation measures and compliance with
regulatory requirements. .
17 As noted, surveys were conducted in 2001 and 2002. Based on preliminary counts conducted In May 2002, the
number of plants was considarably largar In 2001 (presumably due to higher rainfall) so the impect number of 385
Is based upon the 2001 survey data.
'Resolution Number ..,1i~1
Facts SUDDortina Findina:
Direct Impacts to Drainage Ditch C
Grading for the project would result in impacts to 0.11 acre of CDFG and
potential RWQCB jurisdiction associated with Drainage Ditch C. Since the
artificial drainage ditch exhibits minimal aquatic function, the impact is considered
adverse but not significant prior to mitigation. With mitigation, the impact is not I
considered adverse or significant.
Indirect Impacts to Drainage Ditches A and B
Creation of flood-control and water quality features associated with these artificial
drainage ditches would not directly impact the channel bed of either artificial
ditch. Grading would create terraces that would provide for flood-control and
water quality functions and limited habitat function.
Indirect Impacts Associated with Flood Control Features
Grading would create basins adjacent to Drainage Ditches A and B. The basins
would detain water for up to 48 hours during significant storm events. The
infrequent ponding with only limited duration would not have a measurable
impact on the hydrology of the drainage ditches. As such, there would be no
indirect impacts associated with creation of the flood control functions adjacent to
the ditches.
Indirect Impacts Associated with Water Quality Features
In addition to providing flood control, the graded basins would provide water
quality functions as dry-weather nuisance flows and first flush flows "Vould be I
directed onto the terraces adjacent to the drainage ditches. Existing dry-weather
and storm flows that currently discharge into Drainage Ditch 8 would continue as
in the existing condition. As such, there would be no indirect impacts associated
with creation of the water quality functions associated with the basins.
Site grading would result in the creation of terraces adjacent to channel bottoms
for both drainage ditches with the created terraces providing limited wetland
habitat, flood-control, water quality, and buffer functions. Impacts to Drainage
Ditch C would be mitigated through the creation of wetland terraces, 8-feet wide,
along each side of Ditches A and B as proposed by the applicant's wetland
restoration plan. These terraces would be created by excavating the banks of
the drainage ditches to an elevation approximately one-foot above the existing
channel floor. Wetland habitat on these terraces would be supported by runoff
from the surrounding post-development area. Approximately 0.42 acre of alkali
meadow habitat would be created on these terraces, resulting in a 4:1 mitigation
ratio. Temporary impacts to vegetation within Ditches A and B may occur during
the restoration phase. Any temporary impact areas would be restored to existing
contours and replanted following construction of the wetlarid terraces.
Additional mitigation would take place within and surrounding two proposed
water quality basins located in the southwest comer of the site and along the I
western project boundary. The proposed basins would be designed to capture
and treat 'runoff from the project site and surrounding impervious surfaces. The
basins would be planted with native hydrophytes to provide an additional 2.1
acres of wetland habitat on-site.
Implementation of the wetlands restoration plan would provide for a total of
approximately 2.52 acres of alkali meadow habitat at the project site. In addition,
the CNPS List 1 B southern tarplant (Centromedia parryi ssp. australis) and
CNPS List 4 woolly sea-blite (Suaeda taxifolia) would be transplanted in portions
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Resolution Number ~/~~
of the terraces and water' quality basins. The proposed water quality basins
would provide an opportunity to create larger blocks of wetland habitat at the site.
These basins would be located along the project periphery and would provide
greater wildlife access to wetland habitat at the site.
Mitigation Measure 5.6-3 of the Final EIR reduces impacts below a level of
significance. The measure is as follows:
5.6-3 Mitigation for impacts to 0.11 acre of CDFG and potential RWQCB
jurisdiction shall be provided through creation of approximately 2.52 acres
of wetland habitat on the terraces adjacent to Drainage Ditches A and B,
as well as within two water quality treatment basins at the site. The
terraces and baSins would be planted with native hydrophytes appropriate
for the hydrological conditions expected for the terraces, resulting in a
23:1 mitigation ratio.
CULTURAL RESOURCES
ARCHAEOlOGICAUHISTORICAl RESOURCES
5.7-1 Implementation of the proposed Project could cause a significant impact to
archaeological and/or historical resources on-site. Implementation of
recommended mitigation measures would reduce impacts to less than
significant levels.
Facts SUDDortina Findina: A field survey conducted within the Project area
resulted in the identification of eight previously unrecorded archaeological sites.
Seven of these are pre~istoric shell deposits; one of these has a historic
component. One site is a historic period site. However, the historic period
deposits (viz., the historic component of B4tH and historic site B-5H) do not
appear to have notable information to contribute to the understanding of local or
regional history.
Sites B-2, B-3, B4tH, and locus 4 of B-6 have demonstrable subsurface
components. At site B4tH, a cultural stratum was discovered in a drainage
canal cut below approximately 70 em of sterile soil. It appears that most of the
project area was marshy in 1873, suggesting that shell might occur naturally on
site and calling into question the suitability of the parcel for prehistoric human
occupation. Second, it appears that part of landing Hill was cut during
construction, and this could have resulted in the redeposition of some cultural
materials within the parcel. Third, in situ materials would probably have been
subjected to some degree of construction-related disturbance at or near the
natural grade. However, it is not clear that this damage would be so great as to
diminish the integrity of the archaeological sites to a degree that they would not
meet the National Register criteria. Moreover, the shell lens buried at a depth of
70 cm in site B4tH would indicate the potential for buried sites that escaped
damage during construction.
Development of the proposed project therefore has the' potential to disturb or
destroy prehistoric archaeological resources. Recommended mitigation
measures would ensure proper monitoring of project grading activities and
testing of any resources found as a result of project development.
Implementation of recommended mitigation measures would reduce impacts to a
less than significant level.
Mitigation Measures 5.7-1a through 5.7-1f of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.7-1 a
Sites B-2. B-3. B4tH and locus 4 of B-6. The Project Applicant
shall retain a qualified, City approved archaeologist to conduct
Resolution Number ~
5.7-1b .
5.7-1 c
5.7-1d
5.7-1e
5.7-1f
archaeological testing in order to determine the depth, breadth, and
nature of the contents of Sites B-2, B-3, B-4/H, and Locus 4 of B-6
and whether or not they qualify as historical resources.
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" must 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 must 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.
Project-related earth removal or disturbances 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 applicant for the impacted
area of the proposed project.
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.
If the testing program determines that Sites B-2, B-3, B-4/H and
Locus 4 of B-6 qualify as historical resources as defined in CEQA
guidelines Section 15064.5, final mitigation measures as defined in
the Archaeological and Historical Element of the General Plan
include the following if the researched site is not to be preserved in
situ:
lJ Capping or fencing of the site;
lJ Relocation of the cultural resource for preservation;
lJ Total excavation of the site;
lJ Partial excavation of the site; or
lJ Renovation or reconstruction of historic or archaeological
structures.
An archaeologist and a Native American Monitor appointed by the
City of Seal Beach shall be present during earth removal or
disturbance activities related to rough grading and other excavation
for foundations and utilities that extend below five feet of pre-
grading surface elevation. If any earth removal or disturbance
activities result in the discovery of cultural resources, the project
proponent's contractors shall cease all earth removal or
disturbance activities in the vicinity and immediately notify the City
selected archaeologist and/or Native American Monitor, who shall
immediately notify the Director of Development Services. The City
selected archaeologist will have the power to temporarily halt or
divert the excavation equipment in order to e.valuate any potential
cultural material. The City selected archaeologist shall evaluate all
potential cultural findings in accordance with standard practice, the
requirements of the City of Seal Beach Archaeological and
Historical Element, and other applicable regulations. Consultation
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Resolution Number~~~
.I
with the Native American Heritage Commission and datalartifact
recovery, if deemed appropriate, shall be conducted.
PALEONTOLOGICAL RESOURCES
I
5.7-2 Implementation of the proposed Project could impact paleontological
resources that may exist on-site but have not been documented.
Implementation of recommended mitigation measures would reduce
impacts to a less than significant level.
Facts SUDDortina Findina: The project site could yield fossil remains, which are
valuable for paleo-biological, paleo-environmental, 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.
Of note is the fact that grading associated with the Project could unearth fossil
resources, which may not have ever been discovered otherwise. The potential
loss or destruction of fossil resources and the concomitant loss of scientific
knowledge is considered a potentially significant impact under CEQA and
mitigation measures are recommended to reduce impacts to a less than
significant level.
Mitigation Measure 5.7-2 of the Final EIR reduces impacts below a level of
significance. The measure is follows:
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5.7-2 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.
BURIAL SITES
5.7-3 Implementation of the proposed Project may disturb unknown locations of
human remains. Implementation of the recommended mitigation would
reduce impacts to less than significant levels.
Facts SUDDortina Findina: Human remains in a previously unknown burial site
could potentially be encountered during construction activities associated with
the proposed Project. Any alterations to human remains associated with Project
implementation would be considered a significant adverse impact. However,
Implementation of the mitigation which details the appropriate actions necessary
in the event human remains are encountered would reduce impacts in this regard
to a less than significant level.
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Due to the discovery of human remains on the nearby Hellman Ranch properties,
there is an increased potential for the discovery of unknown locations for human
remains on the subject property. Mitigation procedures have been identified that
would be required based on the compliance issues raised on the Hellman
RanchlJohn Laing Homes project to the south. The procedures have been
utilized at the Hellman Ranch site in consultation with the Most Likely
Descendent (MLD) to mitigate the impacts to the discovery of any unknown
human remains. Mitigation involves a "Mitigation Plan," should a significant
number of unknown human remains be encountered during the test phase and
construction grading monitoring on the Boeing property.
Mitigation Measures 5.7-3a through 5.7-3b of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
Resolution Number ~tf1
5.7-3a
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
Section 5097.98 and 5097.99 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.
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5.7-3b
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
Community Development Department. The Mitigation Plan shall
include the following procedures:
Continued Native American Monitorina
D 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
Landing Hill.
D Exposure and removal of each burial shall be monitored by a
Native American. Where burials are clustered and immediately I
adjacent, one monitor is sufficient for excavation of two
adjoining burials.
D 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.
D 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 will also
monitor the screening. If the screening is done at another
location, a separate monitor shall be required.
D 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
D 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 I
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.
D 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
Resolution Number ~J./9
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
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lJ 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 m 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 t.errace
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.
lJ 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 spoil 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.
lJ 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.
lJ If additional burials are found during controlled grading,
additional ETUs will be hand excavated in the radial patterns
described above.
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Burial Removal and Storaqe
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lJ 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.
lJ 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 plywooq board and lifted onto a
pallel. A forklift shall carry the pallet to a secure storage area or
secure storage containers located on the subject property.
Resolution Number ~
D 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.
Stud v of Burial Remains
D If the burials are removed in pedestal and are incompletely
exposed, osteological studies are necessarily limited to I
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.
D 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.
Reoatriation of Burials and Associated Artifacts I
D 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
D 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 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 I
finds. The following studies would be potentially applicable:
D 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 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
Resolution Number ~~~
I
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 a 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 detennine 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.
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Curation
o 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.
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Preoaration of Final Reoort
o The final technical report shall be prepared and submitted to the
City and CCC 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
Resolution Number ~
from all phase of the cultural resources program. Funding shall
be provided by the landowner.
GEOLOGY AND SOILS
SOIL
5.8-1 Soil conditions could affect development onsite due to the expansion and I
compressibility potential. Implementation of recommended mitigation
measures would reduce impacts to a less than significant level.
Facts SUDDortina Findina: The project site is underlain primarily by sandy silts
and silty clays with scattered generally thin silty sand layers. The various
sedimentary soil layers observed within the initial borings and cone penetration
test holes were fairly consistent in stratigraphy and thickness. The most
prominent near surface soils consisted of silty clays and sandy silts but silty
sands were observed below a depth of 40 feet. The near surface soils were
found to be somewhat inconsistent in density but generally firm or stiff.
Relatively undisturbed samples obtained during the initial investigation indicated
dry density varying from 61 to 118 pound per cubic foot (pcf). Laboratory testing
indicated moisture content varying from 3.1 to 69.0 percent. The soils were
generally saturated below a depth of 19 or 23 feet within the majority of the
borings. The presence of relatively shallow groundwater and the generally high
moisture content of the near surface soils would limit the depth of over
excavation and recompaction that may be reasonably accomplished, which
would reduce impacts to a less than significant level.
Compressibility
Consolidation testing performed on relatively undisturbed samples indicated that I
some of the soils underlying the site remain compressible and may be
susceptible to detrimental settlements due to additional loading associated with
structure foundations and the placement of engineered fields. Due to the
somewhat inconsistent density and potentially compressib'e nature of the near
surface soils, remedial grading is recommended for building and foundation
areas, resulting in less than significant impacts.
Expansion
Expansion testing indicates expansion indices of 93 and 113 for the near surface
silts and clays that correspond with the "high" expansion category as designated
within Section 18-2 of the 1997 Uniform Building Code (UBe). However, the silty
sands were determined to be generally non-expansive. Implementation of
recommended mitigation measures for the near surface silts and clays would
result in less than significant impacts.
Soil Erosion
The younger alluvial deposits within two major drainage channels are highly
erodible. Adverse surface drainage could promote accelerated soli erosion,
which could undermine proposed structures. This impact would be considered I
significant if not mitigated. Mitigation measures, involving removal and
recompaction of these soils, providing adequate surface drainage away from
these soils would reduce this impact to a less than significant level.
Mitigation Measures 5.8-1a through 5.8-1j of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.8-1a
Prior to issuance of a grading permit, the project proponent shall
submit a final geotechnical report to the City Engineer for approval.
5.8-1 b
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5.8-1c
5.8-1d
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5.8-1e
5.8-1f
5.8-1g
5.8-1 h
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5.8-1i
5.8-1j
Resolution Number ~~57
The report shall be in a form as required by the Orange County
Grading Manual, Section 5.4 and the Orange County Excavation
and Grading Code, Section 7-1-819. Project proponent shall
reimburse City costs of independent third-party peer review of said
geotechnical report.
The project proponent shall incorporate measures to mitigate
expansive soil conditions, compressible/collapsible soil conditions
and liquefaction soil conditions, and impacts from trenching, which
measures are identified in site-specific reports prepared by the
project geotechnical consultant. 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.
All surfaces to receive compacted fill shall be cleared of existing
vegetation, debris, and other unsuitable materials which should 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. .
In excavations deeper than four feet but less than ten feet, a slope
no steeper than 1.5 to 1 (horizontal to vertical) shall be provided or
utilization of appropriate trench and shoring methods shall occur.
Steeper slopes or deeper excavations shall be provided with trench
shoring and/or trench shields for stability and protection. OSHA
safety requirements shall be adhered to throughout the entire
duration of project earthwork.
All grading procedures, inCluding soil excavation and compaction,
the placement of backfill, and temporary excavation shall comply
with City of Seal Beach standards.
Permanent cut and fill slopes shall not exceed 2 to 1 (horizontal to
vertical).
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
settlem'ent, soil expansion, and differential compaction.
During grading, tests and observations shall be performed by the
Soils Engineer or his representative in order to verify that the
grading is being performed in accordance with the project
specificlltions. Field density testing shall be performed in
accordance with applicable ASTM test standards. The minimum
acceptable degree of compaction shall be 90 percent of the
maximum dry density as obtained by the ASTM 01557-91 test
method. Where testing indicates insufficient density, additional
compactive effort shall be applied until retesting indicates
satisfactory compaction.
Prior to the initiation of project grading in any development area, all
existing utilities shall be located and either abandoned and
removed, rerouted or protected.
Graded, but undeveloped land shall maintained weed-free and
planted with interim landscaping within ninety (90) days of
Resolution Number ~~9
completion of grading, unless building permits are obtained.
Planting with interim landscaping shall comply with NPDES Best
Management Practices. '
SEISMIC IMPACTS
5.8-2 Development of the proposed Project would expose people/structures to
effects associated with seismic activity. Analysis has concluded that a I
less than significant impact would occur in this regard following
compliance with the City Municipal Code, the Uniform Building Code, and
recommended mitigation.
Facts SUDDortina Findina: Implementation of the proposed Project may result in
impacts regarding the exposure of people/structures to potential substantial
adverse effects associated with rupture of an earthquake fault. The Seal Beach
Fault is considered potentially active and is included in the Earthquake Fault
Zones established under the Alquist-Priolo Earthquake Fault Zone. Additionally,
the Newport-Inglewood fault is the closest active fault to the site, which could
produce a maximum credible site acceleration of 1.022 g while the maximum
probable site acceleration is estimated to be 0.549 g. The California Uniform
Building Code standard engineering designs for Seismic Zone 4 may be applied
to acceleration less than O.4g, special designs are necessary for values above
O.4g.
Numerous controls would be imposed on the proposed project through the
engineering review and permitting process. In general, the City regulates land
development projects under the requirements of the Uniform Building Code, the
Alquist-Priolo Special Studies Zone Act, local land use policies and zoning, and
project-specific mitigation measures. The Project would also be subject to I
compliance with the City's Municipal Code. Following compliance with the
recommended mitigation and applicable City and State standards, a less than
significant impact would occur.
Liquefaction
Based upon the prominence of silts and clays within the borings, and the
generally firm condition of the sand layers encountered below the present
groundwater table, the potential for liquefaction occurring at the site is negligible.
In the unlikely event that liquefaction were to occur, the near surface silt and clay
layers should impede the upward flow of pore-water and consequently the
surficial affects of liquefaction should be limited. The proposea remedial grading
would provide a uniform mat of compacted soil that should help span any
subsurface subsidence related to liquefaction or seismic settlements. Based
upon the investigation and analysis, liquefaction related mitigation measures, in
addition to the recommended remedial grading, should not be necessary.
Ground Shaking
The Newport-Inglewood fault is the closest active fault to the site (approximately
2.1 miles or 3 kilometers to the southwest). The maximum credible site
acceleration is estimated to be 1.022 g while the maximum probable site I
acceleration is estimated to be 0.549 g. The nearest documented historic
earthquake was approximately 1 mile from the site. The maximum site
acceleration that has been previously experienced on the site is estimated to be
0.467 g. This impact would be considered significant if not mitigated. In order to
reduce this impact to a less than significant level, all structures should be
constructed in accordance with seismic design standards set forth in the latest
edition of the Uniform Building Code.
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Resolution Number 5/ lIf
Mitigation Measures 5.8-2a through 5.8-2d of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.8-2a
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 the City of Seal Beach Municipal Code and shall
include applicable standards, which address seismic design
parameters.
5.8-2b
Mitigation of earthquake ground shaking shall be incorporated into
design and construction in accordance with Uniform Building Code
requirements and site specific design. The Newport-Inglewood
fault shall be considered the seismic source for the Project site and
specified design parameters shall be used.
5.8-2c
The potential damaging effects of regional earthq4ake activity shall
be considered in the design of each structure. The preliminary
seismic evaluation shall be based on basic data including the
Uniform Building Code Seismic Parameters and the Sladden
Report's exhibits and tables. Structural design criteria shall be
determined in consideration of building types, occupancy category,
seismic importance factors and possibly other factors.
5.8-2d
Conformance with the latest Uniform Building Code and City
Ordinances can be expected to satisfactorily mitigate the effect of
seismic groundshaking. 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 will be required where
development is planned.
Also refer to Mitigation Measure 5.8-1g.
HYDROLOGY AND DRAINAGE
WATER QUALITY - CONSTRUCTION
5.9-1 Grading, excavation and construction activities associated with the
proposed project may impact water quality due to sheet erosion of
exposed soils and subsequent deposition of particles and pollutants in
drainage areas. Impacts would be reduced to a less than significant level
with incorporation of NPDES and SWPPP requirements.
Facts Supportina Findina: During construction, soil loss could occur due to sheet
erosion of exposed soils with the highest probability of this occurring along
freshly-graded slopes. In anticipation of construction-related impacts, the State
Water Resources Control Board (SWRCB) adopted a Final General Construction
Permit that requires the Applicant of any project over 5 acres to file for a National
Pollution Discharge Elimination System (NPDES) Permit and abide by its
conditions. Construction sediment erosion can be adequately controlled through
the application of standard construction Best Management Practices (BMPs).
During planned construction activities on site, a number of BMPs are proposed to
be employed to control the discharge of sediment in storm water runoff, the
primary pollutant of concern to be managed during construction. A Storm Water
Pollution Prevention Plan (SWPPP) would be prepared for the various projects to
take place within the Project Area and a Notice of Intent would be required to be
filed with the SWRCB.
Resolution Number alii,!
During construction, sandbag barriers are typically placed around the perimeter
of an area being graded to prevent dirt and sediment-laden storm runoff from
exiting a site. Sandbags are also placed along swales, at the toe of slopes, and
around storm drain inlets to reduce the erosive velocity of storm runoff and to
promote the settling of sediment out of the flow. Storm runoff is directed to inlets
that are protected by filter fabrics to screen out sediment before it enters the
storm drain system. For larger areas of disturbed earth, a sediment basin may
be installed in which the storm runoff ponds allow for settlement of the sediment I
to occur. An outlet pipe is set at the top of the ponded water for discharge of
clean storm water. A stabilized construction entrance usually consists of a layer
of heavy gravel that drains well to prevent mud conditions and helps to knock
mud off the construction vehicle tires as they exit the site. A wheel wash may
also be installed to remove mud from tires.
As part of its compliance the NPDES requirements, a Notice of Intent (NOI)
would be prepared and submitted to the Santa Ana Regional Water Quality
Control Board providing notification and intent to comply with the State of
California general permit. Prior to construction, completion of a Storm Water
Pollution Prevention Plan (SWPPP) is required for the construction activities on-
site. A copy of the SWPPP is required to be available and implemented at the
construction site at all times. The SWPPP is to outline the source control and/or
treatment control BMPs that would avoid or mitigate runoff pollutants at a
construction site to the "maximum extent practicable".
The goal of BMPs is to capture and treat "first flush" storm water run-off
generated by surrounding and on-site watersheds. Water quality management
BMPs for grading and construction scenarios may include the use of sand bags
and straw bales for run-off diversion and velocity reduction, mulch topping,
hydro-seeding and siltation fencing to prevent soil loss and measures to minimize I
vehicular leaking and spilling. Implementation of the specified requirements (i.e.,
compliance with the NPDES requirements and completion of a SWPPP) would
reduce construction-related impacts to water quality to a less than significant
level.
Mitigation Measures 5.9-1a through 5.9-1c of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.9-1a
5.9-1b
Prior to issuance of any grading permit, a General Construction
Activity Storm Water Permit shall be obtained from the Regional
Water Quality Control Board. Such permits are required for specific
(or a series of related) construction activities which exceed five
acres in size and 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 (pursuant to definitions and direction).
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Prior to the issuance of the first grading or building permit, 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 California
Coastal Commission to insure compliance with applicable National
Pollutant Discharge Elimination System (NPDES) permit
5.9-1c
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Resolution Number ~~~
requirements. The WQMP shall include a combination of structural
and non-structural Best Management Practices (BMPs) as outlined
in Countywide NPDES Drainage Area Management Plan.
The project is required to meet Storm Water Management
regulations. The applicant shall file for an NPDES permit with the
Regional Water Quality Control Board and abide by the conditions
of the permit as issued. A copy of the Notice of Intent (NOI), Storm
Water Pollution Prevention Plan (SWPPP), and Monitoring Plan
shall be submitted to the City Engineer a minimum of thirty (30)
days prior to commencing grading operations. The SWPPP shall
emphasize structural and non-structural BMPs in compliance with
NPDES Program requirements. Specific measures shall include:
Q The project shall provide appropriate sediment traps in open
channels and energy dissipaters in storm water conduits and
storm drain outlets.
Q Surplus or waste material from construction shall not be placed
in drainage ways or within the 100-year floodplain of surface
waters.
Q All loose piles of soil, silt, clay, sand, debris, or other earthen
materials shall be protected in a reasonable manner to eliminate
any discharge to water of the State.
Q During construction, temporary gravel or sandbag dikes shall be
used as necessary to prevent discharge of earthen materials
from the site during periods of precipitation or runoff.
Q Stabilizing agents such as straw, wood chips and/or
hydroseeding shall be used during the interim period after
grading in order to strengthen exposed soil while ground cover
takes hold.
Q Revegetated areas shall be continually maintained in order to
assure adequate growth and root development.
HYDROLOGY AND DRAINAGE
5.9-2 Development of the proposed Project would affect onsite and off site
drainage systems. Implementation of the design for site drainage
consistent with the Specific Plan's guidelines and the recommended
mItigation measure providing additional storm drain facilities to Planning
Area 4 would reduce impacts to a less than significant level.
Facts SUDDortina Findina: Proposed site development includes the construction
of internal streets with storm drain collection system, and the widening of Adolfo
Lopez Drive with a new storm drain line. The storm drain system within the
proposed Saturn Way and Apollo Court right-of-ways would collect street runoff
through a series of sump and catch basins and would drain to the proposed
water quality/retention basins. Water quality and flood detention basins would be
located along the .western border of the Boeing site adjacent to the Los Alamitos
Retarding Basin.' Two of the existing man-made drainage basins would be
maintained (central ditch and south ditch). The central ditch would provide an
outlet for an existing 48-inch line south of Building 84. A proposed 48-inch storm
drain would extend along Saturn Way and then south connecting with the south
ditch. Ultimate sizing of this underground network would be determined during
the final design phase. The water qualitylretention basins would ultimately
discharge through an energy dissipater, where necessary, into the LARB.
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Preliminary design indicates the drainage can be split to the front and back of
each lot. Each lot would connect separately to the main storm drain system.
Water quality best management practices would be incorporated in the site
design for during- and post-construction activities, including the construction of
.
Resolution Number :~~77
combined water quality/flood retention basins per the Specific Plan's Illustrative
Site Plan, Exhibit 5.9-2.
New development would result in the relocation of two existing onsite 48-inch
storm drainpipes. The existing northern storm drainpipe would be relocated
further nC?rth to the southern side of Westminster Avenue. The existing southern
storm drain pipe would be relocated to the southern border of the site, adjacent
to Accurate Metals, and would connect with a proposed 48-inch line that would I
extend along Adolfo Lopez Drive. A new private storm drain would route
Accurate Metals runoff through Lot 6B to the proposed water qualitylretention
basin. The relocated lines would be rerouted to avoid development areas.
The entire off-site area of 6.25 acres (the City's property including the Animal
Shelter and adjacent vacant land) has been conservatively analyzed as a
commercial-like development with a corresponding imperviousness of 90 percent
to ensure adequate maximum storm drain system sizing. The potential
improvements and land use changes planned for the City properties along Adolfo
Lopez Drive are outside of the project's boundary and do not influence the
proposed project. Any future offsite development should include a similar
analysis to determine and maintain the existing flows draining to the LARB.
The proposed Project would increase runoff from the site by approximately 9.8
cfs for the 100-year expected confidence storm (i.e. the 25 year storm charts) per
Orange County's Flood Control's Appendix 1. This would require 1.84 acre-feet
of retention. The graded area for the water retention facilities is 2.1 acres and
has a total capacity of approximately 2.8 acre-feet. By designing drainage
. retention into the system, the additional runoff into the LARB would be mitigated
and would provide improved storm water quality over existing conditions by
directing the future development drainage through a combination of storm water I
pollution control devices and retention basins. Retention capacity would be
proVided in conjunction with proposed water quality basins, reducing impacts to a
less than significant level.
In addition, standing water and drainage problems do occur at the frontage of
Planning Area 4 on Seal Beach Boulevard. These need to be corrected as part
of the proposed Project development for Planning Area 4. The existing flat
longitudinal grades, combined with the flow-disturbance caused by the wide
driveways, result in runoff ponding in the vicinity of the driveways adjacent to the
Boeing site. A detailed cross-section survey of Seal Beach Boulevard extending
about 1,000 feet north and south of the existing double box culvert crossing shall
be required. A storm drain system shall be required to be designed and
connected to the double box culvert crossing. The design shall evaluate the
need for additional crossings of Seal Beach Boulevard.
Mitigation Measures 5.9-2a and 5.9-2b of the Final EIR reduces impacts below a
level of significance. The measures are as follows:
5.9-2a
Standing water and drainage problems occurring at the frontage of
Planning Area 4 on Seal Beach Boulevard shall be corrected as
part of the proposed Project development for Planning Area 4. A
detailed cross-section survey of Seal Beach Boulevard extending
about 1,000 feet north and south of the existing double box culvert
crossing shall be conducted. A storm drain system shall be
designed and connected to the double box culvert crossing. The
design shall evaluate the need for additional crossings of Seal
Beach Boulevard. Refer to the Master Plan of Drainage Section 6,
. Recommended Improvements, for more information and detailed
figures.
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Resolution Number ..n47
5.9-2b
A Finalized Hydrology and Retention Basin Study shall be
submitted for review and approval by the County of Orange in
conformance with the Orange County Hydrology Manual (OCHM)
and the Addendum No. 1 to the OCHM. Hydrology, hydraulic and
retention basin studies shall be based on Expected Value (EV)
discharges for 2-, 10-, 25- and 100-year storm frequencies for
existing and developed conditions. Approval by the County of
Orange of this plan shall be received by the City Engineer prior to
issuance of a grading permit.
WATER QUALITY
5.9-3 Implementation of the proposed Project could result in impacts to water
quality. Implementation of proposed treatment controls and mitigation
measures would result in less than significant impacts.
Facts SUDDortina Findina: For each of the four planning areas, water quality
control measures would be incorporated at the time of development. The Project
would incorporate design features to accommodate and improve the quality of
storm water runoff from the Boeing site and the 12 acres off-site areas (Accurate
Metals, Adolfo Lopez Drive, City Maintenance Facilities, Police Station, Animal
Shelter and open space property west of the Animal shelter). None of the "first
flush" surface runoff (storm runoff and urban runoff) from the Project drainage
area, including off-site drainage, a total of 73 acres, would discha~e into
receiving water bodies (LARB) without adequate water quality treatment. 8 The
design objective and guidelines of the proposed water quality treatment plan
comply with the Santa Ana Regional Water Quality Control Board (RWQCB)
regulations and California Best Management Practices (BMPs).
Development of Planning Area 3 into a business park would result in an
increased impervious surface of roughly 38 acres,19 thereby increasing surface
water runoff and any associated pollutants introduced with the new development.
The urban runoff generated from Planning Area 3 has the potential to carry
pollutants such as trash, debris, hydrocarbons, heavy metals, nutrients and
bacteria, and sediments. The development of Planning Area 3 and the off-site
drainage area of Accurate Metals and the Adolfo Lopez Drive facilities (12 acres)
would generate a 4.0 aC.-ft first-flush runoff volume. The proposed first flush
volume almost doubles the existing first flush volume representing a significant
increase in storm water runoff and pollutants typically associated with the project.
Development of Planning Area 4 would not result in any significant impacts to
surface runoff or water quality because the site is an existing parking lot. To
reduce impacts to a less than significant level, appropriate BMPs would be
implemented in the project site. Any modifications to the site would incorporate
water quality treatment into the design phase thereby improving storm water
quality from the existing conditions.
Water Quality Assessment with Treatment Controls
The BMP measures, including installing a CDS unit (or equivalent) and
developing a Multi-Purpose Water QualitylDetention basin would result in at least
an 80 percent total removal rate by the treatment facilities. Removal of 80
percent of the pollutants satisfies the Maximum Extent Practicable (MEP) criteria
for significantly reducing pollutant loads and the remaining concentration of
pollutants discharged into the LARB will result in insignificant impacts to water
quality. Removal of all pollutants is not feasible due to naturally occurring
background levels. The increased post-development runoff rate and velocity will
18 The first-flush volume consisls of Planning Area 2 (16 acres), Planning Area 3 (45 acres), and the off-slte drainage
areas (12 acres).
19 The ramaining area would be covered with buildings and dedicated to landscaping and the water
relenUonJdreinage basin.
Resolution Number ~~
have no significant adverse flooding impacts to the regional detention basin
(LARB) because retention of runoff onsite will regulate the discharge to the pre-
development condition.
With the above water quality control plan, the pollutants in urban runoff from the
project site would be reduced to meet the objectives set by the Santa Ana
RWQCB and the Storm Water Permit. The impact due to the urban runoff from
the proposed development area would be reduced to a less than significant level I
following implementation of water quality control measures and mitigation
measures.
Groundwater
The proposed project would not install any wells to withdraw groundwater for any
water usage. The project includes water quality treatment basins to permit the
filtering of the urban runoff for water quality purposes. The urban runoff would
infiltrate into the ground 'and undergo natural biological and chemical processes
to remove pollutants.
The proposed water quality treatment basins would include a perforated sub-
drain system into the LARB to prevent any potential groundwater contamination
through the first flush event. The proposed project would contribute clean and
filtered runoff to groundwater recharge. The impact on groundwater quality is
concluded to be less than significant.
Mitigation Measures 5.9-3a through 5.9-3c of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.9-3a
The project applicant shall prepare a Storm Water Pollution
Prevention Plan (SWPPP), subject to approval by the Regional
Water Quality Control Board, which shall cite water quality control
measures for the project. The approved SWPPP shall be
submitted concurrent with grading permit application to the City
Engineer. The SWPPP may include the following components:
o Description of significant potential sources of pollutants in storm
water discharges.
o A listing of all chemicals which may contact storm water and
estimates of concentrations.
o An estimate of the area of impervious surfaces.
o Source controls.
o Isolation/separation of hazardous from non-hazardous pollutant
sources.
o TreatmenUconveyance structures and their impacts on
groundwater quality.
o Design criteria for the structuresl conveyances.
o Maintenance schedules.
o Erosion control measures.
o An estimate of pollutant reduction levels expected from
implementing the controls.
o Establishment of intemal record keeping and internal reporting
procedures.
o Eliminate illicit discharges of storm water to storm water system.
o Develop and implement a storm water monitoring, sampling,
testing, and reporting program.
o Develop a special management plan for loading dock areas and
vehicle refueling and maintenance areas.
o Installation and maintenance of oil/water separators for all
parking lot areas.
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Resolution Number ~~~
5.9-3b
Non-structural BMPs shall be incorporated into the project, to the
satisfaction of the Regional Water Quality Control Board. The
applicable BMPs include:
lJ BMP facilities shall be cleaned and maintained on a scheduled
basis by the Owners Association for private BMP's and by a
City-appointed person for public BMP's.
lJ All hazardous wastes shall be handled in accordance with Title
22 of the Califomia Code of Regulations and relevant sections
of the California Health and Safety Code regarding hazardous
waste management.
5.9-3c
Routine structural BMPs shall be incorporated into the proposed
project design to facilitate future water quality measures, to the
satisfaction of the City Engineer, prior to issuance of grading
permits.
PUBLIC HEALTH AND SAFETY
HAZARDOUS MATERIALS
5.10-1 Implementation of the proposed Project has the potential to create a
significant hazard to the public or the environment through the conditions
involving the release of hazardous materials. Analysis conducted as part
of the Phase I and Phase /I Environmental Site Assessments has
concluded that no public health and safety hazards exist within the studied
areas. Further investigation of the wastewater discharge line would be
required to determine if subsequent breaks in the decommissioned line
have led to contamination of the site and therefore requires appropriate
remediation and/or mitigation, resulting in less than significant impacts.
Facts SUDDortlna Finding:
Study Area 1
After completion of a Phase I investigation of Study Area 1, a total of three
PECAs were identified. The three PECAs include a reportedly drilled oil well, a
wastewater discharge line extending from the then Saturn-II facility to the San
Gabriel River, which reportedly leaked in 1967, and a hazardous waste storage
area located at Building 97.
Abandoned Oil Well. A geophysical survey was conducted in order to locate a
reportedly abandoned oil well. As reported by SubSurface Surveys, the
abandoned oil well is located south of Adolfo Lopez Drive, in front of the City of
Seal Beach Water Department. It is estimated that the well is at least 45 feet
from the southerly edge of the Boeing property. Therefore, there are no impacts
in-this regard as it does not impact the Project site.
Wastewater Discharae Line. The entire IW line from the then Satum II facility to
the San Gabriel River, has been decommissioned. The line segments were
hydrostatically tested, cleaned, and capped. The segment that traverses
property within the City of Long Beach (between the break at the inlet to the Los
Alamitos Retarding Basin and Windjammer Ct.) was grouted with 2-sack cement
slurry before both ends were capped, in accordance with the City of Long
Beach's permit to abandon in place (Battelle 1998).
Soil sampling analysis was not conducted along the wastewater discharge line as
part of the Phase II analysis conducted by TEM. Further soil sampling analysis
would be conducted along the wastewater discharge line that traverses Study
Area 1 as a precursor to grading activities. Should concentrations of materials
Resolution Number ~41;r
be detected in subsurface soil above regulatory cleanup levels, mitigation
measures would be initiated.
Hazardous Waste Storaoe Area Located at Buildina 97. Soil sampling analysis
was not conducted in the area of Building 97, the current hazardous waste
storage facility. Soil sampling and analysis would be conducted in this area
during Building 97 demolition activities. Should concentrations of materials be
detected in subsurface soil above regulatory clean up levels, mitigation measures I
would be initiated.
Study Area 2
The Phase I investigation of Study Area 2 revealed a total of 10 PECAs which
could contain possible hazardous contamination of the soil and groundwater. A
limited Phase II investigation was conducted for five of the PECAs, in which no
contamination was found. Further investigation for the other five PECAs would
be conducted as detailed below.
o A wastewater discharge line that ran from the then Saturn II facility to the San
Gabriel River is discussed earlier in the Impact Statement for Study Area 1.
Soil sampling was not conducted along the wastewater discharge line during
the Phase II investigation. Soli sampling and analysis would be conducted
along the wastewater discharge line that traverses Study Area 2 as a
precursor to grading activities. Should concentrations of materials be
detected in subsurface soil above regulatory cleanup levels, mitigation
measures would be initiated.
o A total of seven USTs storing hazardous materials were noted in Study Area
2, one UST is still located onsite and six were removed. Soil sampling and
analysis was conducted for five of the UST removals and subsequent soil
testing has concluded that no contamination exists from the sixth UST that I
was removed. Should concentrations of materials be detected in subsurface
soil above regulatory cleanup levels, mitigation measures would be initiated.
o Information was not obtained regarding the location or the final disposition of
a groundwater monitoring well installed in March 1988 as part of the Building
91 pre-construction activities. Investigation efforts to locate and properly
abandon this well would be undertaken during building demolition activity.
o Two sump/clarifiers in the Building 86 area were used for neutralization of
acidic waters from the labs and oil/water separator where vehicle
maintenance took place. Investigation efforts to locate and conduct soil
sampling and analysis would be undertaken during building demolition
activity. Should concentrations of materials be detected in subsurface soil
above regulatory cleanup levels, mitigation measures would be initiated.
o A portion of the fenced area south of Building 89 used to house the original
hazardous waste storage areas. Soil sampling analyses confirmed that there
is no soil or groundwater contamination as a result of the original hazardous
waste storage located south of Building 89. A total of 10 soil samples were
taken within this PECA, in which petroleum hydrocarbons, pH level,
concentrations of toluene, gasoline-related compounds, CCR metals and
VOCs were tested. All levels of chemicals and metals detected in the soil
samples were within typical ranges, resulting in less than significant impacts.
o An electrical substation west of Building 86 was confirmed by SCE to have
used PCB-containing fluids at various times. No redevelopment is planned I
for the electrical substation. Thus, soil sampling arid analysis is deemed
unnecessary at this time. Should redevelopment be planned for this area, soil
sampling and analysis would be conducted as a precursor to grading
activities. Should concentrations of PCB be detected in subsurface soils
above regulatory cleanup levels, mitigation measures would be initiated.
o Of the six removed USTs, one 1,OOO-gallon UST was removed without
verification soil sampling and analysis. Soil sample analysis conducted in the
area revealed that soil pH was within typical ranges for soil samples collected
Resolution Number ~~~
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in the area and that voc levels and CCR metal concentrations were not
elevated or at hazardous levels, resulting in less than significant impacts.
lJ File information indicated that piping connecting the former plating tanks in
Building 86 to the 1,OOO-gallon plating rinse water tank within the building
footprint was never removed and soil sampling was never taken to determine
possible contamination. Soil sample analysis conducted as part of the Phase
II investigation revealed that soil pH was within typical ranges for soil samples
collected in the area and that VOC levels and CCR metal concentrations were
not elevated or at hazardous levels. Therefore, there are no impacts in this
regard.
lJ Sumps/clarifiers, near Building 86, were used for capturing condensate
streams from air compressors and oillwater separators where steam cleaning
took place. Due to the lack of information regarding the potential hazardous
contamination from the sumps/clarifiers, including whether soil sampling was
performed following its closure in 1988, soil sampling and analysis was
conducted as part of the Phase II investigation. Soil sampling and analysis
conducted in the area revealed that VOC levels and CCR metal
concentrations were not elevated or at hazardous levels. Additionally,
petroleum hydrocarbons in the diesel fuel and high molecular weight ranges
were not detected in the soil samples collected next to the sump and clarifier,
resulting in less than significant impacts.
lJ Two 55-gallon drums containing muriatic (hydrochloric) acid were stored on a
pallet resting on the pavement outside the southwest corner of Building 86. A
Phase II analysis was conducted in order to assess whether any soil or
groundwater contamination had occurred. Soil pH and VOC levels were
tested in a soil sample analysis. Soil pH was within typical ranges in the soil
samples collected in the area and no VOCs were detected in the soil
samples, resulting in less than significant impacts.
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Study Area 3
Review of historical records and interviews conducted during the Phase I
analysis for Study Area 3 revealed that there is no potential for environmental
impacts of the eight PECAs identified, and that the PECAs did not pose a threat
to public health and safety. A total of seven USTs were noted in Study Area 3,
two are still located on-site and five were removed during the 1980s and 1990s
and written closures were granted for all five USTs. There are no possible
threats of hazardous contamination or environmental impacts associated with the
water well that is located in the footprint of Building 81, which was never properly
abandoned or the four-groundwater monitoring wells in the area. Finally, no
signs of contamination exist from the electrical transformers that used PCB-
containing dielectric fluids, the capped pipe protruding through the concrete floor
of Building 80 or the mechanical equipment that showed some minor surface
staining. Yet, elevator shafts in several buildings including Building 82 were not
accessible and therefore were not able to be observed for potential
environmental impacts. However, building inspections and regular documented
maintenance ensures the safety and security of the elevators. Therefore,
impacts associated with hazardous contamination in Study Area 3 are less than
significant.
I
An additional PECA noted in Study Area 3 is the 6,OOO-foot wastewater
discharge line that ran from the then Saturn II facility to the San Gabriel River.
The line extends north along the railroad tracks, located at the northeastern
corner of the Project site, extending to the easement located south of
Westminster Avenue. At present, redevelopment activities are not planned for
Study Area 3. Thus, soil sampling and analysis is deemed unnecessary at this
time. Should redevelopment be planned for Study Area 3, soil sampling and
analysis (including the 6,OOO-foot wastewater discharge line) would be conducted
as a precursor to grading activities. Should concentrations of materials be
Resolution Number .5i'1
detected in subsurface soil above regulatory cleanup levels, mitigation measures
would be initiated.
Lot 7
The only PECA associated with Lot 7 is the 6,OOO-foot wastewater discharge line
that extended from the then Saturn -II faCility to the San Gabriel River as
discussed earlier. Soil sampling and analysis was not conducted along the I
wastewater discharge line during the Phase II investigation. Soil sampling and
analysis would be conducted along the wastewater discharge line that traverses
Lot 7 as a precursor to grading activities. Should concentrations of materials be
detected in subsurface soil above regulatory cleanup levels, mitigation measures
would be initiated.
Future on-site uses would be required to comply with ali regulatory requirements,
inclUding the Orange County Fire Authority for the storage and use of any
hazardous materials utilized as a specific facility. Therefore the Project would
not create significant hazards to the public or the environment through the
reasonably foreseeable upset and accident conditions involving the release of
hazardous materials into the environment. Therefore, there are no significant
impacts in this regard.
The proposed Project would not create a significant hazard to the public or the
environment through the routine transport, use, or disposal of hazardous
materials. It is noted that some transportation of hazardous materials does occur
on Seal Beach Boulevard within the City which is regulated by standards set forth
by the United States Department of Transportation for the safe handling and
transportation of hazardous materials, resulting in a less than significant impact.
Mitigation Measures 5.10-1a through 5.10-1c of the Final EIR reduces impacts I
below a level of significance. The measures are as follows:
5.10-1a
Soil charact~rization and sampling of PECA's in the redevelopment
areas of the Project site shall be conducted as needed to determine
the presence or absence of hazardous materials, prior to grading
activities.
5.10-1b
If concentrations of materials are detected above regulatory
cleanup levels during demolition or construction activities, the
following mitigation measures shall include:
CI Excavation and disposal at a permitted, off-site faCility;
CI On-site treatment; or
CI Other measures as appropriate.
5.10-1c
If the investigations conducted pursuant to Mitigation Measures
5.10-1a and 5.10-1b determine remediation actions are necessary,
the project proponent shall comply with all applicable regulatory
standards.
AGRICULTURAL CHEMICALS
5.10-2 The historical use of the site as an agricultural use could result in soil I
contamination from agricultural chemicals. Implementation of mitigation
measures would reduce impacts to a less than significant level.
Facts SUDDortina Findina: Based on historical information collected during the
Phase I ESA, it is believed that agricultural chemicals were used at the site. This
belief is predicated on the fact that the site was used for farming for at least 15
years.
Resolution Number~.t/ 1
Agricultural chemical usage is not considered as "Recognized Environmental
Conditions," as defined in ASTM Standard E 1527 (Le., "agricultural chemicals
fall under de minimus conditions that generally do not present a material risk of
harm to public health or the environment and that generally would not be subject
of an enforcement action if brought to the attention of appropriate governmental
agencies"). Accordingly, information was not collected during the Phase I ESA
regarding the types of agricultural chemicals used, their application rates, or
where the chemicals were applied at the site. However, if significant
concentrations of agricultural chemicals are detected during demolition or
construction activities, mitigation measures can be implemented, including
excavation, on-site treatment, or other measures as appropriate, to reduce
impacts to a less than significant level.
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Mitigation Measures 5.10-2a through 5.10-2b of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.10-2a
5.10-2b
Prior to grading permit issuance, soil sampling of the undeveloped
portions of the Project site (Planning Areas 2 and 3) shall be
conducted to determine the presence or absence of banned
agricultural pesticides.
If concentrations of agricultural chemicals are detected above
regulatory cleanup levels during demolition or construction
activities, mitigation shall include the following:
1:1 Excavation and disposal at a permitted, off-site facility;
1:1 On-site treatment; or
1:1 Other measures as appropriate.
ASBESTOS CONTAINING MATERIALS
I
5.10-3 Some of the buildings located on-site could contain asbestos.
Implementation of mitigation measures would reduce impacts to a less
than significant level.
Facts SUDDortina Findina: Given the age of some of the buildings on the Project
site, it is likely that some of them could contain asbestos. Prior to demolition
activities, an asbestos survey would be required. If asbestos containing material
is found, abatement of asbestos is required before any demolition activities that
would disturb asbestos containing material or create airborne asbestos hazard.
Asbestos removal would be performed in accordance with SCAQMD Rule 1403
in order to reduce potential impacts to a less than significant level.
Mitigation Measures 5.10-3a through 5.10-3c of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5-10.3a
5.10-3b
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5.'10-3c
Prior to demolition activities, an asbestos survey shall be required
to determine presence or absence. The results of the survey shall
be submitted to the City of Seal Beach.
If asbestos containing material are found, abatement of asbestos
shall be required before any demolition activities that would disturb
asbestos containing material or create airbome asbestos hazard.
Asbestos removal shall be performed by a State certified asbestos
containment contractor in accordance with SCAQMD Rule 1403.
Rule 1403 regulations require:
1:1 A survey of the facility prior to issuance of a permit by
SCAQMD;
1:1 Notification of the SCAQMD prior to construction activity;
1:1 Removal in accordance with prescribed procedures;
Resolution Number ~
o Placement of collected asbestos in leak-tight containers or
wrapping; and
o Proper disposal.
LEAD-BASED PAINT
5.10-4 The buildings located on-site that were built prior to 1972 could contain
. lead-based paint resulting in potential health hazards to building I
occupants. Implementation of mitigation measures would reduce these
impacts to a less than significant level.
Facts SUDDortina Findina: Lead-based paint would likely be found in several
existing buildings constructed prior to 1972. Before demolition activities, a lead-
based paint survey would be required. If lead-based paint is found, mitigation
measures would be required before any demolition activities that would create
lead dust or fume hazard, in order to limit impacts to a less than significant level.
Lead-based paint removal would be performed in accordance with California
Code of Regulation Title 8, Section 1532.1, which provides for exposure limits,
exposure monitoring, respiratory protection, and mandates good working
practices by workers exposed to lead.
Mitigation Measures 5.10-4a through 5.10-4d of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5. 1 0-4a
Prior to demolition activities, a lead-based paint survey shall be
required to determine presence or absence. The results of the
survey shall be submitted to the City of Seal Beach.
5.10-4b
If lead-based paint is found, abatement shall be required before any
demolition activities occur that would create lead dust or fume
hazard.
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5.10-4c
Lead-based paint removal shall be performed in accordance with
California Code of Regulation Title 8, Section 1532.1, which
provides for exposure limits, exposure monitoring, respiratory
protection, and mandates good working practices by workers
exposed to lead.
5.10-4d
Contractors performing lead-based paint removal shall provide
evidence of certified training for lead-related construction work.
PUBLIC SERVICES AND UTILITIES
WATER
5.11-1 Development of the proposed Project would result In Impacts to the local
water supply. Analysis has determined that there is a sufficient water
supply to service the project. However, compliance with recommended
mitigation measures would ensure that impacts would be reduced to a
less than significant level.
Facts SUDDortina Findina: The existing 18-inch water line in Westminster I
Avenue and 12-inch water line in Seal Beach Boulevard would be utilized to
provide water services to Lots 1-6 and 8-13. A proposed 12-inch water main
loop system would extend south on Apollo Way, turning west on Apollo Court,
and then turning south towards Saturn Way. From Saturn Way, the line would
travel east and connect to the existing 12-inch line in Seal Beach Boulevard.
PI~nning Area 4 would be serviced from the existing public water mains in
Westminster Avenue and Seal Beach Boulevard. Lot 6 in Planning Area 1 would
be serviced off the existing 10-inch main in Adolfo Lopez Drive, which would be
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Resolution Number ~~~
looped with the new proposed water system. Lots 1-4 and 8-11 would be
serviced off the 12-inch main in Apollo Court. Lots 5, 7, 12 and 13 would be
serviced off of Saturn Way (refer to Exhibit 5.11-1, Water and Sewer Master
Plan, of the Final ErR).
The Project would add additional water demands on the City water system
amounting to less than 300 acre-feet per year. Pursuant to CEQA guidelines
Section 15083.5, the Water Supply Assessment, included as an Appendix in the
Final EIR, concludes that the total projected water supplies available during
normal, single-dry, and multiple-dry water years would meet the projected water
demand associated with the proposed project, in addition to the system's existing
and planned future uses. The existing and proposed water lines that would be
included as part of the proposed project, would provide sufficient infrastructure to
service the project site. Mitigation measures recommending approval of the
proposed water system plan by the City and implementation of best management
and conservation practices would ensure impacts would be reduced to a less
than significant level.
Mitigation Measures 5.11-1a through 5.11-1b of the Final EIR reduces impacts
below a level of significance. The measures are as follows:
5.11-1a
In order to ensure adequate service to the proposed subdivision
and the individual building structures, plans for the proposed public
water and wastewater systems shall be approved by the City
Engineer of the City of Seal Beach prior to the recordation of the
final tract map. A condition on the tentative map shall state that all
public infrastructure improvement plans, including sewer, water,
streets, traffic signals, and grading shall be approved by the City
Engineer prior to recordation of the tract map. This is in
conformance with the subdivision map act and approval authority of
the City Engineer.
5.11-1b
In order to ensure proper usage of water, the development shall be
required to implement the Best Management Practices (BMPs) and
conservation practices identified in the City's adopted UWMP 2002,
Water Supply Assessment and the California Urban Water
Conservation Council.
WASTEWATER
5.11-2 Implementation of the proposed Project would result in additional
wastewater treatment demands. Implementation of the Boeing Water and
Sewer Master Plan and mitigation measures would result in less than
significant impacts.
Facts SUDDortina Findina: A Water and Sewer Master Plan (dated November
2002) was completed for the Boeing site. Based on the Water and Sewer Master
Plan, the proposed development of a 120-room hotel, 32,500 square feet of
commercial uses and 973,000 square feet of business park development would
contribute an average 214.8 gpm of flows into the Boeing Pump Station.20
The Water and Sewer Master Plan indicates that an existing 6-inch cast force
main would be replaced with a 12-inch line which connects the City's Boeing
Pump Station to the city maintained 24-inch gravity sewer line in Seal Beach
Boulevard. The 24-inch line provides flows to the OCSD Seal Beach Pump
Station at Westminster Avenue and Seal Beach Boulevard. A proposed private
gravity sewer line (Line "A") serving Lots 1-4 and 8-11 would extend east along
20 Unll flows per AKM Sewer Mester Plen 1999, with holel mles projected el225 gpd/room, 2,090 gpd/ac end 3,167
gpd/ac.
Resolution Number ~
Apollo Court to connect to the City of Seal Beach existing lift station at the
northeast corner of the property. A proposed private gravity and pressure sewer
line (Line "B") serving Lots 5-7, 12 and 13, would extend east along Saturn Way,
from a new lift station, to the existing sewer line in Seal Beach Boulevard.21 The
lift station would be built for a peak flow of 122 gpm and average flow of 47 gpm
as shown on the proposed master plan developed by Tait & Associates.
Proposed development within Planning Area 4 would be serviced by the Boeing
Pump Station.
As part of the City's Capital Improvement Program, the City's Boeing Pump
Station will be replaced with a facility capable of a firm pumping capacity of 490
gpm and completion is anticipated in the Fall of 2003. To develop a design that
meets the development objectives for the project, the facility would provide the
same level of service as the existing pump station. This pump design adheres to
all applicable codes and regulations, standard industry practices, economic and
good engineering judgment.
I
Improvements in accordance with the Water and Sewer Master Plan, along with
replacement of the Boeing Pump Station would reduce potential impacts to less
than significant levels.
Mitigation Measure 5.11-2a of the Final EIR reduces impacts below a level of
significance. The measure is as follows:
5.11-2a
In order to ensure adequate service to the project site, plans for the
proposed wastewater collection system shall be approved by the
Orange County Sanitation District and the City Engineer of the City
of Seal Beach prior to the recordation of the final tract map.
SOLID WASTE
I
5.11-3 Implementation of the proposed project would result in solid waste
generation that may impact existing landfill facilities. Implementation of
mitigation measures would result in less than significant impacts.
Facts SUDDortina Findina: The proposed project is anticipated to generate
approximately 123 tons of solid waste per month.22 Citywide recycling programs
would apply to the proposed project. In order to ensure compliance with the
requirements of State and local source reduction laws, a source reduction
program shall be prepared and submitted to the Director of Development
Services for each future structure constructed on the subject properties to
achieve a minimum 60 percent reduction in waste disposal rates.
Compliance with the local source reduction laws would result in a decrease of
73.8 tons of solid waste per month. As a result, approximately 1.6 tons of solid
waste per day would be sent to the Brea Olinda landfill. The Brea Olinda landfill
has the capacity to accept an additional 1,000 tons per day. This increase in
solid waste would have a limited impact upon the existing and projected landfill
capacity of the Brea Olinda landfill. Implementation of the mitigation measures
would ensure impacts would remain at less than significant levels.
Mitigation Measures 5.11-3a through 5.11-3b of the Final EIR reduces impacts I
below a level of significance. The measures are as follows:
21 Even though this new lift station is shown on Ihe Masler Sawsr and Walar Plan, as being In the Saturn Way public
ROW, il may end up being on private properly and further discussions wilh lhe City will detennine if the Saturn
Wey lift station will be public or private.
22 Per communication wllh Doug Danes, Director of Public Works/City Engineer for City of Seal Beach, September
23, 2002.
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Resolution Number~
5.11-3a
Prior to the issuance of building permits for the proposed
structures, detailed construction plans shall be submitted to the
Director of Development Services for approval, delineating the
number, location, and general design of solid waste enclosures and
storage areas for recycled material.
5.11-3b
The project applicanUindividual project applications shall adhere to
all source reduction programs for the disposal of demolition and
construction materials and solid waste, as required by the City of
Seal Beach. Prior to issuance of building permits, a source
reduction program shall be prepared and submitted to the Director
of Development Services for demolition of any existing structure
over 5,000 square feet in area and for each future structure
constructed on the subject properties to achieve a minimum 60
percent reduction in waste disposal rates, including green waste.
VIII. FINDINGS REGARDING INFEASIBILITY OF MITIGATION
MEASURES FOR SIGNIFICANT IMPACTS
The City of Seal Beach, having reviewed and considered the information contained of
the Final EIR, Technical Appendices and the administrative record, finds, pursuant to
California Public Resources Code 21081 (a)(3) and CEQA Guidelines 15091 (a)(3), that
specific economic, legal, social, technological, or other considerations, make infeasible
the mitigation measures identified of the Final EIR and, therefore, the Project will cause
significant unavoidable impacts in the categories of Traffic (trip generation, distribution
and assignment) and Air Quality (short-term, long-term operational, consistency with the
South Coast Air Quality Management Plan and cumulative impacts).
TRAFFIC AND CIRCULATION
TRIP GENERATION, DISTRIBUTION AND ASSIGNMENT
5.3-1 The proposed Project would generate additional trips on the adjacent
roadways, thus affecting the level of service at intersections and roadways
identified below. Recommended mitigation measures include roadway
improvements, compliance with the City of Seal Beach Transportation
Impact Fee Program and Fair Share improvement contributions. The
feasibility of Capital Improvement Projects (CIP) in the City of Seal Beach
by buildout Year 2006 is uncertaIn, thus, impacts are concluded to remain
significant which requires a Statement of Overriding Considerations.
Facts Suooortina Findina: This Section is based upon the project Traffic Analysis
prepared by Linscott, Law & Greenspan (LL&G), dated December 13, 2002,
which is included as Appendix 15.2, Traffic Study, of the Final EIR. The
evaluation considers impacts to local roadways, intersections, regional facilities
and ingresslegress locations on-site.
TRAFFIC CHARACTERISTICS
Project Traffic
The new development proposed as part of the Boeing Specific Plan project is
forecast to generate 15,350 daily PCE trips (one half arriving, one half departing),
with 1.639 PCE trips anticipated during the AM peak hour (1,376 inbound, 263
outbound) and 1,821 PCE trips (344 inbound, 1,477 outbound) forecast during
the PM peak hour. The completion and full occupancy of all proposed
development, the Boeing Specific Plan is forecast to generate a total of 20,400
daily PCE trips with 2,406 trips (2,054 inbound, 352 outbound) produced in the
Resolution Number ~~~
AM peak hour and 2,590 trips (473 inbound, 2,117 outbound) produced in the
PM peak hour.
Related Projects Traffic Characteristics'
In order to make a realistic estimate of future on-street conditions prior to
completion of the Boeing Specific Plan project, the status of other known
development projects (related projects) in the area has been researched. With I
this information, the potential impact of the proposed project can be evaluated
within the context of the cumulative impact of all other known development.
There are nine related projects that are expected to generate 10,731 daily trips,
with 571 trips (346 inbound, 225 outbound) produced in the AM peak hour and
1,078 trips (506 inbound, 572 outbound) produced in the PM peak hour.
PEAK HOUR INTERSECTION CAPACITY ANALYSIS
Year 2002 Traffic Conditions
The Boeing Specific Plan project would significantly impact six of the twenty-one
key study intersections, all of which are currently operating at an unacceptable
service level. The locations forecast to continue to operate at' an unacceptable
LOS with the addition of project traffic, and the peak hour in which the project has
an impact are as follows:
Kev Intersection
1 Pacific Coast Highway at 2nd
SUWes!minster Ave
AM Peak Hour
ICU/LOS
PM Peak Hour
ICU/LOS
O.988/E
1.008/F
2
Studebaker Road at Westminster
Avenue
Seal Beach Boulevard at Westminster
Avenue
O.971/E
0.900/0
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1.026/F
1.120/F
11
10 Seal Beach Boulevard at
Southbound Ramps
Seal Beach Boulevard at
Northbound R~mps
12 Westminster Avenue at Bolsa
Road
1-405
O.955/E
1.061/F
1-405
0.841/P
1.009/F
Chica
1.038/F
0.866/0
Note: Bold ICU/LOS values indicate unacceptable service levels and project impact is
considered significant.
The remaining 15 key study intersections are expected to continue to operate at
a satisfactory service level under Existing Plus Project traffic conditions.
Implementation of improvements at the six significantly impacted intersections
would completely offset the impact of the proposed Boeing Specific Plan project,
as discussed later in this section.
Future Year 2006 Traffic Conditions
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Traffic associated with the Boeing Specific Plan project, in combination with
existing and future background traffic would have a significant impact at six of the
twenty-one key study intersections, when compared to the City of Seal Beach
LOS standards and the Significant traffic impact criteria defined in this report.
The six locations forecast to operate at an unacceptable LOS with the addition of
Boeing Specific Plan project traffic and the peak hour in which the project has a
significant impact are as follows:
Resolution Number 5i4r
AM Peak PM Peak
Hour Hour
Kev Intersection ICU/LOS ICU/LOS
1 Pacific Coast Highway at 2nd StlWestminster 1.0671F 1.0991F
Ave
I 2 Studebaker Road at Westminster Avenue 1.0461F O.9611E
9 Seal Beach Boulevard at Westminster 1.1121F 1.2261F
Avenue
10 Seal Beach Boulevard at 1-405 Southbound 1.0491F 1.1901F
Ramps
11 Seal Beach Boulevard at 1-405 Northbound O.9291E 1.1601F
Ramps
12 Westminster Avenue at Bolsa Chica Road 1.117IF O.9351E
Note: Bold ICUILOS values indicate unacceptable service levels and project impact
is considered significant.
The remaining 15 key study intersections are forecast to operate at an
acceptable service levels (LOS D or better) during the weekday AM and PM peak
commute hours with the addition of project traffic.
REQUIRED IMPROVEMENTS DUE TO PROJECT TRAFFIC IMPACTS
I
To offset the impact of the proposed Boeing Specific Plan project, as well as
future background traffic, intersection improvements would be required.
Improvements would be required at the intersections of Pacific Coast
Highway/2nd Street-Westminster Avenue and Studebaker RoadlWestminster
Avenue.
Evaluation of the Pacific Coast Highway and 2nd Street-Westminster Avenue
intersection indicates that construction of exclusive northbound and southbound
right-turn lanes, and a second southbound left-turn lane on Pacific Coast
Highway would mitigate the impact of future background traffic and Boeing
Specific Plan project traffic. Implementation of these improvements would require
the widening and restripin~ of the northwest corner and southeast corner of
Pacific Coast Highway at 2n Street-Westminster Avenue.
At the intersection of Studebaker Road and Westminster Avenue, an additional
westbound lane, striped as an option through-right lane, on Westminster Avenue
would offset the impact caused by future baCkground traffic and Boeing Specific
Plan project traffic. The evaluation of this intersection indicates that the existing
westbound right-turn lane can be converted to a third through/right-turn option
lane, but widening of the northeast corner of Studebaker Road at Westminster
Avenue would be required to maintain a separate westbound right-turn lane at
this location.
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The phased approach was pursued because of the uncertainty of future freeway
improvements impacting the bridge during the process E1nd lack of funding for
reconstructing the bridge required to accommodate the bridge widening for three
lanes in each direction. Recent correspondence from OCTA has indicated that
impacts to the facility would not happen until 2020. If the widening were
constructed now, this would give the facility less than an approximately 15-year
life since the future project would again need to replace the bridge. The current
cost to accommodate both the widening and the lengthening for the future HOV
project is estimated at $14,000,000. It is still the intent of the City to widen the
bridge to three lanes in each direction even if there is no freeway project or traffic
conditions warrant it sooner. The City intends to apply for the next reauthorization
Resolution Number ~~;r
of the Federal TEA Program, as have many other agencies along the 1-405
corridor for similar bridge type widening projects.
The OCTA has identified the Seal Beach Boulevard Bridge for replacement at
such time as the Garden Grove Freeway (SR-22) is widened to accommodate a
high occupancy vehicle (HOV) lane. Since the SR-22 widening project is
planned to occur at a time beyond the 2006 horizon year timeline established in
the Traffic Study, the City does not want to earmark funding toward the bridge
improvement until after the widening of SR-22 is completed. Thus, although the
City's 2006 CIP shows the bridge improvement, it would realistically occur after
2006 resulting in continued deficiencies for bridge operations/access. Since
2006 is the horizon year of the Boeing Specific Plan Traffic Study analysis,
impacts are concluded to be significant and unavoidable due to the uncertainty of
implementation of CIP improvements.
The improvements currently under design by the City of Seal Beach for the
intersection of Seal Beach Boulevard and Westminster Avenue, which are
partially funded under the Measure M Intersection Improvement Program, call for
the construction of additional southbound, eastbound and westbound left-turn
lanes, and a third eastbound through lane on Westminster Avenue. To
accommodate the second westbound left-turn lane on Westminster Avenue, the
existing westbound right-turn lane would be removed. The LL&G analysis
indicates that in addition to the above-mentioned improvements, a separate
northbound right-tum lane on Seal Beach Boulevard and a separate westbound
right-turn lane on Westminster Avenue would also be required to achieve a
satisfactory service level at the Seal Beach BoulevardlWestminster Avenue
intersection. These additional lanes are a part of the ultimate planned
improvements for this intersection, but are not a part of those being considered for
construction by the City of Seal Beach.
Although the Traffic Study notes that the additional northbound and westbound right
turn lanes are necessary mitigation for the unacceptable service levels with or
without the proposed project, two considerations are noted. First, there is
uncertainty as to the feasibility of acquiring necessary right-of-way from the Navy
property for noted improvements. These improvements mayor may not occur by
2006 and are subject to conditions beyond the control of the City. Second,
although the Traffic Study references deficiencies with or without the project, the
project would nevertheless contribute to existing deficiencies at the Seal Beach
Boulevard and Westminster Avenue intersection. Based upon the uncertainty of
implementing the recommended mitigation for the 2006 horizon year, impacts are
concluded to be significant and unavoidable for the intersection of Seal Beach
Boulevard and Westminster Avenue.
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Preliminary evaluation of the Bolsa Chica RoadlWestminster Avenue intersection
indicates that an additional eastbound and westbound through lane on
Westminster Avenue would offset the traffic impact of future background traffic
and project traffic. The implementation of these improvements would require
widening and restriping of Westminster Avenue, east and west of Bolsa Chica
Road, within the City of Seal Beach and the City of Westminster.
There is also uncertainty as to the feasibility of acquiring necessary right-of-way I
for improvements at StudebakerlWestminster and Bolsa ChicalWestminster,
which mayor may not occur by 2006. The feasibility of these improvements is
also subject to conditions beyond the control of the City.
AREA-WIDE TRAFFIC IMPROVEMENTS
The improvements recommended at the intersections of Seal Beach Boulevard
and Westminster Avenue, Seal Beach Boulevard and 1-405 Southbound ramps,
Seal Beach Boulevard and 1-405 Northbound ramps and widening of the Seal
Resolution Number ~~~
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Beach Boulevard bridge overcrossing are consistent with the improvements
identified in the current City of Seal Beach Capital Improvement Program (CIP).
There is continued uncertainty whether the CIP improvements at the Seal Beach
Boulevard bridge overcrossing and the Seal Beach Boulevard/Westminster
Avenue intersection can be implemented by the horizon year 2006 for reasons
previously noted in this Section. The following describes the CIP improvements
at those locations:
o Seal Beach Boulevard at Westminster Avenue - Restripe Seal Beach
Boulevard to provide a second southbound left-tum lane. Widen and
restripe Westminster Avenue to provide a second eastbound and westbound
left-turn lane and a 3rd eastbound through lane. Remove existing westbound
right-turn lane on Westminster Avenue. Modify traffic signal accordingly.
o Seal Beach Boulevard at 1-405 Southbound RamDs - Widen Seal Beach
Boulevard Overcrossing to provide a third northbound and southbound
through lane, and a second southbound left-turn lane. Modify traffic signal
accordingly.
o Seal Beach Boulevard at 1-405 Northbound RamDs - Widen Seal Beach
Boulevard Overcrossing to provide a third northbound and southbound
through lane. Modify traffic signal accordingly.
Recommended Improvements
I
In addition to the planned improvements identified above, the following
improvements are recommended to offset the 'impact of project traffic and
cumulative traffic at the intersections of Pacific Coast Highway and 2nd
StreeUWestminster Avenue, Studebaker Road and Westminster Avenue, Seal
Beach Boulevard and Westminster Avenue, and Westminster Avenue and Bolsa
Chica Road.
o Pacific Coast Hiahwav at 2nd Street-Westminster Avenue (Citv of Lona
Beach) - Widen Pacific Coast Highway to provide separate northbound
and southbound right-turn lanes, and a second southbound left-turn lane.
Modify traffic signal accordingly.
o Studebaker Road at Westminster Avenue (City of Lona Beach) - Restripe
the existing westbound right-turn lane on Westminster Avenue to provide
an option through/right-turn lane. Widen Westminster Avenue to re-install
an exclusive westbound right-turn lane. Modify signal accordingly.
o Seal Beach Boulevard at Westminster Avenue - Widen Seal Beach
Boulevard to provide a northbound right-tum lane and widen Westminster
Avenue to maintain the existing westbound right-tum lane. These lanes are
not a part of the currently planned improvements for this intersection, but
may be considered for future construction by the City of Seal Beach. As
previously stated, improvements at the Seal Beach Boulevard/Westminster
Avenue intersection are concluded as remaining significant due to the
uncertainty of acquiring right-of-way from the Navy by the 2006 horizon year
condition. '
o Bolsa Chica Road at Westminster Avenue (Citv of Seal
BeachlWestminster Avenue) - Widen and restripe Westminster Avenue,
west of Bolsa Chica Road, to provide an additional eastbound through
lane. Restripe existing westbound right-turn lane to a westbound through
lane. Modify traffic signal accordingly.
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The Boeing Specific Plan project would be required to pay a "fair-share" of the
improvement costs to mitigate its significant traffic impacts. The "fair-share"
percentage and cost responSibility of the project at the three impacted
intersections located outside the City of Seal Beach and the potential fees that
the project could be assessed based on the current City of Seal Beach Traffic
Fee Program is summarized below.
Resolution Number 51!f!i:
PROJECT-SPECIFIC IMPROVEMENTS
To ensure that adequate access and egress to the project site is provided and
impacts to through traffic on Seal Beach Boulevard and Westminster Avenue are
minimized, the following improvements/intersection enhancements have been
identified.
a Seal Beach Boulevard at Road A (ADOllo Drive) - As part of the proposed
intersection reconstruction project, construct a raised median on Seal I
Beach Boulevard to provide a 150-foot northbound left-turn lane. Widen
Seal Beach Boulevard to provide a 150-foot southbound right-turn lane
with a 90-foot transition. We recommend that the eastbound leg of Apollo
Drive at Seal Beach Boulevard be designed to provide two eastbound left-
turn lanes and one eastbound right-turn lane, and one inbound
(westbound) lane. Modify and upgrade the existing traffic signal
accordingly. This improvement should be the sole responsibility of the
Boeing Specific Plan project.
a Westminster Avenue at Road A (ADOllo Drive) - Modify/reconstruct
existing median on Westminster Avenue to provide a 150-foot westbound
left-turn lane with a 90-foot transition. Widen Westminster Avenue to
provide a 150-foot eastbound right-turn lane with a 90-foot transition. We
recommend that the northbound leg of Apollo Drive at Westminster
Avenue be designed to provide two northbound left-turn lanes and one
northbound right-turn lane, and one inbound (southbound) lane. Modify
and upgrade the existing traffic signal accordingly. This improvement
should be the sole responSibility of the Boeing Specific Plan project.
a ProDosed Plannine Area 3 "Rieht-turn onlv" Drivewav at Westminster
Avenue - Widen Westminster Avenue to provide a 150-foot eastbound
right-turn lane with a 90-foot transition. This improvement should be the
sole responsibility of the Boeing Specific Plan project.
a Seal Beach Boulevard at Adolfo LODez Drive - Seal Beach at Adolfo I
Lopez Drive is currently unsignalized. An analysis of this intersection
indicates that the "permissive" turning movements onto Seal Beach
Boulevard from Adolfo Lopez Drive experience delays indicative of LOS
ElF conditions with the addition of project traffic (See HCM/LOS
calculations sheets in Appendix B of the Traffic Study, contained as
Appendix 15.2 of the Final EIR). This can be expected given the high
volume of traffic that exists on Seal Beach Boulevard and the lack of
sufficient gaps in the continuous north-south traffic during the PM peak
commute hour. Thus, we recommend that a three-phased traffic signal be
installed at this location. This improvement should be the sole
responsibility of the Boeing Specific Plan project. Appendix C of the Traffic
Study, contained as Appendix 15.2 of the Final EIR, contains the traffic
signal warrant worksheet for this key study intersection.
PROJECT-RELATED FAIR SHARE CONTRIBUTION
City of Long Beach Improvements
As shown in Table 5.3-12, Project Fair Share Percentage Calculations, of the
Final EIR, the approximate monetary fair-share contribution of the intersection
improvements impacted by the Boeing Specific Plan project totals-35.7 percent I
for Pacific Coast Highway and 2nd StreetlWestminster Avenue and 85.1 percent
for Studebaker Road and Westminster Avenue. At Westminster Avenue and Bolsa
Chica Road, the Boeing Specific Plan's fair-share percentage totals 85.3 percent.
Based on preliminary cost estimates of the recommended improvements, the
Boeing Specific Plan project's fair-share contribution at the Pacific Coast Highway
and 2nd StreetlWestminster Avenue intersection would be $175,822.50. At the
Studebaker Road and Westminster Avenue intersection, the project's fair-share
Resolution NUmber ~J/ 7
contribution totals $175,093.25. The Boeing Specific Plan's fair-share costs for the
intersection of Westminster Avenue and Bolsa Chica Road totals $381,717.50.
Appendix D, contained in Appendix 15.2 of the Final EIR, contains the cost
estimates for the recommended improvements at these three intersections.
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ESTIMATED PROJECT TRAFFIC IMPACT FEES
City of Seal Beach Program
The Boeing Specific Plan project would be required to pay a total of
$1,778,463.22 in transportation development fees and application fees based on
the current fee structure and project description. The precise fees would be
determined upon issuance of project building permits. This dollar value
represents the project's approximate fair-share contribution for those impacted
intersections included in the City of Seal Beach Road Fee Program (I.e. Seal
Beach Boulevard at Westminster Avenue, Seal Beach Boulevard at the 1-405
Southbound Ramps and Seal Beach Boulevard at 1-405 Northbound Ramps). All
other roadway improvement costs would be separately funded by the Project
proponent.
ORANGE COUNTY CONGESTION MANAGEMENT PROGRAM (CMP)
ANALYSIS
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The CMP requires that a traffic impact analysis (TIA) be conducted for any
project generating 2,400 or more daily trips, or 1,600 or more daily trips for
projects that directly access the CMP Highway System (HS). Per the CMP
guidelines, this number is based on the desire to analyze any impacts that would
be 3 percent or more of the existing CMP highway system facilities' capacity.
As noted in the traffic study, the proposed Boeing Specific Plan project is
projected to generate over 15,000 daily trip-ends, and thus meets the criteria
requiring a CMP TIA.
The project would not add traffic equivalent to 3 percent or more of the existing
capacity at any of the CMP arterial monitoring locations or at any of the CMP
highway system segments. The CMP highway system arterial facilities and CMP
arterials closest to the project site consists of the San Diego (1-405) Freeway,
Pacific Coast Highway (PCH), and Bolsa Chica Road. The CMP arterial
monitoring locations/intersections nearest to the Boeing Specific Plan site include
SR-22 Westbound Ramps at Valley View Boulevard in the City of Garden Grove,
Bolsa Chica Road at Garden Grove Boulevard in the City of Westminster and
Bolsa Chica Road at Bolsa Avenue in the City of Huntington Beach.
Hence, it is concluded that the Boeing Specific Plan project would not have any
significant traffic impact on the Congestion Management Program Highway
System of Orange County.
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HIGHWAY CAPACITY MANUAL (HCM) METHQD OF ANALYSIS
(SIGNALIZED INTERSECTIONS)
The Boeing Specific Plan project would contribute to the significant traffic impacts
at three of the nine State study intersections. These impacted intersections
include Pacific Coast Highway at 2nd StreetlWestminster Avenue, Seal Beach
Boulevard at 1-405 Southbound ramp, and Seal Beach Boulevard at 1-405
Northbound ramp.
To offset the significant traffic impacts of the proposed Boeing Specific Plan
project, as well as ambient growth and future background traffic, intersections
improvements would be required at these three intersections. The remaining six
Resolution Number ~~~
State study intersections are expected to operate at acceptable service levels
during the AM and PM peak hours, with the addition of project traffic.
The OCTA has identified the Seal Beach Boulevard Bridge overcrossing for
replacement at such time as the Garden Grove Freeway (SR-22) is widened to
accommodate a high occupancy vehicle (HOV) lane. Since the SR-22 widening
'project is planned to occur at a time beyond the 2006 horizon year timeline
established in the Traffic Study, the City does not want to earmark funding I
toward the bridge improvement until after the widening of SR-22 is completed.
Thus, although the City's 2006 CIP shows the bridge improvement, it would '
realistically occur after 2006 resulting in continued deficiencies for bridge
operations/access. Since 2006 is the horizon year of the Boeing Specific Plan
Traffic Study analysis, impacts are concluded to be significant and unavoidable
due to the uncertainty of implementation of CIP improvements.
Mitigation Measures 5.3-1a through 5.3-1d of the Final EIR are included, yet
impacts are concluded as significant. The measures are as follows:
5.3-1a
5.3-1 b
5.3-1c
Prior to the issuance of building permits, the Project applicant shall
comply with the City of Seal Beach Transportation Impact Fee
Program (RTIF).
For impacted intersections subject to fair share improvements
(impacted intersections include Pacific Coast Highway at 2nd
StreetlWestminster Avenue, Studebaker Road at Westminster
Avenue, and Westminster Avenue at Bolsa Chica Road), the
project applicant shall participate in the improvements required on a
pro-rata fair share basis as provided in Table 5.3-12, Project Fair
Share Percentage Calculations, of the Final EIR.
In order to ensure that adequate access and egress to the project
site is provided and impacts to through traffic on Seal Beach
Boulevard and Westminster Avenue are minimized, the project
applicant shall be required to implement the fOllowing
improvementslintersection enhancements.
o Seal Beach Boulevard at Road A (ADOllo Drive) - As part of the
proposed intersection reconstruction project, construct raised
median on Seal Beach Boulevard to provide a 150-foot
northbound left-turn lane. Widen Seal Beach Boulevard to
provide a 150-foot southbound right-turn lane with a gO-foot
transition. The eastbound leg of Apollo Drive at Seal Beach
Boulevard shall be designed to provide two eastbound left-turn
lanes and one eastbound right-turn lane, and one inbound
(westbound) lane. Modify and upgrade the existing traffic signal
accordingly.
o Westminster Avenue at Road A (Aoollo Drive)
Modify/reconstruct existing median on Westminster Avenue to
provide a 150-foot westbound left-turn lane with a gO-foot
transition. Widen Westminster Avenue to provide a 150-foot
eastbound right-turn lane with a gO-foot transition. The
northbound leg of Apollo Drive at Westminster Avenue shall be
designed to provide two northbound left-turn lanes and one
northbound right-turn lane, and one inbound (southbound) lane.
Modify and upgrade the existing traffic signal accordingly.
o Pro Dosed Plannine Area 3 "Rieht-turn onlv" Drivewav at
Westminster Avenue - Widen Westminster Avenue to provide a
150-foot eastbound right-turn lane with a gO-foot transition.
o Seal Beach Boulevard at Adolfo LODez Drive - Seal Beach at
Adolfo Lopez Drive is currently unsignalized. An analysis of this
intersection indicates that the "permissive" turning movements
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Resolution Number 5/~f
5.3-1d
onto Seal Beach Boulevard from Adolfo Lopez Drive experience
delays indicative of LOS ElF conditions with the addition of
project traffic (see HCM/LOS calculations sheets in Appendix B
of the Traffic Study, contained as Appendix 15.2 of the Final
EIR). This can be expected given the high volume of traffic that
exists on Seal Beach Boulevard and the lack of sufficient gaps
In the continuous north-south traffic during the PM peak
commute hour. It is recommended that a three-phased traffic
signal with a separate right turn lane be installed at this location.
This improvement shall be the sole responsibility of the Boeing
Specific Plan project. Appendix C of the Traffic Study,
contained as Appendix 15.2 of the Final EIR, contains the traffic
signal warrant worksheet for this key study intersection.
The project applicant shall be responsible for all sidewalk and
landscaping improvements/replacements necessary as a result of
right-of-way acquisition/ dedications required in order to implement
improvements.
AIR QUALITY
SHORT-TERM AIR QUALITY IMPACTS
5.4-1 Temporary construction-related dust and vehicle emissions would occur
during site preparation and project construction. Analysis has concluded
that impacts would remain significant for NOX emissions after mitigation,
requiring a Statement of Overriding Considerations.
Facts Suooortino Finding: Short-term air quality impacts would occur during
grading and construction operations associated with implementation of the
proposed Project. The short-term air quality analysis considers cumulative
construction emissions combined with the proposed Project. Temporary impacts
include:
lJ Clearing, grading, excavating and using heavy equipment or trucks creates
large quantities offugitive dust, and thus PM10;
lJ Heavy equipment required for grading and construction generates and emits
diesel exhaust emissions;
lJ The vehicles of commuting construction workers and trucks hauling
equipment generate and emit exhaust emissions;
lJ Off-site regional air emissions associated with temporary power lines needed
to operate construction equipment (although these emissions are locally de
minimus as they are dispersed throughout the western U.S., and individual
power plants are required to mitigate air emissions);
lJ Emissions from the stationary construction equipment used on-site.
It should be noted that emissions produced during grading and construction
activities are "short-term" in nature as they endure only for the duration of
construction.
Fugitive Dust Emissions
(Less Than Significant)
Fugitive dust from grading and construction is expected to be short-term and
would cease following project completion. Additionally, most of this material is
inert silicates, rather than the complex organic particulates released from
combustion sources, which are more harmful to health. Dust (larger than 10
microns) generated by such activities usually becomes more of a local nuisance
than a serious health problem. Of particular health concern is the amount of
PM10 (particulate matter smaller than 10 microns) generated as a part offugitive
dust emissions. As previously discussed, PM10 poses a serious health hazard;
Resolution Numbe~ ~~J?
alone or in combination with other pollutants. The URBEMIS 2001 computer
model (adapted from the URBEMIS7G model by the SCAQMD) calculates PM10
fugitive dust as part of the site grading emissions. The proposed Project would
implement standard construction practices, which include dust control techniques
(I.e., daily watering), limitations on construction hours and adherence to
SCAQMD Rule 403 (requires watering for inactive and perimeter areas, track out
requirements, etc.), which further minimizes fugitive dust emissions.
Construction Equipment and Worker Vehicle Exhaust
(Significant after mitigation for NOX emissions)
Exhaust emissions from construction activities include emissions associated with
the transport of machinery and supplies to and from the Project site, emissions
produced on-site as the equipment is used, and emissions from trucks
transporting materials to/from the site. Emitted pollutants would include CO,
ROG, NOX, and PM 10.
The maximum area estimated to be disturbed per day would total 5-acres, taking
place five days per week throughout the year (260 days). Grading of the site is
expected to utilize graders, scrapers, dump trucks, rollers, dozers, loader and
other heavy equipment. The grading operations are expected to import
approximately 100,000 cubic yards of soil. Based upon the standard dimensions
of a haul truck, it is estimated that each truck would haul 12 cubic yards, with an
average of 3 minutes to load the truck. The haul route considered for this
analysis is Interstate 405 to Seal Beach Boulevard. Depending on the location of
import site, a conservative estimate is 500 yards a day, or 42 inbound and
outbound trips per day. Pollutants would primarily be limited to NOX and CO
from the vehicle exhaust. PM10 emissions would not be significant due to
implementing a standard construction practice of covering all haul trucks.
Emissions associated with construction activities within the Project area are
anticipated to exceed SCAQMD construction thresholds for NOX. Beyond
adherence to standard construction practices involving properly tuned
equipment, covered haul trucks and reduced speeds on exposed roads, feasible
mitigation measures have not been identified by the SCAQMD to reduce the
significance of short-term construction NOX emissions to less than significant
levels. As such, short-term air emissions for this pollutant would be considered
significant and unavoidable.
Mitigation Measures 5.4-1a through 5.4-1d of the Final EIR are included, yet
impacts are concluded as significant. The measures are as follows:
5.4-1 a
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 South Coast Air Quality
Management Districts Rules and Regulations.
lJ On-site vehicle speed will be limited to 15 miles per hour.
lJ All on-site construction roads with vehicle traffic will be
watered periodically.
lJ Streets adjacent to the project reach will be swept as needed
to remove silt that may have accumulated from construction
activities so as to prevent excessive amounts of dust.
lJ All material excavated or graded will be sufficiently watered to
prevent excessive amounts of dust. Watering will occur at
least twice daily with complete coverage, preferable in the late
morning and after work is done for the day.
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5.4-1 b
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5.4-1c
Resolution Number ~~]7
IJ All clearing, grading, earth moving, or excavation activities will
cease during periods of winds so as to prevent excessive
amounts of dust as set forth below:
IJ Rough Grading (mass grading) - when winds are greater
than 25 miles per hour averaged over one hour; and
IJ Precise Grading - when winds are greater than 35 miles
per hour averaged over one hour.
IJ All material transported on-site or off-site will be either
sufficiently watered or securely covered to prevent excessive
amounts of dust.
IJ The area disturbed by clearing, grading, earth moving, or
excavation operations will be minimized so as to prevent
excessive amounts of dust.
IJ These control techniques will be indicated on project grading
plans. Compliance with this measure will be subject to
periodic site inspections by the City.
IJ Visible dust beyond the property line emanating from the
project will be prevented to the maximum extent feasible.
IJ Neighbor awareness and notification shall be provided on the
subject property pursuant to Standard Grading Condition 3.2.3.
In addition, the following notification shall be provided prior to
the beginning of any site clearance and Rough or Precise
grading activity:
IJ Notification to Leisure World News. Project proponent shall
contact Dave Saunders, Leisure World News at (562) 431-
6586, ext. 384 to determine publication date for "Notice of
Start of Project Grading Activities".
IJ Notification to Leisure World Mutual 2 and Island Villaae.
The Contractor shall give written and reasonable notice at
least 72 hours prior to the beginning bf grading and site
clearance activities. The notification shall include the date
and time of initiation of site clearance/grading activities,
street closures, parking and traffic access information and
requirements, and precautionary infonnation regarding the
work. Project proponent shall provide said written and
reasonable notice to:
IJ Golden Rain Foundation
Attn: Leisure World Mutual 2
P. O. Box 2069
Seal Beach,CA 90740
IJ Island Village Home Owner Association
C/o Pacific Coast Management
Attn: Angie McKinnonbb
4515 E. Anaheim Street
Long Beach, CA 90804
Project grading plans shall show the duration of construction.
Ozone precursor emissions from construction equipment vehicles
shall be controlled by maintaining equipment engines in good
condition and in proper tune per manufacturer's specifications, to
the satisfaction of the City Engineer. Compliance with this measure
will be subject to periodic inspections of construction equipment
vehicles by the City.
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,
Resolution Number ~/~
regarding the prevention of such material spilling onto public streets
and roads.
5.4-1d
During overall site grading and public infrastructure construction
phases, construction equipment and supply staging areas shall be
located at least 400 feet from the nearest residence. During
structure/building construction, equipment and supply staging areas
shall be located at least 400 feet or as far as practical from the
nearest residence.
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LONG-TERM OPERATIONAL IMPACTS
5.4-2 The proposed project would result in an overall increase in the local and
regional pollutant load due to direct impacts from vehicle emissions and
indirect impacts from electricity and natural gas consumption.
Significance: Combined mobile and area source emissions would exceed
SCAQMD thresholds for ROG, NOX and CO. ROG, NOX and CO
emissions cannot be mitigated to a less than significant /evel which
requires a Statement of Overriding Considerations.
Facts Suooortina Findina: Long-tenn air quality impacts would consist of mobile
source emissions generated from project-related traffic and from stationary
source emissions generated directly from the' natural gas consumed and
indirectly from the power plant providing electricity to the Project site. Emissions
associated with each of these sources are discussed and calculated below.
Mobile Source Emissions Only: Regional Impacts
The Basin is a non-attainment area for Federal and State air quality standards for I
03 and PM10 and for CO (Federal standard only). Nitrogen oxides and ROG are
regulated 03 precursors (a precursor is defined as a directly emitted air
contaminant that, when released into the atmosphere, forms or causes to be
formed or contributes to the formation of a secondary air contaminant for which
an ambient air quality standard has been adopted). Mobile source emissions
(emissions from project-related traffic) account for the majority of the project's
operational emissions.
Area Source Emissions
Stationary source emissions would be generated due to an increased demand for
electrical energy and natural gas consumption with the development of the
proposed project (referred to below as "area source emissions"). This
assumption is based on the supposition that those power plants supplying
electricity to the site are utilizing fossil fuels. Electric power generating plants are
distributed throughout the air basin and Westem United States, and their
emissions contribute to the total regional pollutant burden. The primary use of
natural gas by the proposed land uses would be for combustion to produce
space heating, water heating and other miscellaneous heating or air conditioning.
As shown in Table 5.4-4, Area Source Emissions, of the Final EIR, stationary
source emissions generated directly from the natural gas consumed and
indirectly from the power plant providing electricity to the project site would not I
exceed SCAQMD standards. ,
Total Project Operational Emissions: Area and Mobile Sources
(Significant after mitigation for ROG, NOX and CO emissions)
The mobile source and area emissions associated with the proposed Project
would generate pollutant emissions in excess of SCAQMD thresholds. Thus,
implementation of the proposed project would create a significant and
unavoidable individual project impact from ROG, CO and NOx emissions. In
Resolution Number ~/~~
addition, the Basin is in non-attainment' for these same three pollutants. As the
proposed Project woL!'d exceed established ROG, CO and NOx thresholds, the
project would create a significant and unavoidable impact to regional levels of
these pollutants.
Localized CO Emissions
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According to the SCAQMD CEQA Air Quality Handbook, localized concentration
modeling for CO should be accomplished for projects whose associated traffic
would negatively impact levels of service (LOS) at locations adjacent to sensitive
receptors. In these instances, a localized CO hotspot (i.e., an exceedance of
established State and/or Federal standard) may be created at specific
intersections. Based upon the Congestion Management Program (CMP)
Analysis, which was based upon the Orange County Congestion Management
Program (CMP), the proposed Boeing project is projected to generate over
15,000 daily trip-ends, and thus meets the criteria requiring a CMP Traffic Impact
Analysis. The project would not add traffic equivalent to 3 percent or more of the
existing capacity at any of the CMP arterial monitoring locations or at any of the
CMP highway system segments. The CMP highway system arterial facilities and
CMP arterials closest to the project site consists of the San Diego (1-405)
Freeway, Pacific Coast Highway (PCH), and Bolsa Chica Road. The CMP
arterial monitoring locations/intersections nearest to the Boeing project site
include SR-22 westbound Ramps at Valley View Boulevard in the City of Garden
Grove, Bolsa Chica Road at Garden Grove Boulevard in the City of Westminster
and Bolsa Chica Road at Bolsa Avenue in the City of Huntington Beach. Based
on project trip generation estimates and the trip distribution pattems, the amount
of project traffic using these CMP facilities would be minimal and less than the 3
percent threshold established by the CMP. Therefore, the Boeing project would
not have any significant traffic impact on the Congestion Management Program
Highway System of Orange County.
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The Boeing project would contribute to traffic impacts at three of the nine State
study intersections. These impacted intersections include Pacific Coast Highway
at 2nd StreetlWestminster Avenue, Seal Beach Boulevard at 1-405 southbound
Ramps, and Seal Beach Boulevard at 1-405 northbound Ramps. These three
intersections were also identified as significantly impacted intersections, based on
the ICU methodology. However, mitigation has not been identified which would
improve the LOS or keep it at an existing level. Therefore, the project is
assumed to worsen traffic levels.
The Project site is in an area where CO emissions have dramatically decreased
and have not exceeded the State and Federal standards over the past five years.
Based upon the SCAQMD's recommendation, the highest CO concentration over
the last five years of monitoring data was used. Therefore, the threshold would
be 9.7 ppm, which was measured at the North Long Beach monitoring station on
December 19, 1997. This is well below the State standard of 20 ppm and the
Federal standard of 35 ppm. The measured levels of CO at this monitoring
station can be considered worst-case, since the monitoring station is located in a
more concentrated urbanized area and receives higher CO levels than the
Boeing Specific Plan site.
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Therefore, based on a) decreasing ambient CO levels in the Project vicinity, b)
the Project area is in attainment with State CO standards, and c) upon
implementation of mitigation measures recommended in Section 5.3, Traffic and
Circulation of the Final EIR, intersections would be significantly impacted by
Project generated traffic beyond current levels, it is concluded that a CO hot spot
could occur as a result of the proposed Project and would result in a significant
impact.
Resolution Number ~~~
Mitigation Measures 5.4-2a through 5.4-2b of the Final EIR is included, yet
impacts are concluded as significant. The measures are as follows:
5.4-2a
No mitigation measures are recommended. Based on the analysis
provided, combined mobile and area source emissions would
exceed SCAQMD thresholds for ROG, NOX and CO and PM
cannot be feasibly mitigated to a less than significant level.
5.4-2b
Should a potential end-user be identified whose land use would
cause a particulate diesel index of 0.0003 <Plm3 or increase the
volume to capacity ratio (also called the Intersection Capacity
Utilization) by 0.02 (2 percent) for any intersection with a LOS of D
or worse, a preliminary screening shall be conducted per SCAQMD
Rule 1401 and 212 to determine whether a Health Risk
Assessment (HRA) shall be prepared.
CONSISTENCY WITH AIR QUALITY MANAGEMENT PLAN
5.4-3 The project would conflict with the Air Quality Management Plan (AQMP).
Analysis has concluded that the proposed project is inconsistent with the
AQMP criteria. Impacts would be significant and unavoidable.
Facts SUDDortina Finding: A potentially significant impact to air quality would
occur if the project would conflict with or obstruct the implementation of the
applicable air quality plan. Although the project would represent an incremental
negative impact to air quality in the Basin, of primary concem is that project-
related impacts have been properly anticipated in the regional air quality planning
process and reduced whenever feasible. Therefore, it is necessary to assess the
project's consistency with the AQMP.
According to the South Coast Air Quality Management District CEQA Air Quality
Handbook (SCAQMD, April 1993), the purpose of the consistency finding is to
determine if a project is inconsistent with the assumptions and objectives of the
regional air quality plans, and thus if it would interfere with the region's ability to
comply with federal and State air quality standards. If the project is inconsistent,
local govemments need to consider project modifications or inclusion of
mitigation to eliminate the inconsistency. It is important to note that even if a
project is found consistent it could still have a significant impact on air quality
under CEQA. Consistency with the AQMP means that a project is consistent
with the goals, objectives, and assumptions in the respective plan to achieve the
federal and State air quality standards.
Traffic associated with the Boeing project, in combination with existing and future
background traffic would have a significant impact at six of the twenty-one key
study intersections analyzed within the Traffic Study (refer to Section 5.3, Traffic
and Circulation of the Final EIR). The six locations forecast to operate at an
unacceptable LOS with the addition of Boeing project traffic and the peak hour in
which the project has an impact are as follows:
a Pacific Coast Highway at 2nd StreeVWestminster Ave;
a Studebaker Road at Westminster Avenue;
a Seal Beach Boulevard at Westminster Avenue;
a Seal Beach Boulevard at 1-405 SB Ramps;
a Seal Beach Boulevard at 1-405 NB Ramps; and
a Westminster Avenue at Bolsa Chica Road.
The remaining 15 key study intersections are forecast to operate at an
acceptable service levels (LOS D or better) during the weekday AM and PM peak
commute hours with the addition of project traffic.
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Resolution Number 6/41
It is estimated that the net increase in pollutants would be 138.9 pounds per day
(ppd) of ROG, 215.9 ppd of NOX, 1530.3 ppd of CO, and 80.3 ppd of PM1O.
These net increases would exceed the SCAQMD daily emissions thresholds for
all criteria pollutants except PM 10.
The proposed project would result in the deterioration of the level of service
(LOS) at intersections in the project vicinity following implementation of
referenced mitigation. Due to the deterioration in the level of service, the project
has the potential to increase the likelihood of a CO hotspot. Based upon a
significant impact on traffic levels, operational air quality and the potential to
cause CO hotspots, the proposed project may conflict with the goals and policies
set forth within the AQMP. '
CUMULATIVE IMPACTS
5.4-4 Impacts to regional air quality resulting from development of cumulative
projects would significantly impact existing air quality levels. Impacts
would be significant and unavoidable for ROG, NOX, CO, and PM10.
Facts SUDDortina Findina: The annual short-term and long-term emissions
associated with the proposed project and cumulative projects indicated in Section
4.0, Basis for Cumulative AnalYsis, would be dependent on the internal phasing
of each project. Adherence to SCAQMD rules and regulations would help to
alleviate potential impacts related to cumulative conditions. However, the build-
out, sale and occupancy of the proposed land uses would be controlled by
market demand. Emission reduction technology, strategies and plans are
constantly being developed. As discussed in Impact Discussion 5.4-2, the Basin
is non-attainment for 03, PM10 (both State and Federal standards) and CO
(Federal standards). Additional emissions of ROG, NOX (precursors to 03), CO
and PM10 would be considered significant and unavoidable cumulative impacts.
IX.
FINDING REGARDING ALTERNATIVES
The City of Seal Beach, having reviewed and considered the information contained of
the Final EIR, appendices to the Final EIR and the administrative record, finds, pursuant
to Public Resources Code 21081 (a)(3) and CEQA Guidelines 15091 (a)(3) that (i) the
Final EIR considers a reasonable range of project alternatives and mitigation measures
and (ii) specific economic, location andlor other considerations make infeasible the
alternatives as follows:
NO PROJECTINO DEVELOPMENT ALTERNATIVE
The No Project/No Development Alternative assumes the Boeing Specific Plan
Project would not be implemented and land uses and other improvements
identified in the Specific Plan would not be constructed. The existing
undeveloped portion of the Boeing site, including the three manmade drainage
ditches, would remain unaltered and in their current condition. All infrastructure
improvements including water, wastewater, drainage and circulation facilities
identified in the Specific Plan would not be constructed. The design and
development standards for the Specific Plan would not be implemented and the
General Plan land use designations and allowable uses set forth by the zoning
code for the site would remain unchanged.
Land Use And Relevant Planning
The No Project/ No Development Altemative would not require an Amendment.
Also, this Alternative would not require an Amendment to the Circulation Element
because no development would be proposed.
Resolution Number ~;tj7
Implementation of the proposed Boeing Specific Plan would require a Zone
Change from M-1 to Specific Plan Regulation Zone (SPR Zone) and adoption of
the Specific Plan, which would not occur under this Alternative.
Aesthetics/Light And Glare
The No ProjecUNo Development Alternative would maintain the current views
across the Project site from off-site vantage points. Aesthetic improvements to I'
the site resulting from Project implementation would not occur. Under the No
ProjecUNo Development Alternative no new light sources would be developed.
Traffic and Circulation
Current traffic conditions would continue and none of the Project's proposed and
required circulation improvements would occur. According to the Traffic Impact
Ana/ysis, prepared for the Project, six intersections presently operate at Level of
Service (LOS) "E" or "F" during the peak hours. The OCTA has identified the
Seal Beach Boulevard bridge overcrossing for replacement, however, the
overcrossing replacement is planned to occur at a time beyond the 2006 Project
horizon year timeline, resulting in a significant and unavoidable impact under the
proposed Project. While this deficiency would also occur under this Alternative, it
would not be aggravated by the additional traffic generated by the Project.
Air Quality
The demolition, grading and construction activities associated with the proposed
Project would not occur with this Alternative. Therefore, the emissions
associated with proposed Project construction equipment concluded to exceed
SCAQMD construction thresholds for NOX 'would not occur under this
Alternative. In addition, the significant and unavoidable impacts to long-term air I
quality, consistency with the local air quality management plan and cumulative
impacts would not occur under this Alternative.
Noise
Under the No Project/No Development Alternative, no new land uses would be
developed on the site. Thus, new stationary and mobile noise sources would not
occur and ambient noise levels would not increase. It is noted, that under the
proposed Project, impacts from construction, mobile, and stationary noise
sources would be reduced to less than significant levels following mitigation. .
Biological Resources
Construction-related impacts to special status vegetation types, plant species,
sensitive habitat and jurisdictional waters would not occur under the No
Project/No Development Alternative as new buildings and developed areas
would not be constructed. Long-term impacts to sensitive species (such as the
southem tarplant and the woolly sea-blite) and jurisdictional waters would not
occur with this Altemative. This Alternative would maintain all three manmade
drainage ditches and would not require mitigation for the 0.11 acres of
jurisdictional waters that would be impacted with development of this Project. I
None of the wetlands restoration activities proposed as part of the Project would
take place.
Cultural Resources
The No Project/No Development Alternative would not result in any grading or
construction on the Project site. Therefore, this Alternative would not result in
any potentially adverse impacts to archaeological sites located on-site. This
Altemative would not result in the disruption of fossil bearing formations and
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Resolution Number ~~~
there would be no potential to unearth previously unknown subsurface historic
resources.
Geology and Soils
Implementation of the No ProjecVNo Development Altemative would not expose
additional people and structures to potential adverse effects associated with
seismic activity, adverse soils or geologic conditions. Additionally, as this
Alternative would not involve construction activities, potential soil erosion impacts
would not occur. Although potentially significant impacts have been identified
with Project implementation, impacts would be mitigated to less than significant
levels.
Hydrology
The No ProjecVNo Development Alternative would not result in short-term
impacts to water quality associated with grading, excavation and construction
activities since development of the proposed Project would not occur.
Additionally, the existing quality and quantity of storm water and urban runoff
would not change, since the Boeing site would not be altered from its current
condition. However, this Alternative would not result in the water quality control
measures associated with the proposed Project, which would improve existing
conditions.
Public Health and Safety
By not developing the remainder of the Boeing site, there would be a potential
reduction in the risk associated with exposure to hazardous materials including
lead based paint, asbestos and contamination of local groundwater and soil from
past agricultural uses. Additionally, the potential to interfere with an adopted
emergency evacuation plan for the area would not occur with this Alternative
since development would not occur.
Public Services and Utilities
This Alternative would not necessitate the expansion of the existing sewer and
water system. An increase in solid waste generation would not occur with this
Alternative, as the proposed Project's facilities would not be developed.
NO PROJECT/EXISTING DESIGNATION ALTERNATIVE
The No ProjecVExisting Designation Alternative involves development of the
Project site based upon the existing designation in which the site would maintain
its General Plan land use designation of Light Industrial and zoning of Light
Manufacturing (M-1). Development under this Alternative would be guided by M-
1 development guidelines contained in the Code rather than the development
guidelines established in the Boeing Specific Plan. It is expected that this
Alternative would be required to provide water quality and biological resource
protection features similar to the proposed Project.
land Use and Relevant Planning
The proposed General Plan Amendments to the Land Use Element, would not be
required under this Alternative. The proposed Amendment to delete the outdated
map from the Circulation Element would still be required, but the Amendment to
link Seal Beach Boulevard and Westminster via Apollo Drive would not.
Additionally, this Alternative would not require a Zone ,Change from M-1 to SPR
Zone and adoption of the Specific Plan. Like the proposed Project, however, this
Alternative would require a coastal development permit from the California
Coastal Commission. It is further noted that the Housing Element notes the
Resolution Number ~~~
possibility of redesignating a portion of the 50-acre underutilized site of the
Boeing property for residential uses. Since this Alternative assumes M-1
development, residential uses would not occur.
Aesthetics
Views from Westminster Avenue and Seal Beach Boulevard would not be
enhanced with the landscaping design proposed in the Specific Plan. Buildings I
would be setback 15 feet pursuant to code, as opposed to the 35 feet established
in the Specific Plan. Without specific development standards and design
guidelines, development on-site may lack a cohesive identity or a consistent
project theme. In addition, there would be no design guidelines to ensure high
quality design and well-ordered spatial relationship among buildings and land
uses.
Traffic and Circulation
Implementation of the No ProjecUExisting Designation Alternative would result in
a decrease of traffic volume when compared to the proposed Project, since the
site would be developed with light industrial uses and would not include
development of a hotel and commercial center which generate higher traffic
volumes. The required overcrossing replacement that would occur at a time
beyond the 2006 Project horizon year timeline, resulting in a significant and
unavoidable impact under the proposed Project, would still occur under this
Alternative. However, it would not be aggravated by the additional traffic
generated by the Project.
Air Quality
Since this Alternative would result in fewer vehicular trips to the Project site, I
there would be fewer impacts associated with mobile source emissions.
'Therefore there would be a reduction of mobile and energy source emissions
compared to the proposed Project. However, construction-related emissions
would still occur with this Alternative, which would result in significant and
unavoidable impacts to NOx levels. Additionally, stationary source emissions
may be greater with development of this Altemative since it would be developed
as a business park (including industrial and manufacturing uses), which could
emit more emissions than a hotel and commercial center. Thus, significant and
unavoidable impacts associated with the long-term operations and cumulative
impacts are anticipated under this Altemative.
Noise
Mobile noise sources would be less than the proposed Project due to fewer
vehicular trips to the Project site. However, stationary noise sources may be
higher as a result of developing the entire site with light industrial/manufacturing
uses. Short-term vibration and noise impacts would be similar due to the
buildout potential provided under both scenarios.
Biological Resources
Construction activities could create significant disturbances to existing wetland I
resources and sensitive species including the southern tarplant and woolly sea-
blite. This Altemative does not provide for wetland restoration that would protect
the jurisdictional water resources located in Drainage Ditch C. In addition, this
Alternative could include creation of terraces adjacent to channel bottoms for
Drainage Ditch A and Drainage Ditch B that would provide wetland habitat, f1ood-
control, water quality, and buffer functions.
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Resolution Number ~~~
Cultural Resources
This Alternative would result in grading and construction, which could result in
potentially significant adverse impacts to cultural sites identified on-site.
Development of this Alternative would be subject to similar mitigation measures
as the proposed Project, which results in less than significant impacts to
historical, cultural and paleontological resources.
Geology and Soils
The topography of the Project site would be altered in order to prepare the site
for the uses under this Alternative. The extent of grading and associated impacts
on geologic and soil conditions is expected to be similar to that associated with
the proposed Project.
Hydrology and Drainage
Under the proposed Project, drainage plans call for the development of a 2.8
acre-feet retention facility in order to accommodate the increased runoff from the
proposed Project. Similar to the proposed Project, this Alternative includes water
quality control measures, which would remove pollutants that would otherwise be
discharged into the LARB.
Public Health and Safety
Mitigation measures would be required for any new development due to
agricultural chemicals, asbestos and lead-based paint. However, with the
development of the entire site for industriallmanufacturing uses, there could be
an increase in the amount of hazardous chemicals transported to the site.
Development of this Alternative would be subject to compliance with City Code,
which would reduce impacts to the Emergency Response Plan.
Public Services and Utilities
Under this Alternative, demand for water, solid waste disposal services and
sewer system facilities would be similar to the demand created by the propose
Project. The difference in demand of utilities and services however, would
depend greatly on the type of facilities built. The primary difference between the
proposed Project and this Alternative would be the development of the hotel and
commercial center in Planning Area 4. Therefore, while some light
industrial/manufacturing uses may utilize a greater amount of public utilities and
services (i.e., aircraft manufacturing, automobile painting and body work, and
boat building) others may require less.
RESIDENTIAL COMPONENT ALTERNATIVE
This Alternative would provide for the development of high density residential on
11 acres fronting Westminster Avenue. That would allow for development of up
to 165 residential units in accordance with the Residential High Density (RHO)
zoning designation.23 The remaining 34 acres of the undeveloped portion of the
Boeing site would remain under its current Light Industrial land use and M-1
zoning designation. Under this Alternative, two of the three drainage ditches
would be preserved and the hotel and commercial center would not be
developed in Planning Area 4. M-1 zoning would still apply to Planning Area 4
and RHO guidelines would apply to the residential development. It is expected
that this Alternative would be required to provide water quality and biological
resource protection features similar to the proposed Project.
23 Unit count considers 25 percent of land area for roadwey/infrastructure Improvements end 75 percenl of
developable area for residential.
Resolution Number ~
Land Use
With the Residential Component Altemative, the General Plan Amendment
changing the land use designation from Light Industrial to Specific Plan
Regulation (SPR) and the amendment to the Circulation Element would not
occur. This Alternative would require an Amendment to the Land Use Element
allowing for High Density Residential uses on the 11 acres of the Boeing site, I
fronting Westminster Avenue. Locating residential uses immediately adjacent to
manufacturing and light industrial uses would present land use compatibility
concerns. This Alternative would require an Amendment to the Housing
Element, incorporating up to 165 residential units. 'A zone change from M-1 to
RHD and a subdivision map would also be required.
This Alternative would require a coastal development permit from the California
Coastal Commission. As a "new housing" development within the Coastal Zone,
this Alternative would also be required to comply with the Mello Act, which would
impose affordable housing requirements either on-site, elsewhere within the
Coastal Zone, or within three miles of the Coastal Zone, which wO\lld impact the
economic feasibility of this Alternative.
Aesthetics
Development of this Alternative would be consistent with the adjacent residential
uses to the north and west. Views of the northeast corner of the site would not
change, as development of the hotel and commercial uses would not occur.
Development under this Alternative would be subject to M-1 and RHD zoning
standards contained in the Code, rather than the development guidelines and
design regulations established in the proposed Boeing Specific Plan. I
Development of this Alternative may not include the additional development
standards and landscaping guidelines that establish a minimum landscaping
buffer of 35-feet along roadways versus 10-feet established in the RHO zone. In
addition, this Alternative may not provide design, architectural and lC!ndscaping
guidelines established in the Boeing Specific Plan that promote a unified
environment within the Project area.
This Alternative may reduce the amount of light and glare produced as a result of
developing the northern portion of the site with residential uses. Additionally, the
hotel and commercial uses would not be developed, further reducing light
sources from the Boeing site. This would especially affect the light impacts to
traffic along Westminster Avenue that would not experience the additional light
impacts associated with security, parking, interior and exterior building lights.
Traffic and Circulation
Implementation of the Residential Component Alternative would result in a
decrease of traffic volume since the hotel and commercial uses (in Planning Area
4) would not be developed, even though other uses consistent with existing
zoning may be developed. Hotel and commercial uses result in the highest traffic
generation rates, whereas light industrial and high density residential uses are I
relatively equivalent in the amount of traffic they generate. With a reduction in
traffic volume associated with this Alternative, impacts to the Seal Beach
overcrossing would be reduced limiting the significant and unavoidable impact
associated with the proposed project.
Air Quality
Since this Alternative could result in fewer vehicular trips to the Project site, there
would be reduced impacts associated with mobile source emissions. Therefore
Resolution Number 5i~f
I
there would be a reduction of mobile and energy source emissions compared to
the proposed Project. While construction-related emissions would still occur with
this Alternative, they would also be reduced since the northeast portion of the
project site would not be developed with the hotel and commercial uses. There
would be fewer impacts to stationary source emissions with development of this
Alternative since a portion of the Project site would be developed with residential
uses, which produce fewer emissions than light industrial uses and the hotel and
commercial uses would not be developed. Although this Alternative would
reduce the amount of NO. and CO emissions, long term project and cumulative
impacts are anticipated to be significant and unavoidable.
Noise
The residential units could be impacted by the traffic noise along Westminster
Avenue, existing noise at the Boeing site and by M-1 uses that would be
developed on the remaining portion of the Boeing site. Therefore, development
of the residential uses may require additional buffering including increased
setbacks and the development of sound walls in order to ensure that the
residential units were not adversely impacted by the stationary and mobile noise
associated with the traffic along Westminster Avenue and the operations of the
adjacent light industrial buildings. However, as a source of noise, development of
this Alternative would result in a decrease of stationary noise sources since
residential uses do not produce the amount of noise associated with the
operations of light industrial uses (I.e., generators, pump stations, blow off
valves).
Biological Resources
I
Under the Residential Component Alternative, two of the three drainage ditches
would be maintained in their current condition. Thus impacts to the existing
wetland resources and sensitive species including the southem tarplant and
woolly sea-blite would be just as with the proposed Project. Construction
activities could temporarily disrupt the sensitive habitats, therefore impacting the
southern tarplant and woolly sea-blite. However, these impacts would be
temporary. Additionally, this Alternative does not include a wetland restoration
program as included with the proposed Project.
"
Cultural Resources
The Residential Component Alternative would result in grading and construction,
which could impact cultural sites identified on-site. Development of this
Alternative would be subject to similar mitigation measures as the proposed
Project, which results in less than significant impacts to historical, cultural and
paleontological resources.
Geology and Soils
I
The topography of the Project site would be altered in order to prepare the site
for the uses under this Alternative. The extent of grading and associated impacts
on geologic and soil conditions is expected to be similar to that associated with
the proposed Project.
Hydrology and Drainage
Similar to the proposed Project, this Alternative includes water quality control
measures, which would remove pollutants that would otherwise be discharged
into the LARB.
Resolution Number ~
Public Health and Safety
With the development of industrial/manufacturing uses, there is the potential for
exposure to hazardous materials as a result of the transport and storage of
chemicals associated with M-1 development adjacent to residential. This
Alternative would also be subject to compliance with City Code, which would
reduce impacts to the Emergency Response Plan.
Public Services and Utilities
I
Under this Alternative, demand for water, solid waste disposal services and
sewer system facilities could be increased when compared to the demand
created by the proposed Project. Even though there would be a decrease in
demand of utilities and services due to the hotel and commercial uses not being
developed, the development of high density residential uses would increase the
demand for school, police, fire and other public services. While some light
industrial/manufacturing uses would utilize a greater amount of public utilities and
services (I.e., aircraft manufacturing, automobile painting and body work, and
boat building) others would require less utilities and services (I.e., research and
development warehousing).
ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The No Project/No Development Alternative (Existing Conditions), in this case,
would not result in the environmental impacts associated with construction of the
proposed Project. Among the other alternatives assessed in the Final EIR, the
Residential Component Alternative would result in a reduction in environmental
impacts when compared to the proposed Project and would meet some of the
Project Objectives. This Alternative would result in reduced impacts to aesthetics I
and air. As a result, the Residential Component Alternative could be considered
the Environmentally Superior Alternative, however, this Alternative would also
have greater impacts than the proposed Project in the following areas: land use,
public safety and public services and utilities. Moreover, the proposed Project
has unavoidable significant impacts only with respect to air quality (construction
and project operation), which would be triggered by any increment of
development because of the low thresholds of significance associated therewith:
and traffic, which would be triggered by any increment of development because
of the existing unacceptable levels of service at certain intersection that would be
impacted by any development at the Project site.
* * * *
I
Resolution Number cSi1~~
EXHIBIT "B"
BOEING INTEGRATED DEFENSE SYSTEMS
SPECIFIC PLAN FINAL EIR
SCH NO. 2002031015
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MITIGATION MONITORING PROGRAM
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10
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA,
County of Orange
I
I am a citizen of the United States
and a resident of the county afore-
said; I am over the age of eighteen
years, and not a party to or inter-
ested in the above-entitled matter.
I am the principal clerk of the printer
of the SEAL BEACH SUN, a
newspaper of general circulation,
printed and published weekly in the
City of Seal Beach, County of
Orange and which newspaper has
been adjudged a newspaper of
general circulation by the Superior
Court of the County of Orange, State
of California, under the date of
2/24/75. Case Number A82583; that
the notice of which the annexed is a
printed copy (set in type not smaller
than nonpareil), has been published
in each regular and entire issue of
said newspaper and not in any
supplement thereof on the following
dates, to-wit:
I
r/J1Jo~,
all in the year 2003.
I certify (or declare) under penalty of
perjury that the foregoing is true and
correct.
Dated at Seal Beach, CA,
this~day ('f -00 \v
I
Signature
PUBLICATION PROCESSED 01;
THE SEAL BEACH S ~ I
216 Main Street t'
Seal Beach, CA 90740
(562) 430-7555
I
Resolution Number ~~
This space is for the County
Clerk's Filing Stamp
Below IS B summary of thl
proposed 1018 lor VTn,j
16375:
"Lot 1 ,
Business Park . 3.21 BOres
: 1,,012 _ .
Business Park . 324 acres
. Lot 3 .
BusineSs Park 4.51 acres
: Planning Areas; J~.: I ~..,: :_1 "Lo14 _. ' . .. .
i I BusIfl8S8 Parle = 6 45 acres
l 1. Plannlr,g Area 1 conslsrs: .. Lot 5 ,,~
of 41 acres or the exlsllng Business PBrk - 9.23 Beres
Proof of IBoelng Spe.. end Communl- . Lol6
NOTICE OF PUBUC HEARING ..cations' dl",lslon buildings,:" ~sln8s8 P!l~ _ 3 06 8C~.S
, . I parking lot fronting Westmln- Lot 7 ... I . . _
. BOEING INTEGRATED 'Il! ster Avenui Bnd olher facm.l. Business Park , 6.41 acres
-DEFENSE SYSTEMS EIA.: besand skuCtures 'The"lntenI1-LolO. ~.
, GENERAL PLAN AMEND"~' 'I ' B P 11< 2 48 .
~ MENTS SPECIFIC PlAN~' Is to mBJ!!~aln the exist ng u5lnes_1 a. '. acres
:' -.. ._.~, and -{ :': l.:; operiltlon':'lIsnd.. bu!ldlng~I': Lot 9_ . ~ _
:.: -VESnNG TENTATIVE ~.: (805.000 -sq. fl). and IO~ ~uslness_P~!'C 2.40 Bcres
-.r'c::'I'~ TRACT MAP t:li!:,\-!>-!t rncre8seJhe.fI09r a!ea bYl Lot10: ._.. _
::.';'_C.~iflcatlon at Envlron- ~5.000 sq. ft. In response to I !JUslness Park .3.23 acres
.rrientlllmpact Aeport tor potential governmental busl. :. Lot 11. . I.' _' .
Boeing Integrated Detenaa ness conlJacts, for ~ total floor ~slness P~rk 2.48 acres
Systitme Specific Plan: oen:.f area of 1,150.000 sq. ft. Thel, Lot 12
.ral ;;'Plan - .AmendRienta maximum 'II oar ,area rl!1I0j !Jusln~ Park -.".28 acres
(Lancf ,Us..Element Amend- (FAR) for Planning Area 1 WIff lot 13
ment...,,, 03-2; ,- ~ -Open1 be 0.)5. . _ .--':- . .... _ Business Park 3.16 acres
SpaeeIRecreatlonlConserva-' E- -- .:. :: -' -1':. -~ ~ :. ~ . . Lolls '114 B' .' I .-~~..... . .
tlon Eleinent'Amendment' i 2 P1aMIF1O Area 2 conslSlsi1 Ex_tng o.ng,.,........us
03-2;. Houalng. .Element' Of 18 acrei and Inctu~es exist. !. ,_ ::', ,.16.16 aerBS
Amendment 03-2; Clrcula-~ Ing BoeIng faclll~8I!.Bnd bulkl- I Lot 15 :'. _
lion Element Amendmenl logs. lire lank him;t. electrical I : ExI~ng ~Ing Campus
03-1);. B081n8 Specific Plan I SUbslaU~ and two.~ trall-. . ",,~_.", 11.97 acres
Adoptlon;-.. Zoning _: MaplslS. The 8X!st/lJQ fJpOT 8188 IsI ,. Lot 16 .~!.:".....!~. .
Amendment. Vesting Tenta'"I' 345,000 'square feel. Th.l I, existing BoeIng campus .
tlv.Tt8ctM~p-No:18375. ~ :; Intent Is to 81low the .xlstlng - 12 04 acres
~.. ,i" -- '... : .=r).'J~.' -::",. - ''''':1 buildings to remaln,"reused,! ' . loI17 .' . .... ... '. ".
~ NOTICE jlS .~'HEAEBY. relocaled or .ellml~alec:;t. The: ~ ReraR . -~ .~- 0.83 acres
GIVEN thai the City Council, lotal Roor area, however; will. * Lot 18 - ... .
at the City ot Seal Seach will' remaIn at 345,'"000 sq: ft. of, t Retail _ ~ .. 0.83 acres
hold. public he.rlng art, business patk uiei:The FAA :. Lot 19 . '.' /. '
Monday;.July 28. 200:' at ~or Planning Area 21~ 0.60. .~ :~ ; Retail _ ~ ;. 094 acres
,7:00p.m. In the City CouncUf,i . '.'-"7""l'~ ..~('.:,c~h.,r;'l'.loI20.. . __
Chambars,o:. .211 . EISlhthl ~ 3. Planning Are~ ~ CqnslstsltRot8l- ._....... 2.oea,cin._I
Slreet,'Seal Beach. Cantor-: of 45 acres and consIstS of an f ,_ _'1;. .
'nla, 10 coneldi~ the toIlO.~" exlsUng parking rOI:,.vacillOtl. TOTAL . . . ~: 107 acrea
Ing t~; ~ ~_ ~ '-- .: :"..':'!&nd and three drainage ditch-I: _ r .. .~ .~. . .. ;
t.... ~-~i......~...-"':.... ----:~~~- 85. TheareBlsdeSlgnB~.fot.3~EnvlronmenIaIR'vI.W. ". J
\-'Aequest: ...:'...~i ;'i:';:' up 10 628,000 sq. ft;,of n. ...A Final Envlronmenlal Impact
: ",A request lo.amend the) Ilghllndustrlal buildings The Report (FEIR)-has been pre-;
'G.n8!~ Plan ,and adopt 1he. maximum F~R tor f'8~nfng.!iuir,,!:d and f~ oi(f~'. at the
lBoelng Int.grated Oefen.e. Area 3 Is 0.60. .._... '. _ 'Oepartmenl 01 Development
_Sv.tems Speclllc Plan Whlchl~Olannrng Aiia.....4c:onslsts Services, 211 Eighth Slreel II
lY!IJ!!8"p'!ace the exls~ Ganst:. of 5 acres consisting .bl an Is also on DIe al each .01 the'
at Plan 'and _use. desJgnadons /exlstlng park}og lot thalls cur- three mBln libraries In the City, .
and ~ Pia" z:onIng des-,rently unuri.d, The Speclllc Mary Wilson L1brary..lelsure
Ignallons wllhln lhe boundarleSJ Plan designates the area for a World, and ROBlmDOr IIbrartes.1
of t~ proposed ipeclnc p1af'!:132.500 8q:1t . consisting 01 a Caples are also available lor,
The propos.d Speclllc Plan 120-room hOle' andlar com- purchase al the PlannIng
wO':lld.reguJat~ alllall~ uSelmerclal uses;. Bnd 65,000 sq Departmenl, 2nd flo~r!,1 City
dev~lopl'tlen~ ~" Ihe project ft. 01 businsia park useS..'" The !iall. _ ~ :'_ ~ - . ..
811e. The Boemg }ntegrated maximum FAR for Ihe area Is .. J . , ,
Defense Syslems SpliclfJc'065 =.,J. ~- I!- i~:-'.t ;1~ ~CodeSecUona:' p'-_ I
Plan ~rea "ncompassea Ihe, .:-~-'", . :'"'i .:' .:.... I Chapter 28; ArUcles 26, 27,:
land Iiou~ed by-Westmlnster,'.:::In addition to th. four Plan- 275, and 29.5 of Ih. Code of
Ave to. U:t_8 north,-==.Seal ~eacl(iIIrig Area land uses ;deacribed the City 01 5eal Beach. . t I
Bouleva~ 10 ~ esst.lh, LoS, abc?ve, I~e SpeclRe Plan pro..;' .. .... 1 '.' _.
AlBm.Ros retention basin to Ihe posss a new Internal streel I Appncant: . - .
wasl, and,!\c:tollo'lOpezlAccU1 (Apollo' Dilve) to provide I! Boeing Inlegraleil Defense:
rate Mela!s facility 10 'the, access from both Weslrmnster Syslems _.. .
soulh. .The. .xJstlng Boemg Avenue ;ana :SeaIi.Beach~~.. _ : _ .-..~. _. .
facility occuPleslhe bulk Or the Boulevard. The propos.d new ..Owner:._ ,... _ , ..-::' .....
proJ~ area.~wllh Ihe undeveJ" street Will be 60-rool righl-o'- Boeing Inlegratt!d Defense
oped P9fIJof'!!I.~o the ~ollli! ~~. WRy, and war prciyIde ~acce8S to Syslems _p -;.;.~ . . ~ . ..... ..
east PI'9P0811!!i:t for tlevelop- ~" 81te .from_signalized Inter. f
men! ~ Ihe spec)tIc~. -I~ecnon.. The slreet win con- Atrhe ebove time and place'
- '. ~..I"~- .;,;. - ;..~ ...: ':.~. ' I::!'!;,"': neel to two interior slle slrests an interesled pinIOnS may be'
- The OeVelopment Regula-, (Salum Way and ~ court)1 heard If so desired. If you chal-l
Uons section of the.rroP08ed and W10.cul-di.s8c:';J'h. pro- I.nge the proposed actions Inl
5pecifl~1~lan-\you! P!..o:V~~~ jed has the future opllon 10 court, you may be limited 10,
guidance on the Irpplemenla-'!extend ~pollo Drive Ihrough I talslng only those Il$.sues you:
tlon 01 each Plannlng A..!l!a,~lhb.sIle depenc:tlng- orlbulkllng or someone else raised at thel
Including the permItted uses. deslgn'ilnd l6catlons. Adolfo pubnc hearing described In this
cond~.uses; '!lnd P~~II{:Lbpez Dr.lwJJJ .Iso be fully noIJe8, Or in wrInsn ComJspon~
ed uses. AI80 provldeCl Ire dev.loped and. new signal dance delivered to Ole City of
Loverall.deslgn:cciricepbi:ahU: will be provided al Seal Beach Seal Beach ai, O! pilar to, Ihe
tgene~~I.desrgn guldelin.. for Boulevard... f! ...." public hearing. ..,. _
anlhelandus.sthalcouldbet~...._., --~.~t..,~'. .. >1.- . '-.:-.. .
d~elop8d withIn the va~oui, J."Am.ndm8nts-to Ihe:Giner- iqATED Ihls 8th day ~f July,
planning areas pi' the overall al Plan. are proposed to con- 2003, . _ _~---:-:-;~. . _ , ___
:!I':Sp.c1nc Plan area.-As shown;rorm thO Various General Plan t, .'.._. ,
~o~ f=xhIb~ :t-4otItl8.DrBft~IR'j iitlemenls wl~h Ihe proposed, J (sIgned) - ~.
,lIie pro~ ~~.rn,g !!UQrat-1 Boeing Integrated Defensel ;JoanneYeo ;...:.. .
led Qefense Sy.~e~ "SP!tCIfk:; Systems Spe~llc Plan. Vesl. : City Clerk . ,__ .::
Plan all~s land uses over, 1!l9___J"enIBllve Tracl Map ~Pub. Seal BeaCh SUn Journal
the 107-acre property Into-four. (VTTM) 18375 will creale 16 7/1712003 _, . ..
(4) dlstlpct Plan~lng~r~a..llarge parcels within Ihe pro-' ~ . _ _ ._
!.1'l1ey,"....brokenjiown 88 fol. nn...PI anar.I'I,. nlan ara. i,.