HomeMy WebLinkAboutSupplemental Communication from Council Member SustarsicJoint Meeting of City Council and Planning Commission September 20, 2021
There is currently a development restriction on the Old Ranch Country Club property (ORCC), which
limits development to Recreational/Golf land uses for the next 8 years, covering almost the entire
period of the 6t" Cycle Housing Element. I believe this legal agreement means that this property is not
"appropriate and legally possible" (Housing Action Plan, p. v-1) to include in this cycle. This restriction
was put in place in the Bixby Development Agreement (Target-Ralphs shopping center, Ayers Hotel and
strip mall, Sunrise Senior Care facility, 78 single-family homes and expansion/remodel of Old Ranch
Country clubhouse and Driving Range), due to much public opposition north of the freeway, and the loss
of a great deal of open space. The restriction was put in place to ensure that there would be no
additional, non -recreational development for a long time — ORCC being the only remaining open space
north of the 1-405. Shortly after the tennis center was transferred to the City of Seal Beach, Bixby sold
the golf course.
In the AELUP for the JFTB, the two sites identified on ORCC property are located outside of the 65 CNEL
noise zone. However, this noise study was conducted in 1994 as part of an AICUZ study (1995) for the
installation. The air base has remained very busy. It is the only military airport in the Counties of
Orange and Los Angeles, and flight operations have continued. It also serves as an Emergency Operation
Center for our region, in the event of disaster, riots, etc. Recent additions to the JFTB are fire -fighting
helicopters and four Cessna corporate -stye jets. The JFTB is used to train both military and civilian
(sheriff) units and has mostly rotary aircraft (a variety of helicopters), whose flight path turns to the
south over the ORCC driving range. However, there are also fixed -wing aircraft that use the base, which
have a slightly different flight path, flying straight out, over the golf course. These include the Cessnas
above, but also planes from the Department of Agriculture that deal with the Mediterranean Fruit fly
population, important to California's agriculture industry. Other, more occasional aircraft include fighter
jets, and large cargo aircraft (C-5) which may not contribute to the CNEL but are very loud. More
recently, the Seal Beach General Plan's (2003) Noise Element shows that sound measurements in the
area of ORCC and Lampson/405 were found to be 70.3 LEQ, which is very near the identified sites. Also
in the General Plan Noise Element, Figures N-5 and N-6 (pages N-19 and N-21) show areas near
Lampson, the 405 and ORCC to be in the 70 CNEL and 75 CNEL zones (2003) and predicted as well for
the year 2025. 1 believe this shows that new noise studies should be performed to accurately access the
noise contours.
Prior to the mid-1980s, there were aircraft safety zones located outside of the JFTB installation (I am not
clear why these were removed). In 2017, during an update to the Los Alamitos JFTB AELUP, Caltrans
Aeronautics sent a letter to the JFTB (attached), in which they greatly encouraged the JFTB to install
Safety zones outside of the installation, based on the number of aircraft operations that the base
currently was operating (2014 data). However, the JFTB did not do this, reportedly because this would
have required a new AICUZ study to be performed, (including a new noise study) and they did not have
the funding to do this. So, the present JFTB AELUP includes an old (1994) noise study (1995 AICUZ) and
no external safety zones. The two sites identified in this Housing Element are located approximately
3,000 feet away from the long (8,000 feet) runway. The closer the proximity to the runway, the higher
the risk of an accident.
Public participation: The local government shall make a diligent effort to achieve public participation."
I appreciate the city's effort to do a public participation survey, even though they did not receive many
responses. Pages C-2 and C-3 of the Housing Action Plan contain a list of notices sent to a variety of
community agencies outside of Seal Beach -- and also to the Seal Beach Naval Weapons Station. I find it
curious that the JFTB was not included on this list of notifications. The JFTB is adjacent to both the ORCC
and Old ranch Towne Center properties and a discussion with them, or at least calling their attention to
this process, seems to me to be very important. The JFTB was interested in a Joint Land Use Study
(JLUS) with the cities surrounding it in 2016 (attached), in order to plan for compatible development.
This proposal for the JLUS was apparently not funded, however, it shows interest by the JFTB in working
with its neighbors to find compatible land uses.
From the Housing Element (1(b), page v-3): Land use compatibility: "A goal of the city is to create and
maintain desirable living areas for residents by physically separating or otherwise protecting residential
neighborhoods from incompatible uses;" 2021-29 objectives: "Continue to use zoning and other and
use controls to ensure the compatibility of residential areas with surrounding uses;" And, from 2(d)
(page V-6) regarding needs of low- and moderate -Income households: "encourage low and moderate -
income housing on sites that are minimally impacted by noise, flooding or other environmental
constraints." In addition, from the Seal Beach General Plan Land Use Element (page LU -8): In Planning
Area 4, "Discourage further encroachment onto Los Alamitos JFTB flight path." I do not believe that we
should place our senior, low-income or any residents that near to the daily flight operations of the JFTB,
with the the noise that goes along with them and increased risk of accident. I believe that we should
work with our neighbors to find compatible uses for development on ORCC property once the current
restriction on development has expired.
Schelly Sustarsic
STATE OF CALIFORNIA—CALIFORNIA STATE TRANSPORTATION AGENCY EDMUND G. BROWN JR., Govemor
DEPARTMENT OF TRANSPORTATION
DIVISION OF AERONAUTICS — M.S. #40
1120 N STREET
P. O. BOX 942874
SACRAMENTO, CA 94274-0001
PHONE (916) 654-4959
FAX (916) 653-9531
TTY 711
www.dot.ca.gov
December 16, 2016
Ms. Kari A. Rigoni, Executive Officer
Airport Land Use Commission Orange County
3160 Airway Avenue
Costa Mesa, CA 92626-4608
Dear Ms. Rigoni:
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Help Save Water!
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We would like to thank and commend you, the Airport Land Use Commission (ALUC), and the
County of Orange (County), for taking the initiative at the County's own expense to update the
Airport Environs Land Use Plan (AELUP) for Joint Forces Training Base (JFTB),
Los Alamitos. This action demonstrates a true commitment to saving lives and improving the
livability for those who use, travel, or live near JFTB Los Alamitos. Keeping an Airport Land Use
Compatibility Plans (ALUCP) updated and current is extremely important, for an ALUCP is a very
powerful safety instrument that protects the public and aviation users.
The California Department of Transportation, (Caltrans), Division of Aeronautics (Division),
reviewed the draft version of the update to this AELUP dated November 17, 2016. The
Division reviewed the AELUP pursuant to the California State Aeronautics Act and California
Public Utilities Code (PUC), section 21670 et seq., with respect to airport -related noise, safety
impacts, and regional aviation land use planning issues. Additionally, this AELUP was reviewed
for consistency with the concepts, principles, practices, and policies contained in the California
Airport Land Use Planning Handbook (Handbook) dated October 2011. In accordance with
PUC, section 21674.7 (b),
It is the intent of the Legislature to discourage incompatible land uses near
existing airports. Therefore, prior to granting permits for the renovation or
remodeling of an existing building, structure, or facility, and before the
construction of a new building, it is the intent of the Legislature that local
agencies shall be guided by the height, use, noise, safety, and density criteria
that are compatible with airport operations, as established by this article, and
referred to as the Airport Land Use Planning Handbook, published by the
Division ...
Our comments are intended to ensure that the requirements and processes of PUC, section 21670
et seq., and the Handbook are properly implemented but are not intended to establish land uses in
the vicinity of the JFTB Los Alamitos located in Orange County.
Our comments for the draft AELUP for JFTB, Los Alamitos dated November 17, 2016, are
as follows:
"Provide a safe, sustainable, integrated, and efficient transportation system
to enhance California's economy and livability"
Ms. Kari Rigoni
December 16, 2016
Page 2
Page 16
Section 2.1.2 Safety Accident Potential Zones (Military Airports) and Clear Zones states:
The 1994 AICUZ Study uses Department of Defense criteria for determining
accident potential and clear zones at JFTB, Los Alamitos. U.S. Air Force Instruction
32-7063 authorizes exemption from standard Clear Zone criteria when there are less
than ten (10) jet or twenty-five (2 5) propeller -driven aircraft operations on a runway
on an average busy day. Current and projected airfield operations at JFTB, Los
Alamitos are consistent with this criteria.
Prior to the 1994 AICUZ Study, the Commission used an analysis of the ten year
accident history and the operational characteristics of the JFTB Los Alamitos, which
revealed that only an Accident Potential Zone (APZ) "A" located within the
boundaries of JFTB, Los Alamitos was justified. This analysis was conducted in
accordance with the adopted AICUZ methodology. There are no APZs identified
beyond the Clear Zones for JFTB Los Alamitos. APZ "A" is now designated as
"CZ" Clear Zone or "RPZ" Runway Protection Zone as shown on the Impact Zone
Exhibit D3 of Appendix D.
The AELUP appendix K Installation Compatible Use Zone Study (ICUZS) 2015 page 7-8,
referring to JFTB Los Alamitos operations, states:
Based on a 3 -month traffic count from June to August 2014, an estimate of 46,016
aircraft operations occur annually at LAAAF. This averages to 126 flights per day
consisting of military, police, and miscellaneous aircraft. An aircraft operation
equates to one takeoff/departure, or one approach/landing. A closed pattern consists
of two portions, a takeoff/departure and an approach/landing, i.e., two operations. A
sortie is a single military aircraft flight from the initial takeoff through the
termination landing. The minimum number of aircraft operations for one sortie is
two operations, one takeoff (departure) and one landing (approach).
Based on this latest data, having just one compatibility zone is not considered adequate or
recommended by the Division. The Handbook's guidance on page 3-19, states that a typical
military runway with a traffic pattern of straight in and out would have a minimum of three
safety zones. Also, a typical U.S. Department of Defense Air Installation Compatibility Use
Zone (AICUZ) Study, Accident Potential Zones (APZ), for runways with a traffic pattern that is
straight in and out would have three zones: Clear Zone, APZ I, and APZ II. As noted above,
this would apply for JFTB Los Alamitos, based on the number of operations in the 2015
ICUZS, if the traffic pattern is straight in and out. Additionally please keep in mind that the
Handbook states on page 3-26 that the U.S. Department of Defense AICUZ is an appropriate
starting point for safety compatibility polices for military runways, and page 3-27 states that the
AICUZ guidelines tend to represent minimum standards. ALUCs may choose to use the
AICUZ guidelines directly, or alternatively, the safety compatibility guidelines indicated in the
"Provide a safe, sustainable, integrated, and efficient transportation system
to enhance California's economy and livability"
Ms. Kari Rigoni
December 16, 2016
Page 3
Handbook may be appropriate, particularly where the ALUC utilizes this format for safety
compatibility criteria at other airports within its jurisdiction. It also cautions:
In either case, the specific criteria should be reviewed and revised as necessary to fit
the operational characteristics of the specific airfield and the land use characteristics
of the surrounding area.
The noise contours indicate the flight pattern for JFTB Los Alamitos is not straight in and out,
thus more than three safety zones should exist based on the guidance in Chapter Three of the
Handbook, pages 3-12 through 3-28. In our conference call on Wednesday December 14, 2016,
you confirmed that the actual traffic pattern was typically not straight in and out, due to efforts
of the pilots to avoid disturbing land uses already developed in the standard straight in and out
traffic pattern.
The Division greatly encourages the ALUC to develop safety zone policies and maps that
reflect the actual traffic patterns used, based on accurate operational data for the runways at
JFTB Los Alamitos. Additionally, include a criteria table that clearly lists what the acceptable
maximum residential densities and nonresidential intensities are for each safety zone, along
with any specific uses that should be prohibited in each safety zone. This is to protect against
further incompatible land uses being developed and to minimize possible safety issues. Chapter
Three of the Handbook discusses in detail how to build an Airport Land Use Compatibility
Plan, and Chapter Four details "Developing Airport Land Use Compatibility Polices." Please
refer to these chapters for guidance.
• Page 24, Paragraph 1, 4
Section 2.2 Establishment of Planning Areas for Joint Forces Training Base, Los Alamitos
states:
CNEL CONTOURS — The Commission uses the CNEL contours depicted in the
June 1, 1994 Final AICUZ Study for AFRC, (JFTB) Los Alamitos (Exhibit D3 of
Appendix D. These contours are based on a 1987 determination made by the U.S.
Army Environmental Hygiene Agency (USAEHA) using NOISEMAP 3.4 computer
software.
In 1995, the Commission sought additional AICUZ data for augmenting the AELUP
noise impact zone map to depict the outer boundary of Noise Impact Zone 2 (60 dB
CNEL Contour Line), which surrounds JFTB, Los Alamitos. No relevant data being
available from the AICUZ program, the Commission estimated the 60 dB CNEL
Contour Line, by extrapolating from the adopted 65 dB Contour Line, using a
logarithmic scaling method and professional acoustical -engineering judgment.
"Provide a safe, sustainable, integrated, and efficient transportation system
to enhance California's economy and livability"
Ms. Kari Rigoni
December 16, 2016
Page 4
In 2016, the Commission received an Installation Compatible Use Zone (ICUZ)
report prepared by California Army National Guard (CAARNG). The ICUZ study
examined aircraft operations within the boundary of JFTB Los Alamitos, but did not
analyze aircraft operations to and from the Base that might impact surrounding land
uses. The 2016 ICUZ is included in Appendix K for information. Because there is no
new noise analysis for aircraft arriving and departing JFTB Los Alamitos, the 60
CNEL and 65 CNEL contours used in the previous AELUP are still the approved
noise contours for Planning Area purposes.
The Division understands that there have been efforts by the County and ALUC to obtain more
recent noise data and appreciates those efforts. But the Division is compelled to point out that
basing this draft AELUP's noise policies, maps, and contours on data originally obtained in 1987
is not suitable, and we highly encourage renewed efforts to update this data, thus resulting in new
current noise policies, contours, and maps that more accurately reflect the actual aeronautical noise
effects that exist due to the JFTB Los Alamitos.
Thank you for the opportunity to review and comment on this draft AELUP. We look forward to
continuing to work with the ALUC in connection with this important AELUP. If you have any
questions, please contact me at (916) 654-5203 or via email at tony.sordello@dot.ca.gov.
Sincerely,
TONY SORDELLO
Associate Transportation Planner
"Provide a safe, sustainable, integrated, and efficient transportation system
to enhance California's economy and livability"
/ AIRPORT LAND USE COMMISSION
ORANGE COUNTY
FOR ORANGE COUNTY
.SLUG 3160 Airway Avenue • Costa Mesa, California 92626 - 949.252.5170 fax: 949.252.6012
September 9, 2016
BG Nathaniel Reddicks, JFTB Installation Commander
Joint Forces Training Base, Los Alamitos
4522 Saratoga Ave., Bldg. 15
Los Alamitos, CA 90720
Subject: Proposed Joint Land Use Study
General Reddick:
The Airport Land Use Commission (ALUC) for Orange County was recently contacted by Mr. Tom Tandoc
of your staff regarding the opportunity to participate in a Joint Land Use Study (JLUS) for Joint Forces
Training Base (JFTB), Los Alamitos. The Airport Land Use Commission believes that a JLUS would be very
beneficial for JFTB and its surrounding cities and is supportive of, and would be very interested in
participating in, such a study.
The ALUC believes that a JLUS would provide important information to clearly identify current and
future land uses in the JFTB airport planning area. Reviewing and analyzing any potential areas of
conflict could lead to a coordinated approach to achieving land use solutions for the surrounding
jurisdictions, as well as the ability to preserve JFTB training areas from encroachment. It is the ALUC's
understanding that the JLUS would be funded by the Office of the Secretary of Defense (OSD) and
participants would include JFTB representatives, jurisdictions immediately surrounding JFTB, Los
Alamitos and the Airport Land Use Commission for Orange County.
The ALUC for Orange County can offer to provide some limited staff assistance to those leading the JLUS.
Please contact Ms. Lea Choum at (949) 252-5123 or by email at Ichoum@ocair.com to coordinate ALUC
involvement in the JFTB Joint Land Use Study.
Regards,
Kari Rigoni Q
Executive Officer
cc: Airport Land Use Commissioners