HomeMy WebLinkAboutPacific Gateway Plaza ISMND
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INITIAL STUDY AND
MITIGATED NEGATIVE DECLARATION 05-4
Pacific Gateway Plaza
LEAD AGENCY:
City of Seal Beach
211 8th Street
Seal Beach, California 90740
Contacts:
Mr. Lee Whittenberg, Director of Development Services
Ms. Christy D. Teague, AICP, Senior Planner
562.431.2527
PREPARED BY:
RBF Consulting
14725 Alton Parkway
Irvine, California 92618
Contacts:
Mr. Glenn Lajoie, AICP
Ms. Lindsay Anderson
949.472.3505
January 2006
IN 10-104434
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
TABLE OF CONTENTS
1.0 Executive Su m mary.......................................................................................................................... ................ 1-1
2.0 In t r ad u ct i an. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2-1
2.1 Statutory Authority and Req u irements ............................................................................................... 2~ 1
2.2 Pu rpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . 2 ~ 1
2.3 I ncorporation by Reference................................................................................................................. 2~ 2
3.0 P ra j ect Des c ri pt i an. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . .. 3-1
3.1 Project Location and Setting................................................................................................................ 3~ 1
3.2 Background.................................................................................................................... ...................... 3~4
3.3 Project Characteristics............................................................................................................... .......... 3~5
3.4 Project Objectives.................................................................................................................... ............ 3~9
3.5 Project Phasi ng .............................................................................................................................. . .. . . . 3~9
3.6 Ag reements, Permits, and Approvals............................................................................................... 3~ 10
4.0 Envi ran mental Su mmary .............................................................................................................................. ...4-1
4.1 Background.................................................................................................................... ...................... 4~ 1
4. 2 Evaluation of Environ mental I mpacts.................................................................................................. 4~ 2
4.3 Environ mental Factors Potentially Affected........................................................................................ 4~3
5.0 Envi ran mental Analysis...................................................................................................................... ..........5.1-1
5.1 Aesthetics. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . 5.1 ~ 1
5.2 Agriculture Resources..................................................................................................................... .. 5.2~ 1
5.3 Ai r Qual ity .............................................................................................................................. . .. . . . . . . . . . 5. 3~ 1
5.4 Biological Resources..................................................................................................................... ... 5.4~ 1
5.5 Cultural Resources..................................................................................................................... ....... 5.5~ 1
5.6 Geology and Soils......................................................................................................................... .... 5.6~ 1
5.7 Hazards and Hazardous Materials................................................................................................... 5. 7 ~ 1
5.8 Hyd rology and Water Quality............................................................................................................ 5. 8~ 1
5.9 Land Use and Planning.................................................................................................................... 5.9~ 1
5.10 Mineral Resources ..........................................................................................................................5.1 O~ 1
5.11 Noise......................................................................................................................... .......................5 .11 ~ 1
5.12 Population and Housing ..................................................................................................................5.12~ 1
5.13 Public Services ................................................................................................................................5.13~ 1
5.14 Recreation.................................................................................................................... ................... 5.14~ 1
5.15 Transportation/Traffic.......................................................................................................... ............ 5.15~ 1
5.16 Utilities and Service Systems .........................................................................................................5.16~ 1
5.17 Mandatory Findings of Significance ...............................................................................................5.17~ 1
5.18 References.................................................................................................................... .................. 5.18~ 1
5.19 Report Preparation Personnel........................................................................................................5.19~ 1
January 2006 Table of Contents
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
TABLE OF CONTENTS [continued]
6.0 Inventory of Mitigation Measu res................................................................................................................... 6-1
7.0 Consu Itant Recommendation................................................................................................................ ......... 7-1
8.0 Lead Agency Determ i nation........................................................................................................................ ....8-1
9.0 Mitigation Mon itori ng Prog ram....................................................................................................................... 9-1
APPENDICES
A Air Quality Modeling Data
B Noise Modeling Data
C Traffic Impact Analysis
D Environmental Site Assessment
E Resolution and Noticing
January 2006
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Table of Contents
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
LIST OF TABLES
3~ 1 Land Use Summary....................................................................................................................... ............. 3~5
3~2 Summary of Hotel Rooms......................................................................................................................... . 3~5
3~3 Parking Requirements.................................................................................................................. ............... 3~9
5 .3~ 1 Short~ T erm (Construction) Air Emissions............................................................................................... 5 .3~4
5 .3~ 2 Long~ Term (Operational) Air Emissions................................................................................................. 5 .3~5
5.3~3 Cumulative Air Emission Totals............................................................................................................... 5.3~8
5.6~ 1 Active Southern California Faults............................................................................................................ 5.6~3
5.9~ 1 Boeing Specific Plan and Proposed Project Comparison ...................................................................... 5.9~3
5 .11 ~ 1 California Land Use Compatibility Noise Guidelines............................................................................ 5 .11 ~ 2
5 .11 ~ 2 City of Seal Beach Noise Standards..................................................................................................... 5 .11 ~3
5 .11 ~3 City of Seal Beach Noise Levels and Du ration..................................................................................... 5 .11 ~3
5.11.4 Noise Measurements (Based on Field Measurements) .......................................................................5.11~4
5 .11 ~5 Existing Traffic Noise Contour Levels .................................................................................................. 5 .11 ~5
5 .11 ~6 Estimated Construction Noise in the Project Area................................................................................ 5 .11 ~ 7
5.11 ~ 7 Noise Levels per Roadway Segment ........... ................................ ............................... .......................... 5.11 ~8
5 .15~ 1 Project Trip Generation Summary......................................................................................................... 5 .15~ 2
5.15~2 Year 2006 ICU Summary .......................................................................................................................5.15~3
5 .17 ~ 1 Cu m u lative Projects List......................................................................................................................... 5 .17 ~ 2
January 2006
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
LIST OF EXHIBITS
3~ 1 Regional Vicinity...................................................................................................................... .................... 3~2
3~2 Site Vicinity...................................................................................................................... ............................ 3~3
3~3 Pacific Gateway Plaza Site Plan................................................................................................................ 3~6
3~4 Landscape Plan.......................................................................................................................... ................ 3~8
5.1 ~ 1 Hotel Elevations.................................................................................................................... ................... 5.1 ~4
5.1 ~2 Building 2 Elevations ............................................................................................................................... 5.1 ~5
5.1 ~3 Building 3 Elevations ............................................................................................................................... 5.1 ~6
5.1 ~4 Building 4 Elevations ............................................................................................................................... 5.1 ~7
5.1 ~5 Visual Simulation 1 .................................................................................................................................. 5.1 ~8
5.1 ~6 Visual Simulation 2 .................................................................................................................................. 5.1 ~9
5.1 ~ 7 Visual Si m u lation 3 .............................................................................................................................. .. 5.1 ~ 10
January 2006
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
1.0
EXECUTIVE SUMMARY
The Project application includes a hotel, retail shops and fast food/in~line food uses at the southwest
corner of the Westminster Boulevard and Seal Beach Boulevard intersection. The Project site is within
the Boeing Specific Plan area, and is designated as Planning Area 4. Located within Parking Lot 7 at
the eastern portion of the Boeing property, the proposed Project totals 84,757 square feet on
approximately 4.47 acres. The four~story hotel would include 110 hotel rooms and would total
approximately 65,484 square feet. The retail shops and in~line restaurant would total 8,325 square feet,
and be located at the western portion of the Project site, while 5,400 square feet of additional retail
shops would be located at the southeastern portion of the Project site, adjacent to Seal Beach
Boulevard. The 3,148 square foot fast food restaurant would be located at the southern portion of the
Project site.
This Initial Study and Mitigated Negative Declaration analyze the potential environmental impacts
associated with the proposed Project. Where impacts are identified as potentially significant, mitigation
measures are recommended to avoid or reduce impacts to a less than significant level. The analysis
included in Section 5.0 (Environmental Analysis) concludes that potentially significant impacts may
occur as a result of Project implementation for the following types of environmental impacts:
Aesthetics. Construction activities would create temporary aesthetic nuisances that may temporarily
impact views adjacent to the site. Mitigation measures have been included requiring placement of
construction staging areas away from existing residential uses and appropriate screening to buffer
views of construction equipment and material. In addition, on~site security lighting would be arranged
so that direct lighting and/or glare effects do not impact roadway traffic or adjacent residential uses.
Refer to Section 5.1 (Aesthetics) for complete analysis of the aesthetic impacts and the recommended
mitigation measures.
Air Qualitv. Project construction activities would result in temporary emissions of reactive organic
compounds (ROCs), nitrogen oxides (NOx), carbon monoxide (CO), sulfur oxides (SOx), and particulate
matter up to 10 microns (PM1O). To minimize construction~related emissions, all construction vehicles
and construction equipment would be required to be equipped with the State~mandated emission
control devices pursuant to State emission regulations and standard construction practices. Short~term
construction PM10 emissions would be further reduced with the implementation of required dust
suppression measures outlined within the South Coast Air Quality Management District (SCAQMD)
Rule 403. Refer to Section 5.2 (Air Quality) for complete analysis of the air quality impacts and the
recommended mitigation measures.
Cultural Resources. Development of the proposed Project has the potential to disturb 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. Refer to Section 5.5 (Cultural Resources) for complete analysis of the cultural resource impacts
and the recommended mitigation measures.
Geoloav and Soils. Mitigation measures would be required to ensure that all structures are designed to
withstand anticipated ground shaking caused by future earthquakes. In addition, the potential effects of
seismic settlement and adverse soil conditions (expansive soils) would require mitigation. Finally,
development on~site would be subject to the SCAQMD requirements for soil erosion control, grading,
and soil remediation. Refer to Section 5.6 (Geology and Soils) for complete analysis of the geology and
soils impacts and the recommended mitigation measures.
January 2006
1-1
Executive Summary
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Hazards and Hazardous Materials. The proposed Project would be required to comply with State and
Federal laws regarding hazardous waste transport, storage, and disposal. In addition, mitigation
measures require that any hazardous waste that is generated on~site be transported to an appropriate
disposal facility by a licensed hauler in accordance with the appropriate State and Federal laws. A
pipeline that traverses the Project site may also contain asbestos, requiring mitigation to ensure that
removal of the pipeline is in conformance with California State Law. Refer to Section 5.7 (Hazards and
Hazardous Materials) for complete analysis of the hazards and hazardous materials impacts and the
recommended mitigation measures.
Hydroloay and Water Quality. Short~term and long~term water quality impacts could occur due to
exposure of loose soil or soil erosion. The transport of loose soil into local waterways would temporarily
increase suspended sediment concentrations and release pollutants attached to sediment particles into
the water. The proposed Project would, therefore, require coverage under the Construction Activities
General Permit, requiring the preparation of a Storm Water Pollution Prevention Program (SWPPP).
Flood conditions may also impact the southeastern portion of the Project site (adjacent to Seal Beach
Boulevard), which would require mitigation prior to development to ensure that flood conditions would
not impact the proposed Project. Refer to Section 5.8 (Hydrology and Water Quality) for complete
analysis of the hydrology and water quality impacts and the recommended mitigation measures.
Noise. The sensitive receptors located within Leisure World, across Westminster Avenue, could
experience noise levels above 96 A~weighted decibels (dBA) as a result of construction activity.
Mitigation measures would be required to reduce significant short~term construction noise, including
muffling and the placement of construction equipment, stockpiling and staging of construction vehicles,
and compliance with the City of Seal Beach Municipal Code, which prohibits construction activity
between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, between 8:00 p.m. and 8:00 a.m. on
Saturday, and do not take place at any time on Sunday or local, State, or Federal holidays. In addition,
mitigation has been specified to ensure that noise generated by mechanical equipment and delivery
trucks complies with the City's Noise Ordinance. In addition, the Project applicant is proposing
replacement of windows facing Westminster Avenue to further reduce short~term and long~term noise
impacts. Refer to Section 5.11 (Noise) for analysis of the noise impacts and the recommended
mitigation measures.
Public Services. Although the proposed Project would not generate significant impacts to school
services, the developer would be required to pay fees as required by state law, to offset any cumulative
effects of the future employees who may attend public schools. Refer to Section 5.13 (Public Services)
for complete analysis of the public services impacts and the recommended mitigation measures.
Transportation and Traffic. The proposed Project is subject to the provisions of the City of Seal Beach
design standards in order to alleviate design feature and safety hazards. Additionally, prior to the
issuance of building permits, the Project applicant shall comply with the City of Seal Beach
Transportation Impact Fee Program (RTIF). Refer to Section 5.15 (Transportation and Traffic) for
complete analysis of the transportation and traffic impacts and the recommended mitigation measures.
Utilities and Service Systems. Project construction as well as implementation could impact water
quality, the wastewater system, and solid waste disposal. 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, and Water Supply Assessment. The proposed
wastewater collection system must 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. Additionally, the
construction contractor would be required to reduce construction~generated waste according to State
January 2006
1-2
Executive Summary
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
law by at least 50 percent. Refer to Section 5.16 (Utilities and Service Systems) for complete analysis
of the utilities and service systems impacts and the recommended mitigation measures.
In summary, based upon the analysis in Section 5.0 (Environmental Analysis) impacts with regard to
aesthetics, air quality, cultural resources, geology and soils, hazards and hazardous materials,
hydrology and water quality, noise, public services, transportation and traffic, and utilities and service
systems would be reduced to less than significant levels with implementation of the recommended
mitigation measures. According to Section 15070 of the CEQA Guidelines, a public agency shall
prepare a mitigated negative declaration (MND) for a project when there is no substantial evidence, in
light of the whole record before the agency, that the project, with implementation of the mitigation
measures, may have a significant effect on the environment. Therefore, this Initial Study and Mitigated
Negative Declaration serves as the CEQA compliance documentation for the proposed Project.
January 2006
1-3
Executive Summary
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
2.0
INTRODUCTION
2.1
STATUTORY AUTHORITY AND
REQUIREMENTS
In accordance with the California Environmental Quality Act (CEQA) (Public Resources Code Sections
21000~21177) and pursuant to Section 15063 of Title 14 of the California Code of Regulations (CCR),
the City of Seal Beach, acting in the capacity of Lead Agency, is required to undertake the preparation
of an Initial Study to determine whether the proposed project would have a significant environmental
impact. If, as a result of the Initial Study, the Lead Agency finds that there is evidence that any aspect
of the project may cause a significant environmental effect, the Lead Agency shall further find that an
Environmental Impact Report (EIR) is warranted to analyze project~related and cumulative
environmental impacts. Alternatively, if the Lead Agency finds that there is no evidence that the project,
either as proposed or as modified to include the mitigation measures identified in the Initial Study, may
cause a significant effect on the environment, the Lead Agency shall find that the proposed project
would not have a significant effect on the environment and shall prepare a Negative Declaration (or
Mitigated Negative Declaration) for that project. Such determination can be made only if "there is no
substantial evidence in light of the whole record before the Lead Agency" that such impacts may occur
(Section 21 080(c), Public Resources Code).
The environmental documentation, which is ultimately approved and/or certified by the City of Seal
Beach in accordance with CEQA, is intended as an informational document undertaken to provide an
environmental basis for subsequent discretionary actions upon the Project. The resulting
documentation is not, however, a policy document, and its approval and/or certification neither
presupposes nor mandates any actions on the part of those agencies from whom permits and other
discretionary approvals would be required.
The environmental documentation and supporting analysis are subject to a public review period.
During this review, comments on the document relative to environmental issues should be addressed to
the City of Seal Beach. Following review of any comments received, the City of Seal Beach will
consider these comments as a part of the project's environmental review and include them with the
Initial Study documentation for consideration by the City of Seal Beach.
2.2 PURPOSE
The purposes of the Initial Study are to: (1) identify environmental impacts; (2) provide the Lead Agency
with information to use as the basis for deciding whether to prepare an EIR or a Negative Declaration;
(3) enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is
required to be prepared; (4) facilitate environmental assessment early in the design of the project; (5)
provide documentation of the factual basis for the finding in a Negative Declaration that a project would
not have a significant environmental effect; (6) eliminate needless EIRs; (7) determine whether a
previously prepared EIR could be used for the project; and (8) assist in the preparation of an EIR, if
required, by focusing the EIR on the effects determined to be significant, identifying the effects
determined not to be significant, and explaining the reasons for determining that potentially significant
effects would not be significant.
January 2006
2-1
Introduction
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Section 15063 of the State CEQA Guidelines identifies specific disclosure requirements for inclusion in
an Initial Study. Pursuant to those requirements, an Initial Study shall include:
. A description of the project, including the location of the project;
. Identification of the environmental setting;
. Identification of environmental effects by use of a checklist, matrix, or other method, provided
that entries on a checklist or other form are briefly explained to indicate that there is some
evidence to support the entries;
. Discussion of ways to mitigate significant effects identified, if any;
. Examination of whether the project is compatible with existing zoning, plans, and other
applicable land use controls; and
. The name(s) of the person(s) who prepared or participated in the preparation of the Initial
Study.
2.3 INCORPORATION BY REFERENCE
The following references were utilized during preparation of this Initial Study, and are incorporated into
this document by reference. These documents are available for review at the City of Seal Beach.
. Citv of Seal Beach General Plan (December 2003). The City of Seal Beach General Plan is
the long~range planning guide for growth and development for the City of Seal Beach. The
General Plan has two basic purposes: (1) to identify the goals for the future physical, social,
and economic development of the City; and (2) to describe and identify policies and actions
adopted to attain those goals. It is a comprehensive document that addresses seven
mandatory elements/issues in accordance with State Law. These elements include Land Use,
Housing, Circulation, Conservation, Open Space, Noise, and Safety. Other optional issues
that affect the City have also been addressed in the General Plan. The General Plan was
utilized throughout this document as the fundamental planning document governing
development on the Project site. Background information and policy information from the
General Plan is cited in several sections of this document.
. Boeina Specific Plan Proiect Environmental Impact Report (April 2003). The EIR evaluates
environmental impacts associated with the Boeing Specific Plan. The Boeing Specific Plan
consists of approximately 107 acres, which is divided into four planning areas. The analysis
assessed the impacts associated with buildout of the Boeing Specific Plan, which would
include development of approximately 2,210,500 square feet of floor area with thirteen new
light industrial buildings, a hotel, and up to three commercial buildings. The EIR assessed
impacts to land use, aesthetics/light and glare, traffic, air quality, noise, biological resources,
hydrology and drainage, public health and safety, and public service and utilities.
. Draft Initial Studv/Mitiaated Neaative Declaration OO~ 1 - Pacific Gatewav Business Center
Tentative Parcel Map 2000~134 (Februarv 2001). The Initial Study/Mitigated Negative
Declaration was prepared for a prior project proposed by Boeing. The project consisted of
development of 42 acres of the western portion of the Boeing site, involving light
manufacturing, research and development, and warehouse uses. The proposed project
January 2006
2-2
Introduction
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
consisted of approximately 663,100 square feet of light industrial uses, including six low~rise,
two~story buildings, two public streets with storm drains, and the widening of Adolfo Lopez
Drive.
During the 30~day public review and comment period, comments received from resource
agencies questioned whether three man~made drainage ditches constructed on the property in
the late 1960s to early 1970s may have characteristics of wetlands. Based upon the
comments on the Mitigated Negative Declaration, site~specific biological and regulatory
analysis was conducted for the drainage ditches on the property. As a result of this
comprehensive analysis, the Project applicant revised the Pacific Gateway project to respond
to operational factors and other constraints identified; refer to Section 3.2 (Background) for
further discussion regarding the Pacific Gateway project.
January 2006
2-3
Introduction
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
3.0
PROJECT DESCRIPTION
3.1
PROJECT LOCATION AND SETTING
The 4.5~acre Pacific Gateway Plaza (Project) site is located within the City of Seal Beach (City), in the
western most portion of Orange County, California; refer to Exhibit 3~ 1 (Regional Vicinity). The Project
site is located at the southwest corner of the Westminster Boulevard and Seal Beach Boulevard
intersection, within the Boeing Space and Communications Group Specific Plan (Boeing Specific Plan)
area, and is designated as Planning Area 4 within the Boeing Specific Plan. The Project site is within
Parking Lot 7 at the eastern portion of the Boeing property; refer to Exhibit 3~2 (Site Vicinity).
The Project site is flat and consists of a dilapidated parking lot. Ornamental trees are located along
Westminster Boulevard and throughout the parking lot, with pockets of vegetation within deteriorated
portions of the asphalt.
SURROUNDING LAND USES
Surrounding Uses to the North
Properties to the north, across Westminster Avenue, are designated for Service Commercial to the
northeast and Residential High~Density Planned Development uses to the northwest. The Service
Commercial area includes of a United States Post Office facility. The Residential High~Density Planned
Development area comprises the Seal Beach Leisure World retirement community, consisting of
approximately 6,500 housing units within 525 acres.
Surrounding Uses to the East
Land uses to the east of the Project site are zoned General Commercial, which includes an
approximately 87,000 square foot neighborhood shopping center. Immediately east of the Project site
is a fast food restaurant (Del Taco), which includes a drive~thru window.
Surrounding Uses to the South
South of the Project site, across Seal Beach Boulevard, is the United States Naval Weapons Station-
Seal Beach, which is a Public Land Use General Plan and zoning designation. The Naval Weapons
Station consists of approximately 5,000 acres and extends from the Interstate 405 (1~405) Freeway to
the Pacific Ocean, between Seal Beach Boulevard and Bolsa Chica Road. Facilities nearest to the site
consist of the production buildings, parking areas, and various other above and below ground testing,
evaluation, and storage facilities.
Surrounding Uses to the West
West of the Project site is Planning Area 1 of the Boeing Specific Plan. Planning Area 1 is
approximately 41 acres and comprises the existing core campus use of the property. Four buildings,
surface parking adjacent to Westminster Avenue (and the Project site), and other facilities and
structures exist in this area. The existing structures/facilities in Planning Area 1 total approximately
805,000 square feet and include a mixture of uses including office, research and development,
warehouse and distribution, manufacturing, and support services.
January 2006
3-1
Project Description
LOS A N GEL E'S
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~ PLANNING . DESIGN . CONSTRUCTION
I ~ 01106.JN 10-104434
CON5UL..TIN~
PACIFIC GATEWAY PLAZA
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
3.2
BACKGROUND
PREVIOUS ENVIRONMENTAL DOCUMENTATION
The Boeing property was acquired in 1996 from Rockwell International and is home to the Boeing
Space and Communications Group headquarters facilities. Previously, Boeing Realty Corporation
(BRC) submitted a Tract Map and site plan review request for a light industrial, research and
development project adjacent to the west of the Boeing headquarters facilities. A Mitigated Negative
Declaration (MND) was prepared and circulated by the City in March 2001 for the required 30~day
public review and comment period. Comments received from resource agencies raised the issue of
whether three man~made drainage ditches constructed on the property in the late 1960s to early 1970s
may have characteristics of wetlands.
Based upon the comments on the MND, BRC conducted site~specific biological and regulatory analysis
of the drainage ditches on the property. Upon further consultation with the City and based upon
potential impacts to biological resources, BRC prepared the Boeing Specific Plan that addressed
development of the entire Boeing property. Subsequently, an Environmental Impact Report (EIR) was
prepared which identified environmental impacts associated with the Land Use Plan presented in the
Boeing Specific Plan. The Draft EIR analyzed impacts to land use, aesthetics/light and glare, traffic and
circulation, noise, biological resources, cultural resources, geology and soils, hydrology and drainage,
public health and safety, and public service and utilities. The analysis in the Draft EIR concluded that
significant and unavoidable impacts would occur to traffic and circulation (Iong~term impacts) and air
quality (short~term, long~term, consistency with the air quality management plan, and cumulative
impacts). The Draft EIR was circulated for public review commencing on December 27, 2002, and
ending on February 10, 2003. The City of Seal Beach City Council certified the Final EIR on July 28,
2003.
BOEING SPECIFIC PLAN
The Boeing Specific Plan establishes the planning concept, design theme, development regulations,
and administrative procedures necessary to achieve compatible, orderly, and efficient development of
the Boeing property. The purpose of the Boeing Specific Plan is to create a quality business and
industrial park campus, compatible with existing Boeing Space and Communications Group
headquarters, operations, and facilities.
The Land Use Plan in the Boeing Specific Plan divided the Boeing property into four planning areas.
Planning Area 1 includes 41 acres and is proposed to maintain the existing 805,000 square feet of the
core Boeing Space and Communications campus, while providing for up to an additional 345,000
square feet of additional building area. Planning Area 2 totals 16 acres and is allowed for a maximum
development of 345,000 square feet of building area, by either maintaining and/or re~using existing
buildings or new business park uses requiring the relocation and/or demolition of the existing buildings
or facilities. Planning Area 3 includes 45 acres and is currently vacant, but the Boeing Specific Plan
provides for 628,000 square feet of planned business park uses. All development entitlements have
been received and grading operations have begun in Planning Areas 2 and 3. Planning Area 4 (the
Project site) is approximately 5 gross acres and allows for development of a 120~room hotel and
commercial uses, with a maximum total of 87,500 square feet. Business park uses are also permitted
in this Planning Area.
The Boeing Specific Plan also includes analysis of public facilities and services, indicating existing
conditions and required improvements for the water system, sewer system, storm drains, water quality,
January 2006
3-4
Project Description
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Initial Study and Mitigated Negative Declaration
solid waste, electricity, natural gas, telephone, cable television, police services, and fire and emergency
services. The design guidelines in the Boeing Specific Plan define the general criteria for implementing
coordinated design, organizational unity, and overall visual identity for the new areas to be developed,
while maintaining opportunities for specific needs and creativity for each project. Finally, the Boeing
Specific Plan contains development regulation policies for all developments and land uses, including
development standards for parking, permitted uses, and site development.
3.3
PROJECT CHARACTERISTICS
The Project application includes a hotel, retail shops, and fast food/in~line food uses totaling 84,757
square feet on approximately 4.47 acres; refer to Exhibit 3~3 (Pacific Gateway Plaza Site Plan) and
Table 3~ 1 (Land Use Summary).
Table 3.1
land Use Summary
Building Uses Building Area
Building 1 Hotel 65,484 sJ
Building 2 In-Line Food 8,325 sJ
Shops 2,400 sJ
Building 3 Shops 5,400 sJ
Building 4 Fast Food 3, 148 sJ
Total 84,757 s.f.
s.f. = square feet
Source: Pacific Gateway Site Plan, Architects Orange, May 2,2005.
HOTEL
The hotel would be located at the northeastern portion of the Project site, extending along the eastern
boundary. The four~story hotel would include 110 hotel rooms and would total approximately 65,484
square feet; refer to Table 3~2 (Summary of Hotel Rooms). The exterior would include an ornamental
entrance with columns leading up to a fenestration that would rise above the roofline of approximately
46 feet to a height of approximately 55 feet. The 55~foot~tall building would exceed the height limit
identified in the Boeing Specific Plan, requiring a Specific Plan amendment. The architectural style
would be simple yet contemporary, with varying textures and elevations all accented in various shades
of brown.
Table 3.2
Summary of Hotel Rooms
Type of Unit Square 1st Floor 2nd Floor 3rd Floor 4th Floor Total
Feet
Standard
K-Studio 469 6 8 8 8 30
King 389 5 7 7 7 26
Double Queen 378 1 14 16 16 47
Wheelchair Accessible Suites
K-Studio with Shower 556 2 0 0 0 2
King 434 0 0 1 1 2
Double Queen 434 1 1 1 1 3
Total 14 30 33 33 110
Source: Pacific Gateway First Floor Plan, Architects Orange, May 2, 2005.
January 2006
3-5
Project Description
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CON5UL..TIN~
PLANNING . DESIGN . CONSTRUCTION
PACIFIC GATEWAY PLAZA
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Pacific Gateway Plaza Site Plan
01/06. IN 10-104434
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The first floor would include a total of 14 rooms in addition to an employee lounge, exercise room,
laundry facilities, registration area (including offices for the manager and sales), meeting room,
breakfast area, and maintenance storage areas. The majority of the second floor would consist of the
smaller double queen rooms (14), with seven king rooms and eight K~studio rooms at the east and west
ends. The third and fourth floors would be identical, with 16 double queen rooms in the center, seven
king rooms and eight K~studio rooms at the east and west ends.
BUILDINGS 2, 3, AND 4
Building 2 would be located at the western portion of the Project site and would include 8,325 square
feet of in~line restaurant space at the northern portion of the building and 2,400 square feet of retail
shops at the southern portion of the building. Building 3 would consist of 5,400 square feet of retail
shops and would be located at the southeastern portion of the Project site, adjacent to Seal Beach
Boulevard. Building 4, located at the southern portion of the Project site, would consist of a 3,148
square foot fast food restaurant. The cement plaster buildings would be stained with shades of brown
and accented with color coordinated fabric awnings. Buildings 2 and 3 would reach a height of 21 feet
(25 feet including the decorative main entrance elevation) and Building 4 would range in height of 21 to
28 feet. A Specific Plan amendment is being requested to modify the building setbacks from 35 feet to
20 feet and 30 feet along the Westminster Avenue frontages for Buildings 3 and 4, respectively.
LANDSCAPING
Consistent with the Boeing Specific Plan, 10 percent of the Project site would be landscaped. A
minimum of 10 feet of perimeter landscaping would be provided along Westminster Boulevard and Seal
Beach Boulevard; refer to Exhibit 3~4 (Landscape Plan). Large landscaped areas would be provided in
front of the hotel and at the southeastern corner of the Project site. In addition, landscaping would be
provided around the retail/restaurant buildings and throughout the parking areas.
ACCESS
Ingress/egress to the Project site would be provided via one entrance off of Westminster Boulevard and
two entrances off of Seal Beach Boulevard. The ingress/egress off of Westminster Boulevard would
extend along the western Project boundary extending to Seal Beach Boulevard, providing access to
Buildings 2 and 4. A right~in/right~out only entrance would be provided east of Building 3, providing
access to the hotel parking area and Building 3.
PARKING
The proposed Project would provide for a total of 228 parking stalls. As illustrated in Table 3~3 (Parking
Requirements), the proposed Project would provide three additional stalls above the parking
requirements provided in the Boeing Specific Plan.
January 2006
3-7
Project Description
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Table 3.3
Parking Requirements
land Use Parking Stall Total Roomsl Parking Stalls Required
Requirement1 Square Feet
Hotel 1/room 110 99
Retail Shops 1 /300 s J 7,800 23
Food 1/100 sJ 11,473 103
Total Required 225
Total Provided 228
s.f. = square feet
1. All parking stall requirements are assuming 10 percent less stalls, as approved by City, based on shared use.
Source: Pacific Gateway Site Plan, Architects Orange, May 2,2005.
3.4
PROJECT OBJECTIVES
The following Project objectives from the Boeing Specific Plan are applicable to the proposed Project:
. Encourage the expansion of a range of employment opportunities within the City of Seal
Beach by combining light industrial, manufacturing, research and development, commercial
and office land uses in close proximity to similar existing uses;
. Provide visitor~serving uses, open space, and public access within the Coastal Zone
consistent with market demands and security concerns;
. Allow business park uses that provide point of sale opportunities, and provide for a commercial
planning area (Planning Area 4) allowing for hotel and retail land uses;
. Encourage revitalization and reuse within the project area in a logical, systematic matter,
compatible with existing Boeing operations;
. City Objective - In approving the Boeing Specific Plan the City Council adopted the following
provisions regarding Planning Area 4:
Planning Area 4 is intended for hotel/commercial uses. Commercially
reasonable efforts to market the property for this use shall continue for a
period of 36 months after issuance of a Coastal Development Permit. If,
after this 36~month period, hotel/commercial uses are determined not to be
feasible, Planning Area 4 may be developed with business park uses.
3.5
PROJECT PHASING
The Project would be developed in one phase, with construction anticipated to begin in the winter of
2006 and completion anticipated by the summer of 2007.
January 2006
3-9
Project Description
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
3.6 AGREEMENTS, PERMITS, AND APPROVALS
The City of Seal Beach is the Lead Agency for the Project and has discretionary authority over the
primary proposed Project. To implement this Project, the Project applicant will need to obtain various
permits and approvals, including, but not limited to:
CITY OF SEAL BEACH
. Adoption of Mitigated Declaration 05~04;
. Adoption of Amendments to Boeing Specific Plan;
. Approval of Site Plan Review 05~ 1 ;
. Approval of Conditional Use Permit for alcohol sales and service at proposed hotel facility,
drive~thru window for food building, 24~hour operations, and any proposed outdoor dining;
. Approval of Tentative Tract Map 16375;
. Approval of Grading Permit and other necessary Public Works permits; and
. Approval of building permits and any other approvals deemed necessary during the
construction entitlement process.
CALIFORNIA COASTAL COMMISSION
. Approval of a Coastal Development Permit.
CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD -
SANTA ANA REGION
. Approval of a General Construction Activity Storm Water Permit and any other approvals
deemed necessary during the construction entitlement process.
Coordination with agencies and utility companies referenced in the Mitigated Negative Declaration may
also be required.
January 2006
3-10
Project Description
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4.0
ENVIRONMENTAL SUMMARY
4.1
BACKGROUND
1. Project Title: Pacific Gateway Plaza
2. lead Agency Name and Address:
City of Seal Beach
211 8th Street
Seal Beach, California 90740
3. Contact Persons and Phone Number:
Ms. Christy Teague, AICP
Senior Planner
562.431.2527 x 316, telephone
562.431.4067, fax
4. Project location: The proposed facility would be located at the southwest corner of Westminster
Boulevard and Seal Beach Boulevard.
5. Project Sponsor's Name and Address:
Panattoni Development
18111 Von Karman Avenue, Suite 500
Irvine, CA 92612
949.474.7830, telephone
Contact: John Mehigan
6. General Plan Designation: Specific and Precise Plan
7. Zoning: SPR (Specific Plan Regulation)
8. Description of the Project: (Describe the whole action involved, including, but not limited to, later phases
of the project, and any secondary support or off~site features necessary for its implementation.)
Refer to Section 3.3 (Project Characteristics).
9. Surrounding land Uses and Setting:
North: Service commercial uses and residential high density located north of Westminster Avenue.
East: General commercial uses located to the east, including a neighborhood shopping center.
South: United States Naval Weapons Station - Seal Beach, located east of Seal Beach Boulevard.
West: Boeing Space and Communications Headquarters.
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement).
Refer to Section 3.5 (Agreements, Permits, and Approvals).
January 2006
4-1
Environmental Summary
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Initial Study and Mitigated Negative Declaration
4.2
EVALUATION OF ENVIRONMENTAL IMPACTS
This Initial Study and Mitigated Negative Declaration analyzes the potential environmental impacts
associated with the proposed Project. The issue areas evaluated in this Initial Study are:
. Aesthetics . Land Use and Planning
. Agriculture Resources . Mineral Resources
. Air Quality . Noise
. Biological Resources . Population and Housing
. Cultural Resources . Public Services
. Geology and Soils . Recreation
. Hazards and Hazardous Materials . T ransportation/T raffic
. Hydrology and Water Quality . Utilities and Service Systems
The environmental analysis in this section is patterned after the Initial Study Checklist recommended by
the CEQA Guidelines and used by the City in its environmental review process. For the preliminary
environmental assessment undertaken as part of this Initial Study's preparation, a determination that
there is a potential for significant effects indicates the need to more fully analyze the development's
impacts and to identify mitigation.
In the evaluation of potential impacts in Section 5.0 (Environmental Analysis), the questions in the Initial
Study Checklist are stated and an answer is provided based on the analysis undertaken as part of the
Initial Study. The analysis considers the short~term, long~term, direct, indirect, and cumulative impacts
of the development. To each question, there are four possible responses:
. No Impact: The project would not have any measurable environmental impact on the
environment.
. Less Than Significant Impact: The project would have the potential for impacting the
environment, although this impact would be below established significance thresholds.
. Potentially Significant Unless Mitigation Incorporated: The project would have the
potential to generate impacts that may be considered a significant effect on the
environment, although mitigation measures or changes to the project's physical or
operational characteristics could reduce these impacts to levels that are less than
significant.
. Potentially Significant Impact: The project would have impacts that are considered
significant, and additional analysis is required to identify mitigation measures that could
reduce these impacts to less than significant levels.
Where potential impacts are anticipated to be significant, mitigation measures would be required, so
that impacts would be avoided or reduced to insignificant levels.
January 2006
4-2
Environmental Summary
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
4.3
ENVIRONMENTAL FACTORS
POTENTIALLY AFFECTED
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigation
Incorporated," as indicated by the checklist on the following pages.
.I Aesthetics Land Use and Planning
Agriculture Resources Mineral Resources
.I Air Quality .I Noise
Biological Resources Population and Housing
.I Cultural Resources .I Public Services
.I Geology and Soils Recreation
.I Hazards and Hazardous Materials .I Transportation and Traffic
.I Hydrology and Water Quality .I Utilities and Service Systems
Mandatory Findings of Significance
January 2006
4-3
Environmental Summary
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Initial Study and Mitigated Negative Declaration
5.0
ENVIRONMENTAL ANALYSIS
The following is a discussion of potential Project impacts as identified in the Initial Study/Mitigated
Negative Declaration. Explanations are provided for each item.
5.1 AESTHETICS
Potentially
Would the project: Potentially Significant Less Than No
Significant Unless Significant
Impact Mitigation Impact Impact
Incorporated
a. Have a substantial adverse effect on a scenic ./
vista?
b. Substantially damage scenic resources,
including, but not limited to, trees, rock ./
outcroppings, and historic buildings within a
state scenic highway?
c. Substantially degrade the existing visual
character or quality of the site and its ./
surroundings?
d. Create a new source of substantial light or
glare, which would adversely affect day or ./
nighttime views in the area?
(a) Have a substantial adverse effect on a scenic vista?
Less Than Significant Impact. The proposed Project would not obstruct a scenic view, given the
build~out nature of the area. Surrounding the Project site are various commercial, business, and
residential uses. To the northeast, across Westminster Avenue, is a Service Commercial district that
includes a United States Post Office facility. The Seal Beach Leisure World community, also located
across Westminster Avenue, is a Residential High Density Planned Development to the northwest.
Leisure World consists of approximately 6,500 housing units within 525 acres.
To the east of the Project site is a commercial area. A Del Taco drive~thru exists immediately adjacent
of the Project site. Across Seal Beach Boulevard, to the south, is the United States Naval Weapons
Station - Seal Beach which extends over 5,000 acres from the 1~405 Freeway to the Pacific Ocean, and
between Seal Beach Boulevard and Bolsa Chica Road. Facilities in proximity to the site include the
production buildings, parking areas, and various other above and below ground testing, evaluation and
storage uses.
Immediately west of the site is Planning Area 1 of the Boeing Specific Plan. This area comprises
approximately 41 acres and consists of approximately 805,000 square feet of office uses, research and
development, warehouse and distribution, manufacturing, and support services structures. Based on
the site location and surrounding conditions, the proposed Project would not obstruct a scenic vista.
The City of Seal Beach has designated certain streets as scenic highways and local roadway corridors.
The City's Scenic Highways Plan identifies streets or corridors along scenic routes that possess
attractive qualities, or that serve as a link between scenic routes. Seal Beach Boulevard, which forms
the Project site's southeastern boundary, is designated as a Local Scenic Route in the City of Seal
January 2006
5.1-1
Aesthetics
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Initial Study and Mitigated Negative Declaration
Beach General Plan.1 Seal Beach Boulevard is designated as a Local Scenic Route based on the fact
that it serves as a link between Interstate 405 and Pacific Coast Highway, and it forms part of the City's
Bicycle Trail System.
Compliance with the Design Guidelines and Development Regulations set forth in the Boeing Specific
Plan would ensure that the Project would enhance and protect views along Seal Beach Boulevard. For
example, the Landscape Design Guidelines, as identified in Section 4.4 of the Boeing Specific Plan,
aims to promote a pleasant, distinctive environment, and augment internal cohesion and continuity. In
addition, the Development Regulations identified in Section 5.0 of the Boeing Specific Plan aim to
ensure the project is consistent with the goals and policies of the City of Seal Beach General Plan.
Thus, no significant impacts are anticipated in this regard.
Mitigation Measures: No mitigation measures are required.
(b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings,
and historic buildings within a state scenic highway?
No Impact. The Project site is not located along a designated state scenic highway; however, Seal
Beach Boulevard is a designated scenic route by the City of Seal Beach (refer to Response 5.1 (a)). No
scenic resources including trees, rock outcroppings, and historic buildings exist on~site. Thus, no
impacts are anticipated in this regard.
Mitigation Measures: No mitigation measures are required.
(c) Substantially degrade the existing visual character or quality of the site and its surroundings?
Potentially Significant Unless Mitigation Incorporated. Implementation of the proposed Project
would result in short~term visual impacts due to construction activities. Exposed ground surfaces,
construction debris, heavy equipment, and truck traffic could temporarily degrade views from properties
adjacent to the site. These short~term impacts, although potentially significant, would cease upon
completion of construction. Mitigation measures have been specified to reduce the short~term aesthetic
impacts.
After construction, Project buildout is not anticipated to result in significant negative aesthetic effects.
The entire Project site is currently vacant. Current views of the site are of a deteriorated and unused
asphalt parking lot. The site is bordered to the east by a shopping center and fast food drive~thru that
obstructs any views further east. Boeing office buildings obstruct views westward from the site. Views
northward, southward and eastward from the site include Westminster Boulevard, Seal Beach
Boulevard, and commercial uses, respectively. Views north of Westminster Avenue are of the
commercial area, and a block wall along the perimeter of Leisure World. Additionally, the Naval
Weapons Station facility to the southeast of the Project site obstructs any views.
While the proposed Project would alter existing views of the Project site, it would not substantially
degrade the visual character of the site or the surrounding area. Architecturally, the proposed buildings
would be designed to complement the surrounding uses, and architectural elements (including building
facades), clerestory windows, and exterior treatments (stone and plaster) would be articulated in
different planes.
Boeing Specific Plan Project Final Environmental Impact Reporl. Aesthetics. April 2003.
January 2006
5.1-2
Aesthetics
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Initial Study and Mitigated Negative Declaration
While the majority of the hotel roofline is less than 47 feet high, the hotel's maximum 55~foot height is
due to sections of the fenestration that rise above the roofline. Therefore, Project implementation would
require a Specific Plan Amendment for the building height. The Boeing Specific Plan allows for
maximum building height of 40 feet; refer to Section 5.9 (Land Use and Planning). The extended
building height is not anticipated to have an increased impact on the surroundings. Current surrounding
development, along with the block wall along the perimeter of Leisure World, currently obstructs views
north of Westminster Avenue, adjacent to the proposed hotel location. Additionally, there are no
viewsheds along Westminster Avenue that the proposed hotel could potentially impact. The 15~foot
increase in height would not further contribute to the degradation of the existing visual character or
quality of the site.
The scale and character of the proposed Project would be similar to those of the commercial and the
Boeing business park uses surrounding the Project site. Views from surrounding area would be of a
four~story hotel building; refer to Exhibit 5.1 ~ 1 (Hotel Elevations). The 11 O~room hotel would have a
roofline height range of approximately 45 to 55 feet. The shops and in~line restaurants (Buildings 2, 3,
and 4) would be one story and approximately 21 feet high (25 feet high including the decorative main
entrance elevation); refer to Exhibit 5.1 ~2 (Building 2 Elevations), Exhibit 5.1 ~3 (Building 3 Elevations),
and Exhibit 5.1 ~4 (Building 4 Elevations). The hotel and three buildings would all be constructed with
compatible facades, and similar color schemes. In accordance with the Design Guidelines set forth in
the Boeing Specific Plan, these buildings are proposed to utilize clean, contemporary, straightforward
and quality design concept. The cement plaster buildings would be stained with shades of brown and
accented with color coordinated fabric awnings. Additionally, the architectural design is to be
compatible to the character, massing and materials proposed for the Boeing Specific Plan area, while
allowing for individual identity and creativity in each project.
Viewing the site from the north, the hotel would be the primary visible building; refer to Exhibit 5.1~ 1.
The four~story hotel would be approximately 55 feet tall. The upper floor of the hotel is expected to be
visible from the Leisure World properties adjacent to Westminster Avenue. As illustrated in Exhibit 5.1 ~
5 (Visual Simulation 1), the view from Westminster Boulevard would include views of the in~line
restaurant (Building 2) and the north side of the hotel. The hotel would also obstruct views of the large
structure located on the United States Naval Weapons Station, located along Seal Beach Boulevard.
Various physical features occur between the Project site and adjacent residential areas, including
Westminster Avenue, the drainage channel, and the block wall along the perimeter of Leisure World.
From the east, the hotel would be obstructed by the adjacent neighborhood shopping center. From the
south, Buildings 3 and 4 would be visible from Seal Beach Boulevard. As illustrated in Exhibit 5.1 ~6
(Visual Simulation 2), the existing parking lot would be occupied by the retail shops and the fast food
restaurant (Buildings 3 and 4 respectively). Additionally, the top two floors of the hotel would be visible
in the background. Viewing from the west, Building 2 would be the primary structure visible; refer to
Exhibit 5.1 ~3. This building would be approximately 21 feet tall (25 feet including the decorative
entrance elevation). As illustrated in Exhibit 5.1 ~ 7 (Visual Simulation 3), portions of the hotel front, as
well as the rear of the in~line restaurants (Building 2) would be visible. Views of the Del Taco drive~thru
would be obstructed by the hotel.
While the Project would require a Specific Plan Amendment for the building height of the hotel, the
aesthetic character of the proposed Project would be consistent with the intent of the development
standards and design guidelines of the Boeing Specific Plan. In addition, the Project would redevelop a
currently vacant and dilapidated parking area with an aesthetically pleasing hotel and retail
development consistent with surrounding commercial and residential uses. Therefore, the proposed
Project would not degrade the visual character or quality of the site, resulting in less than significant
impacts in this regard.
Also, refer to Response 5.9(b).
January 2006
5. 1-3
Aesthetics
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~
PLANNING . DESIGN . CONSTRUCTION
PACIFIC GATEWAY PLAZA
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
Visual Simulation 1
01/06. IN 10-104434
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INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
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Exhibit 5.1-7
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Mitigation Measure:
AES1 The Project applicant shall locate construction equipment staging areas, to the greatest
extent feasible, away from existing residential (Leisure World) uses and utilize appropriate
screening (i.e., temporary fencing with opaque material) to shield views of construction
equipment and material. Staging locations shall be identified on the Project final
development plans and grading plans. Compliance with this measure is subject to
periodic field inspection.
(d) Create a new source of substantial light or glare which would adversely affect day or nighttime
views in the area?
Potentially Significant Unless Mitigation Incorporated. There are two primary sources of light: light
emanating from building interiors that passes through windows and light from exterior sources (i.e.,
street lighting, building illumination, security lighting, and landscape lighting). Light introduction can be
a nuisance to adjacent residential areas, diminish the view of the clear night sky, and if uncontrolled,
can disturb wildlife in natural habitat areas. Perceived glare is the unwanted and potentially
objectionable sensation as observed by a person as they look directly into the light source of a
luminaire. Light spill is typically defined as the presence of unwanted light on properties adjacent to the
property being illuminated.
On~Site - Parkina Lot Liahtina
Current uses within the proposed Project site produce light and glare typical for a parking lot. Several
parking lot light fixtures exist around the perimeter and within the project site. These fixtures,
approximately 20 feet high, are typical for parking lot use. Light generation in the Project area is
predominantly a nighttime event, since there are no buildings or structures currently on~site.
Additionally, there are no existing glare sources.
Off~Site
Sources of light and glare located in the Project vicinity include streetlights and headlights from
Westminster Avenue to the north. Light sources to the east include the interior and exterior lighting
from the local shopping center. Streetlights and headlights would also be a source of light along Seal
Beach Boulevard to the south, while the Boeing office buildings and parking lot provide additional
sources of light and glare.
Light spill and glare are the major environmental concern associated with outdoor lighting. 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 of the Project site. 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 Boeing 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. Regarding light spill and glare, the Boeing Specific Plan
states that lighting shall meet all requirements of the City of Seal Beach and the following elements
should be considered:
. 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.
January 2006
5.1-11
Aesthetics
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
.
Lights mounted to the roof parapet are not permitted. Wall~mounted light fixtures used to
illuminate parking lots are not permitted.
.
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.
According to Table 5~2 of the Boeing Specific Plan (Development Standards), a minimum 35~foot
setback would be required along Westminster Avenue. The required setback would serve as a buffer
between the existing residences across Westminster Avenue and the proposed business park uses.
Limiting the effects of lighting on the adjacent residences is an important aspect of the lighting design of
future development. Section 4.6 of the Boeing 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. Based on these factors, light and glare impacts on
adjacent residences are considered potentially significant unless mitigation measures are incorporated.
Mitigation Measures:
AES2 The Project design shall include arrangement of on~site security lighting so that direct rays
would not shine on or produce glare for adjacent street traffic and residential uses north of
the Project site. Development plans shall specify light fixtures that comply with the
standard of the Illuminating Engineering Society (IES) for full cutoff capability.
January 2006
5.1-12
Aesthetics
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
5.2
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:
a. Convert Prime Farmland, Unique Farmland,
or Farmland of Statewide Importance
(Farmland), as shown on the maps prepared
pursuant to the Farmland Mapping and
Monitoring Program of the California
Resources Agency, to non-agricultural use?
b. Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
c. Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
Farmland to non-agricultural use?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
./
./
./
(a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural use?
No Impact. The Project site is not designated as Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance. Thus, Project implementation would not convert farmland to non~agricultural
uses.
Mitigation Measures: No mitigation measures are required.
(b) Conflict with existing zoning for agricultural use, or a Williamson Act contract?
No Impact. The Project site is zoned Specific Plan Regulation (SPR), pursuant to the Boeing Specific
Plan, and does not permit agricultural use. The Project site is not in a Williamson Act contract. Thus,
the Project would not conflict with existing zoning or a Williamson Act contract.
Mitigation Measures: No mitigation measures are required.
(c) Involve other changes in the existing environment which, due to their location or nature, could
result in conversion of Farmland to non-agricultural use?
No Impact. As previously stated, the Project site is not used for agricultural production, and no
agricultural operations occur within the immediate vicinity. Implementation of the proposed Project
would not result in changes to the environment that would convert farmland to a nonagricultural use.
Mitigation Measures: No mitigation measures are required.
January 2006
Agriculture Resources
5.2-1
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
5.3
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:
a. Conflict with or obstruct implementation of
the applicable air quality plan?
b. Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation?
c. Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions
which exceed quantitative thresholds for
ozone precursors)?
d. Expose sensitive receptors to substantial
pollutant concentrations?
e. Create objectionable odors affecting a
substantial number of people?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
No
Impact
Less Than
Significant
Impact
./
./
./
./
./
The Project site is located within the City of Seal Beach, which is part of the South Coast Air Basin
(SCAB) and is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD).
The SCAQMD's current guidelines and emission thresholds established in the CEQA Air Quality
Analysis Guidance Handbook, updated October 2003, were adhered to in the assessment of air quality
impacts for the proposed Project.
The air quality assessment estimated emissions of air pollutants associated with short~term
construction and long~term operation of the proposed Project; refer to Appendix A (Air Quality Modeling
Data). The URBEMIS2002 model was used to estimate Project~related mobile and stationary sources
emissions. Default values representative of the proposed Project were used when Project~specific data
were not available.
Both the State of California and the Federal government have established health~based Ambient Air
Quality Standards (AAQS) for six criteria air pollutants. These pollutants are CO, ozone (03), nitrogen
oxides (NOx), sulfur oxides (SOx), particulate matter up to 10 microns in diameter (PM1O), and lead
(Pb). 03 is formed by a photochemical reaction between NOx and reactive organic compounds
(ROCs). Thus, impacts from 03 are assessed by evaluating impacts from NOx and ROCs.
The net increase in pollutant emissions determines the significance and impact on regional air quality
as a result of the proposed Project. The results also allow the local government to determine whether
the proposed Project will deter the region from achieving the goal of reducing pollutants in accordance
with the air quality management plan in order to comply with Federal and State AAQS.
CONSTRUCTION EMISSION THRESHOLDS
The following CEQA significance thresholds for construction emissions have been established for the
SCAB:
January 2006
Air Quality
5.3-1
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Initial Study and Mitigated Negative Declaration
.
75 pounds per day (Ibs/day) or 2.5 tons per quarter~year of ROCs;
100 Ibs/day or 2.5 tons per quarter of NOx;
550 Ibs/day or 24.75 tons per quarter of CO;
150 Ibs/day or 6.75 tons per quarter of PM10; and
150 Ibs/day or 6.75 tons per quarter of sax.
.
.
.
.
In the SCAB, Project construction~related emissions that exceed any of the above emission thresholds
are considered to be a significant impact under the SCAQMD guidelines.
OPERATIONAL EMISSION THRESHOLDS
Project operation~related emissions that exceed any of the emission thresholds listed below are
considered to be a significant impact under the SCAQMD guidelines:
. 55 Ibs/day of ROCs;
. 55 Ibs/day of NOx;
. 550 Ibs/day of CO;
. 150 Ibs/day of PM1O; and
. 150 Ibs/day of sax.
(a) Conflict with or obstruct implementation of the applicable air quality plan?
Less Than Significant Impact. A potentially significant impact on 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 on air quality in the SCAB, of primary concern
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 proposed Project's
consistency with the South Coast Air Quality Management Plan (AQMP).
According to the SCAQMD's Air Quality Analysis Guidance Handbook, the purpose of the consistency
finding is to determine whether a project is inconsistent with the assumptions and objectives of the
regional air quality plans, and thus whether it would interfere with the region's ability to comply with
Federal and State AAQS. If the project is inconsistent, local governments need to consider modifying
the project or including mitigation to eliminate the inconsistency. Note that, even if a project is found
consistent, it could still have a significant impact on air quality under CEQA. Growth assumptions within
the AQMP are based on the growth assumptions and land use designations in local general plans.
Therefore, consistency with the AQMP is analyzed in regard to the project's consistency with the local
general plan.
The Project site is zoned Specific Plan Regulation (SPR) and designated as Specific and Precise Plan,
and referenced as Business Park in the General Plan, which expressly permits hotel and commercial
uses. Therefore, development of a hotel, restaurant, and retail uses would be consistent with the
Boeing Specific Plan, the General Plan, and is consistent with the AQMP. No significant impacts are
anticipated in th is regard.
Mitigation Measures: No mitigation measures are required.
January 2006
5.3-2
Air Quality
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
(b)
Violate any air quality standard or contribute substantially to an existing or projected air quality
violation?
Potentially Significant Unless Mitigation Incorporated.
Short~ Term ( Construction) Emissions
Short~term air quality impacts would occur during grading and construction operations associated with
development of the proposed Project. Additionally, the Project would require the following construction
activities:
. Demolition, clearing, grading, excavating, and using heavy equipment or trucks (which create
large quantities of fugitive dust, and thus PM1O);
. Use of heavy equipment for demolition, grading and construction, including trucks, backhoes,
pavers, and other equipment that generates diesel exhaust emissions;
. Use of vehicles by commuting construction workers and trucks hauling equipment and
materials (which would generate exhaust emissions); and
. Use of stationary construction equipment on~site (which would generate emissions).
Project construction activities would result in temporary emissions of criteria pollutants (ROCs, NOx,
CO, sax, and PM10).
Table 5.3~ 1 (Short~ Term [Construction] Air Emissions) estimates anticipated short~term construction
emissions that would result during the construction phase of the proposed Project. Anticipated
emissions were quantified utilizing emission factors in the URBEMIS2002 computer model developed
by the California Air Resources Board (CARB); refer to Appendix A (Air Quality Modeling Data). Note
that emissions estimates are based on eight hours of continual operation, which is considered a worst~
case analysis of actual equipment in use on any given day. Thus, the quantified estimates provided
below are conservative estimates of criteria pollutants. Table 5.3~ 1 indicates that the total daily
anticipated Project construction emissions (with mitigation) would not exceed SCAQMD construction
thresholds for ROCs, NOx, CO, sax, and PM1O. In addition, the SCAQMD requires implementation of
mitigation measures for construction activities to further reduce NOx and PM10 emissions.
Based upon the conclusions provided in Table 5.3~ 1, Project construction would not result in significant
short~term air quality impacts. To further minimize construction~related emissions, all construction
vehicles and construction equipment would be required to be equipped with the state~mandated
emission control devices pursuant to state emission regulations and standard construction practices.
Short~term construction PM10 emissions would be further reduced with the implementation of required
dust~suppression measures outlined within SCAQMD Rule 403. Because of the short~term nature of
construction, the Project is not anticipated to violate State or Federal air quality standards or contribute
substantially to existing or projected air quality violation in the SCAB. With implementation of the
recommended mitigation measures, short~term air quality impacts would be reduced to a less than
significant level.
January 2006
5.3-3
Air Quality
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Table 5.3-1
Short-Term (Construction) Air Emissions
Emission Source Pollutant (Ibs/day) 1
ROC NOx CO SOx PM10
Unmitigated Construction Emissions 71.31 61.50 71.05 0.05 2.80
Mitigated Construction Emissions 63.60 36.93 9.91 0.05 0.11
SCAQMD Threshold 75 100 550 150 150
Is Threshold Exceeded? No No No No No
ROC = volatile organic compound CO = carbon monoxide PM10 = fine particulate matter (up to 10 microns in diameter)
NOx = nitrogen oxides sax = sulfur oxides Ibs/day = pounds per day
1. Based on URBEMIS2002 modeling results, worst-case seasonal emissions for area and mobile emissions, and trip rate
data provided in the Project Traffic Study (Appendix B).
Source: Emissions calculated using the URBEMIS2002 Computer Model, as recommended by the South Coast Air Quality
Management District (SCAQMD).
Lona~ Term (Operational) Emissions
Mobile Sources. Development of the proposed Project is anticipated to be completed by the fall of
2006. Mobile source emissions would be generated from the vehicle trips generated by residents and
shoppers and delivery trucks to the businesses.
Area Source Emissions. Area source emissions would be generated by the demand for electrical
energy and natural gas consumption. The primary use of natural gas by the proposed Project would be
from consumer products used by residents and landscaping equipment.
Total Operational Emissions. As evidenced in Table 5.3~2, Long~ Term (Operational) Air Emissions, the
unmitigated operational emissions would result in a total of 16.82 Ibs/day of ROCs; 13.92 Ibs/day of
NOx; and 127.19 Ibs/day of CO; 0.07 Ibs/day of SOx; and 11.51 Ibs/day of PM1O. These emissions do
not exceed SCAQMD thresholds and, therefore, long~term air quality impacts would be less than
significant.
Mitigation Measures:
AQ1 Under SCAQMD Rule 201, the applicant shall apply for a Permit To Construct prior to
construction, which provides an orderly procedure for the review of new and modified
sources of air pollution.
AQ2 The Project shall comply with SCAQMD Rule 401, which limits visible emissions from
stationary sources. This rule prohibits visible emissions as dark or darker than
Ringlemann No.1 for periods greater than three minutes in any hour.
AQ3 The Project shall comply with SCAQMD Rule 402, which prohibits the discharge from a
facility of air pollutants that cause injury, detriment, nuisance, or annoyance to the public
or that damage business or property.
January 2006
5.3-4
Air Quality
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Table 5.3-2
Long-Term (Operational) Air Emissions
Project Pollutant (lbs/day)1
ROC NOx CO SOx PM10
Area Source Emissions2 0.31 0.74 2.21 0.00 0.01
Mobile Source Emissions 19.42 23.88 191.89 0.17 17.16
Total Unmitigated Emissions 19.73 24.62 194.1 0 0.17 17.17
SCAQMD Threshold 55 55 550 150 150
Is Threshold Exceeded? No No No No No
ROC = volatile organic compound CO = carbon monoxide PM10 = fine particulate matter (up to 10 microns in diameter)
NOx = nitrogen oxides SOx = sulfur oxides Ibs/day = pounds per day
1. Based on URBEMIS2002 modeling results, worst-case seasonal emissions for area and mobile emissions, and trip rate
data provided in the Project Traffic Study (Appendix B).
2. Area source emissions volumes exclude the use of fireplaces and wood-burning stoves.
Source: Emissions calculated using the URBEMIS2002 Computer Model, as recommended by the South Coast Air Quality
Management District (SCAQMD).
AQ4 During clearing, grading, earth~moving, or excavation operations, excessive fugitive dust
emissions shall be controlled by regular watering or other dust~preventive measures using
the following procedures, as specified in the SCAQMD Rule 403:
. On~site vehicle speed shall be limited to 15 miles per hour.
. All material excavated or graded shall be sufficiently watered to prevent excessive
amounts of dust. Watering shall occur at least twice daily with complete coverage,
preferably in the late morning and after work is done for the day.
. Streets adjacent to the project reach will be swept as needed to remove silt that may
have accumulated from construction activities so as to prevent excessive amounts of
dust.
. All material transported on~site or off~site shall be either sufficiently watered or
securely covered to prevent release of excessive amounts of dust.
. The area disturbed by clearing, grading, earth~moving, or excavation operations shall
be minimized so as to prevent excessive amounts of dust.
. All clearing, grading, earth moving, or excavation activities will cease during periods
of winds so as to prevent excessive amounts of dust as set forth below:
· Rough grading (mass grading) - when winds are greater than 25 miles per
hour averaged over one hour; and
· Precise grading - when winds are greater than 35 miles per hour averaged
over one hour.
. These control techniques shall be indicated in Project grading plans. Compliance with
the measure will be subject to periodic site inspections by the City.
January 2006
5.3-5
Air Quality
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Initial Study and Mitigated Negative Declaration
.
Visible dust beyond the property line emanating from the Project shall be prevented
to the maximum extent feasible.
AQ5 Ozone precursor emissions from construction equipment vehicles shall be controlled by
maintaining equipment engines in good condition and proper tune per manufacturer's
specifications, to the satisfaction of the City Engineer. Compliance with this measure will
be subject to periodic inspections of construction equipment vehicles by the City.
AQ6 The Project shall comply with SCAQMD Rule 1113, which limits the ROC content of
architectural coatings used in the SCAB or allows the averaging of such coatings, as
specified, so actual emissions do not exceed the allowable emissions if all the averaged
coatings comply with the specified limits.
AQ7 Alternative clean fuel (such as compressed natural~gas~powered construction equipment
with oxidation catalysts) must be used instead of diesel~powered engines; or, if diesel
equipment has to be used, particulate filters, oxidation catalysts, and low~sulfur diesel
(diesel with a sulfur content of less than 15 ppm) shall be used.
AQ8 All vehicles shall be prohibited from engine idling in excess of ten minutes, both on~site
and off~site.
AQ9 All equipment must use aqueous diesel fuel on~site in all diesel construction equipment.
AQ10 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.
AQ11 All trucks that are to haul excavated or graded material on~site shall comply with State
Vehicle Code Section 23114, with special attention to sections 23114(b)(F), (e)(2) and
(e)(4) as amended, regarding the prevention of such material spilling onto public streets
and roads.
AQ12 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 practical from the nearest residence.
Also refer to Mitigation Measures HAZ3 and HAZ4.
(c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project
region is non-attainment under an applicable federal or state ambient air quality standard
(including releasing emissions which exceed quantitative thresholds for ozone precursors)?
Potentially Significant Unless Mitigation Incorporated. Cumulative projects include development as
well as general growth within the Project area. However, as with most development, the greatest
source of emissions is from mobile sources, which travel well out of the local area. Therefore, from an
air quality standpoint, the cumulative analysis would extend beyond any local projects and when wind
patterns are considered, would cover an even larger area. Accordingly, the cumulative analysis for a
project's air quality analysis must be regional in nature.
January 2006
5.3-6
Air Quality
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The SCAQMD measures cumulative impacts based on the increase of emissions beyond their
anticipated projections, which they receive from the City's General Plan. Since this Project does not
involve a General Plan Amendment and in fact would result in a decrease in commercial square
footage, it would not increase impacts beyond anticipated levels. Therefore, the Project's air quality
impact would not be cumulatively considerable. Finally, implementation of mitigation measures as
required by the regional, State, and Federal levels through rules and regulations, and at the local level
through project~specific construction and operational measures, would reduce cumulative impacts to a
less than significant level.
Mitigation Measures: Refer to Mitigation Measures AQ1 through AQ12. No additional mitigation
measures are required.
(d) Expose sensitive receptors to substantial pollutant concentrations?
Potentially Significant Unless Mitigation Incorporated. Sensitive receptors are defined as facilities
or land uses that include members of the population that are particularly sensitive to the effects of air
pollutants, such as children, the elderly, and people with illnesses. Examples of these sensitive
receptors are residences, schools, hospitals, and daycare centers. The CARB has identified the
following groups of individuals as the most likely to be affected by air pollution: the elderly over 65,
children under 14, athletes, and persons with cardiovascular and chronic respiratory diseases such as
asthma, emphysema, and bronchitis.
Sensitive receptors near the Project site are the existing residences within Leisure World located
northwest of the Project site, across Westminster Avenue. As identified in Table 5.3~ 1, Project
construction emissions would not exceed SCAQMD thresholds. Thus, surrounding sensitive receptors
would not be exposed to substantial pollutant concentrations from construction activities associated
with the proposed Project. In addition, Project construction~related emissions would be further reduced
with implementation of the specified mitigation (refer to Mitigation Measures AQ1 through AQ11), which
is recommended to ensure that impacts are maintained below a level of significance. As shown in
Table 5.3~2, long~term (operational) emissions would not exceed SCAQMD thresholds, and thereby
would not expose sensitive receptors to substantial pollutant concentrations. Refer also to Response
5.3(b).
Mitigation Measures: Refer to Mitigation Measures AQ1 through AQ12. No additional mitigation
measures are required.
(e) Create objectionable odors affecting a substantial number of people?
Potentially Significant Unless Mitigation Incorporated. Construction activity may generate
detectable odors from heavy~duty equipment exhaust. Any detectable odors or heavy~duty equipment
exhaust would be primarily associated with the initial construction and would be considered short~term
impacts. In addition, implementation of the specified mitigation (refer to Mitigation Measures AQ1
through AQ11) would further reduce construction equipment exhaust and potential odors to a less than
significant level.
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 activities).
Some businesses, such as restaurants with exhaust vents, are considered "stationary point sources"
and may be subject to further regulatory requirement above and beyond any requisite CEQA mitigation.
While the emissions from these activities are common and not identified as being particularly
hazardous, they may be subject to permitting requirements that call for the use of "best available control
January 2006
5.3-7
Air Quality
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Initial Study and Mitigated Negative Declaration
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. Therefore, impacts in this regard are considered less than significant.
Mitigation Measures: Refer to Mitigation Measures AQ1 through AQ12. No additional mitigation
measures are required.
January 2006
5.3-8
Air Quality
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Initial Study and Mitigated Negative Declaration
5.4
BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U.S. Fish and Wildlife Service?
b. Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Game or
U.S. Fish and Wildlife Service?
c. Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other
means?
d. Interfere substantially with the movement of
any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites?
e. Conflict with any local policies or ordinances
protecting biological resources, such as a
tree preservation policy or ordinance?
f. Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
./
./
./
./
./
./
(a) Have a substantial adverse effect, either directly or through habitat modifications, on any
species identified as a candidate, sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and
Wildlife Service?
No Impact. The Project site is an underutilized parking lot, with typical urban environment street
frontage landscaping. Although several species have been identified within the adjacent Seal Beach
Naval Weapons Station and Seal Beach National Wildlife Refuge, no habitat areas exist on the Project
site. Two special status plant species occur on adjacent Boeing properties. According to the Boeing
Specific Plan EIR, there are no sensitive wildlife species present within the Project site (Planning Area 4
of the Boeing Specific Plan). Thus, the proposed Project would not affect any sensitive or special~
status species or their habitats. No impacts are anticipated in this regard.
January 2006
5.4-1
Biological Resources
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Initial Study and Mitigated Negative Declaration
Mitigation Measures: No mitigation measures are required.
(b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community
identified in local or regional plans, policies, regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
No Impact. There are no riparian habitats or sensitive natural communities present on~site. Thus, no
impacts would occur in this regard. Refer to Response 5.4(a).
Mitigation Measures: No mitigation measures are required.
(c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through
direct removal, filling, hydrological interruption, or other means?
No Impact. There are no wetlands present on the Project site. Thus, no impacts would occur in this
regard.
Mitigation Measures: No mitigation measures are required.
(d) Interfere substantially with the movement of any native resident or migratory fish or wildlife
species or with established native resident or migratory wildlife corridors, or impede the use of
native wildlife nursery sites?
No Impact. No wildlife corridors or native wildlife nurseries are known to exist on the Project site.
Thus, implementation of the proposed Project would not result in any impacts in this regard.
Mitigation Measures: No mitigation measures are required.
(e) Conflict with any local policies or ordinances protecting biological resources, such as a tree
preservation policy or ordinance?
No Impact. The City does have a local ordinance protection of eucalyptus tree groves and there are no
identified eucalyptus tree groves on the Project site. Thus, there would be no impacts in this regard.
Mitigation Measures: No mitigation measures are required.
(f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community
Conservation Plan, or other approved local, regional, or state habitat conservation plan?
No Impact. Refer to Response 5.4(e).
Mitigation Measures: No mitigation measures are required.
January 2006
5.4-2
Biological Resources
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Initial Study and Mitigated Negative Declaration
5.5
CULTURAL RESOURCES
Potentially
Potentially Significant Less Than No
Would the project: Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
a. Cause a substantial adverse change in the
significance of a historical resource as .I
defined in CEQA Guidelines ~15064.5?
b. Cause a substantial adverse change in the
significance of an archaeological resource .I
pursuant to CEQA Guidelines ~15064.5?
c. Directly or indirectly destroy a unique
paleontological resource or site or unique .I
geologic feature?
d. Disturb any human remains, including those .I
interred outside of formal cemeteries?
(a)
Cause a substantial adverse change in the significance of a historical resource as defined in
CEQA Guidelines 915064.5?
Potentially Significant Unless Mitigation Incorporated. KEA Environmental performed a cultural
resources assessment (dated May 2000) for the Boeing Specific Plan EIR, which reviewed the western
portion of the Boeing Specific Plan area that is currently undeveloped. This study was conducted in
consideration of the original Pacific Gateway Project, which would have developed only the western
portion of the Boeing Specific Plan area. Much of the Project area east of the Pacific Gateway Project
area has been disturbed by development, which includes structures and paved surfaces (including the
Project site).
The field survey conducted within the Boeing Specific Plan area resulted in the identification of eight
previously unrecorded archaeological sites within the western portion of the Boeing Specific Plan area.
According to the Boeing Specific Plan EIR, it is not possible to judge the full extent of the disturbances
or quantity and quality of the in~place artifact~bearing deposits without an archaeological testing of the
site. Development of the proposed Project therefore has the potential to disturb or destroy prehistoric
archaeological resources. Mitigation measures recommended in the Boeing Specific Plan EIR 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. The mitigation program for Planning Areas 2 and 3 has recently begun and
no results of that activity are available at this time.
Mitigation Measures:
CUL 1 A "Test Phase," as described in the Archaeological and Historical Element of the City
General Plan, shall be performed by the City selected archaeologist, and if potentially
significant cultural resources are discovered, a "Research Design Document" 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.
January 2006
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Cultural Resources
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Initial Study and Mitigated Negative Declaration
CUL2
CUL3
CUL4
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 the
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.
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 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
with the Native American Heritage Commission and data/artifact recovery, if deemed
appropriate, shall be cond ucted.
(b) Cause a substantial adverse change in the significance of an archaeological resource pursuant
to CEQA Guidelines f15064.5?
Potentially Significant Unless Mitigation Incorporated. On~site soils have been extensively
disturbed by past human activities, and no archaeological or paleontological resources or human
remains are known to exist on the site.1 In the unlikely event that such resources are uncovered,
compliance with Mitigation Measures CUL 1 through CUL4 would ensure a less than significant impact.
Also refer to Response 5.5(a)
Mitigation Measures: Refer to Mitigation Measures CUL 1 through CUL4.
(c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic
feature?
Potentially Significant Unless Mitigation Incorporated. The Project 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 a fossil resource 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.
Boeing Specific Plan Project Final Environmental Impact Reporl. April 2003.
January 2006
5.5-2
Cultural Resources
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Initial Study and Mitigated Negative Declaration
Mitigation Measures:
CUL5 If evidence of subsurface paleontologic resources is found during construction, excavation
and other construction activity in that area shall cease and the contractor shall contact the
City Development Services Department. With direction from the City, an Orange County
Certified Paleontologist shall prepare and complete a standard Paleontologic Resource
Mitigation Program.
(d) Disturb any human remains, including those interred outside of formal cemeteries?
Potentially Significant Unless Mitigation Incorporated. 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 the impacts in this regard
to a less than significant level.
Due to the discovery of human remains on the nearby Hellman Ranch properties, there is an increased
potential for the discovery of unknown locations for human remains on the Project site. Mitigation
procedures have been identified that would be required based on the compliance issues raised on the
Hellman Ranch/John 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 measures recommended in the Boeing
Specific Plan EIR would involve a "Mitigation Plan," should a significant number of unknown human
remains be encountered during the test phase and construction grading monitoring on the Boeing
property. In the unlikely event that such resources are uncovered, compliance with Mitigation
Measures CUL6 and CUL7 would ensure a less than significant impact.
Mitigation Measures:
CUL6 Should any human bone be encountered during any earth removal or disturbance
activities, all activity shall cease immediately and the City selected archaeologist and
Native American monitor shall be immediately contacted, who shall then immediately
notify the Director of Development Services. The Director of the Department of
Development Services shall contact the Coroner pursuant to Sections 5097.98 and
5097.99 of the Public Resources Code relative to Native American remains. Should the
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.
CUL7 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
. 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,
January 2006
5.5-3
Cultural Resources
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Initial Study and Mitigated Negative Declaration
with the exception of contexts that are clearly within the ancient marine terrace that
comprises most of this area known as Landing Hill.
. Exposure and removal of each burial shall be monitored by a Native American.
Where burials are clustered and immediately adjacent, one monitor is sufficient for
excavation of two adjoining burials.
. Excavation of test units shall be monitored. Simultaneous excavation of two test
units if less than 20 feet apart may be monitored by a single Native American.
. If screening of soil associated with burials or test units is done concurrently with and
adjacent to the burial or test unit, the Native American responsible for that burial or
test unit will also monitor the screening. If the screening is done at another location,
a separate monitor shall be required.
. All mechanical excavation conducted in deposits that may contain human remains
(i.e., all areas not completely within the marine terrace deposits) shall be monitored
by a Native American.
Notification Procedures for New Discoveries
. When possible burials are identified during monitoring of mechanical excavation, or
excavation of test units, the excavation shall be temporarily halted while the find is
assessed in consultation with the lead field archaeologist. If the find is made during
mechanical excavation, the archaeologist or Native American monitoring the activity
shall have the authority to direct the equipment operator to stop while the find is
assessed. If it is determined that the find does not constitute a burial, the mechanical
excavation shall continue.
. If the find is determined to be a human burial, the lead archaeologist shall
immediately notify the Site Supervisor for the developer, as well as the Principal
Investigator. The Principal Investigator shall immediately notify the MLD and the
Director of Development Services for the City of Seal Beach. The City shall provide
the Coastal Commission with weekly updates describing the finds in writing.
Identification of Additional Burials
. For all discovered human burials, attempts shall continue to be made to locate
additional burials nearby through hand excavation techniques. This shall be done
through the excavation of 1 x 1 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
terrace deposits are encountered, or to the excavation depth required for the
approved grading plan. The soil from the ETUs along the radial transects shall be
screened only if human remains are found in that unit.
January 2006
5.5-4
Cultural Resources
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Initial Study and Mitigated Negative Declaration
.
Controlled grading shall be conducted within these 50~foot heightened investigation
areas with a wheeled motor grader. The motor grader shall use an angled blade that
excavates 1 to 2 inches at a pass, pushing the soil to the side to form a low windrow.
Monitors shall follow about 20 feet behind the motor grader, examining the ground for
evidence of burials.
.
When a burial is identified during controlled grading, the soil in windrows that may
contain fragments of bone from that burial shall be screened. At a minimum this shall
include the soil in the windrow within 50 feet of the burial in the direction of the
grading.
.
If additional burials are found during controlled grading, additional ETUs will be hand
excavated in the radial patterns described above.
Burial Removal and Storaae
. Consultation with the MLD shall occur regarding the treatment of discovered human
burials. If the MLD determines it is appropriate to have discovered human remains
pedestaled for removal, that activity shall be conducted in a method agreed to by the
MLD.
. After pedestaling or other agreed upon burial removal program is completed, the top
of a burial shall be covered with paper towels to act as a cushion, and then a heavy
ply plastic will be placed over the top to retain surface moisture. Duct tape shall be
wrapped around the entire pedestal, securing the plastic bag and supporting the
pedestal. Labels shall be placed on the plastic ind icating the burial number and the
direction of true north in relation to the individual burial. Sections of rebar shall be
hammered across the bottom of the pedestal and parallel to the ground. When a
number of parallel rebar sections have been placed this way, they shall be lifted
simultaneously, cracking the pedestal loose from the ground. The pedestal shall then
be pushed onto a thick plywood board and lifted onto a pallet. A forklift shall carry the
pallet to a secure storage area or secure storage containers located on the subject
property.
. If another agreed upon burial removal program is utilized, that method shall be
carried out in a manner agreed upon after consultation with the MLD.
Study of Burial Remains
. If the burials are removed in pedestal and are incompletely exposed, osteological
studies are necessarily limited to determination (if possible) of age, sex, position,
orientation, and trauma or pathology. After consultation, and only upon written
agreement by the MLD, additional studies that are destructive to the remains may be
undertaken, including radiocarbon dating of bone or DNA studies. If the MLD
determines that only non~destructive additional studies may be allowed, one shell
may be removed from each burial and submitted for radiocarbon dating. The
assumption here is that the shell would have been part of the fill for the burial pit, and
therefore would provide a maximum age for the burial.
. The MLD may indicate a willingness to consider some additional exposure and study
of the skeletal material removed from the sites. Such study would not involve
January 2006
5.5-5
Cultural Resources
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Initial Study and Mitigated Negative Declaration
removal of the remains from the project area, but rather would be undertaken near
the storage area. To the extent allowed by the MLD, the bones would be further
exposed within the existing pedestals or other medium containing the human remains
and additional measurements taken. Consultation with the MLD regarding the
feasibility of these additional studies prior to reburial would occur.
Repatriation of Burials and Associated Artifacts
. Once all portions of the project area have been graded to the underlying culturally
sterile marine terrace deposits, or to the excavation depth required for the approved
grading plan, the repatriation process shall be initiated for all recovered human
remains and associated artifacts. Once a reburial site has been identified and
prepared, the remains and associated artifacts shall be transported from the secure
storage area to the site for reburial. Appropriate ceremony will be undertaken during
this process at the discretion of the MLD.
Additional Studies
. Considerable additional data relating to regional research issues may be uncovered if
substantial numbers of human burials and other archaeological features are
encountered during the construction monitoring for the development. If this occurs,
add itional analysis shall be cond ucted. The analysis shall be desig ned to more
completely address the research issues discussed in the approved "Research
Design, II and to provide additional mitigation of impacts to the sites in light of the new
finds. The following studies would be potentially applicable:
o Radiocarbon Dating. In considering the implications of the burials in interpreting
site use and regional settlement, it is critical to assess the time range
represented by the interments. Do they correspond to the full temporal range of
site use, or only a limited timeframe? Although direct dating of the bones may
not be possible due to the destructive nature of the radiocarbon technique, the
MLD may approve the removal of a single shell from the interior of each burial for
dating. Although this shall not provide a direct date of the burial, assuming the
shell was part of the burial fill it should provide a maximum age (that is, the burial
should not be older than the shell). In addition, an equivalent number of
additional samples from non~burial contexts would also be taken for comparative
purposes. These data would provide a more secure measure of the intensity of
occupation during different periods.
o Sediment Cores. Dating results obtained to date on the Hellman Ranch/John
Laing Homes properties may suggest a possible link between the use of the sites
within the project area and the productivity of the adjacent lagoon and estuary
systems. To assess this link using independent environmental data on the
subject property, two sediment cores will be taken from suitable locations of the
property. Sediments in the cores shall be examined and described in the field by
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.
January 2006
5.5-6
Cultural Resources
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
o Comparative Studies. The substantial assemblage of artifacts recovered during
the monitoring on the Hellman Ranch/John Laing Homes properties provides a
basis for comparison with other sites and shall contribute to an understanding of
regional patterns. This analysis shall be included in the final report (see below).
o Animal Interments. Animal interments may be discovered within the project area.
Because these are not human remains, somewhat more intensive study is
possible. Because these features are uncommon and represent very culture~
specific religious practices, they are useful in reconstructing cultural areas during
certain times in prehistory. Analysis of animal interments will include:
(1) exposure to determine burial position; (2) photo 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.
Curation
. Cultural materials recovered from the cultural resources monitoring and mitigation
program for the development shall be curated either at an appropriate facility in
Orange County, or, in consultation with the City, at the San Diego Archaeological
Center.
Preparation of Final Report
. The final technical report shall be prepared and submitted to the City and the
California Coastal Commission within 12 months of the completion of the
archeological field work. The report shall conform to the guidelines developed by the
California Office of Historic Preservation for Archaeological Resource Management
Reports (ARMR). It will be prepared in sufficient quantity to distribute to interested
regional researchers and Native American groups. It shall thoroughly document and
synthesize all of the findings from all phases of the cultural resources program.
Funding shall be provided by the landowner.
January 2006
5.5-7
Cultural Resources
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
5.6
GEOLOGY AND SOILS
Potentially
Potentially Significant Less Than No
Would the project: Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
a. Expose people or structures to potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
1 ) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the .I
area or based on other substantial
evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
2) Strong seismic ground shaking? .I
3) Seismic-related ground failure, including .I
liquefaction?
4) Landslides? .I
b. Result in substantial soil erosion or the loss .I
of topsoil?
c. Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in .I
on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d. Be located on expansive soil, as defined in
Table 18-1-B of the California Building Code .I
(2001), creating substantial risks to life or
property?
e. Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems .I
where sewers are not available for the
disposal of waste water?
(a)
Expose people or structures to potential substantial adverse effects, including the risk of loss,
injury, or death involving:
(1)
Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of Mines and Geology Special
Publication 42.
Potentially Significant Unless Mitigation Incorporated. The Project site is located in tectonically
active southern California. Active faults are defined as those that have experienced surface
displacement within Holocene time (approximately the past 11,000 years) and/or are in a State-
designated Earthquake Fault Zone (previously known as an Alquist-Priolo Special Study Zone).
January 2006
5.6-1
Geology and Soils
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
The Project site is located approximately one mile north of the Seal Beach Fault. According to the
General Plan1, the Seal Beach Fault is considered potentially active and is included in the Earthquake
Fault Zones established under the Alquist-Priolo Earthquake Faulting Zoning Act. The Seal Beach
Fault is a segment of the Newport-Inglewood Fault zone, which is made up of several faults and
fractures and extends southeast through the Los Angeles Basin. Regionally, the Seal Beach Fault is
located within the City and generally parallels the coastline, extending from Long Beach generally
through the Hellman Ranch Property and the Seal Beach Naval Weapons Station, southerly through
Huntington Beach and along the coast to Newport Beach. Exploration wells have identified the Seal
Beach Fault at a depth of over 4,000 feet.
Despite the Project site's proximity to the Earthquake Fault Zone established under the Alquist-Priolo
Earthquake Faulting Zoning Act, 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 compliance with the City's Municipal Code. Following compliance with applicable
City and State standards, and implementation of mitigation measures, a less than significant impact
would occur.
Mitigation Measures:
GE01 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.
GE02 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 desig n parameters shall be used.
GE03 The potential damaging effects of regional earthquake activity shall be considered in the
design of each structure. The preliminary seismic evaluation shall be based on basic data
including the Uniform Building Code Seismic Parameters and the Sladden Report's
exhibits and tables. Structural design criteria shall be determined in the consideration of
building types, occupancy category, seismic importance factors, and possibly other
factors.
GE04 Conformance with the latest Uniform Building Code and City Ordinances can be expected
to satisfactorily mitigate the effect of seismic ground shaking. 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.
(2) Strong seismic ground shaking?
Potentially Significant Unless Mitigation Incorporated. The Project site is located in the southward
continuation of the deep central trough of the Los Angeles Basin. The Coastal Plain is bounded on the
east by the Santa Ana Mountains, on the south by the San Joaquin Hills, and to the west by the Pacific
City of Seal Beach General Plan, Safety Element, December 2003.
January 2006
5.6-2
Geology and Soils
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Ocean. The Coastal Plain is also bordered by the southern extension of the Newport-Inglewood
Structural Zone along the southwest coastline, and the EI Modena fault, which occurs at the eastern
margin along the foothills of the Santa Ana Mountains.
There are several active and potentially active fault zones that could affect the Project site. Table 5.6-1
(Active Southern California Faults), indicates that among the ten active faults and fault zones identified
within the proximity of the site, three faults are expected to generate earthquakes of significance: these
are the Newport-Inglewood, the Whittier-Elsinore, and the Palos Verdes fault zones. Despite values of
Magnitude 7.5 and larger, the San Andreas, Raymond, San Fernando-Sierra Madre, and San Jacinto
systems are of secondary consideration because of their distance from the site. Ground shaking
generated along the Whittier-Elsinore and the offshore Palos Verdes fault (with ground accelerations
below 0.4 g) is not expected to impact the site.
Table 5.6-1
Active Southern California Faults
Maximum Estimated Average Peak
Active Faults and Active Fault Zones Anticipated Acceleration During Maximum
Magnitudes Credible Earthquake
Cabrillo fault 6.5 0.15
Cucamonga fault 7.0 0.08
Malibu-Santa Monica-Raymond fault zone (Raymond 7.5 0.14
Acti ve)
Newport-Inglewood fault zone 7.0 0.52
Palos Verdes fault zone 7.0 0.21
San Andreas (Central) 8.25 0.10
San Andreas (Southern) 7.75 0.07
San Fernando-Sierra Madre fault zone 7.5 0.135
San Jacinto fault zone 7.5 0.07
Whittier-Elsinore fault zone 7.5 0.25
The City overlies three faults that are expected to generate earthquakes of significance. These
northwest-dipping faults include the Newport-Inglewood Fault, the Whittier-Elsinore Fault, and the
Palos-Verdes Fault. The Newport-Inglewood Fault Zone extends south-southeast from the site and is
at least 10 miles long. The most recent activity of this fault occurred during the 1933 Long Beach
Magnitude 6.2 earthquake. The Whittier-Elsinore Fault Zone is located approximately half way between
the San Andreas Fault and the Pacific Ocean. This fault is believed to be the originator of the
Magnitude 6.0 earthquake of 1910 in the area. The Whittier-Narrows Magnitude 5.9 earthquake
occurred along segments of this fault, located 6 to 10 miles below the earth surface. The Palos Verdes
Fault separates the Palos Verdes Hills from the Los Angeles basin. The Fault has an active offshore
component crossing the San Pedro Shelf.
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 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.
January 2006
5.6-3
Geology and Soils
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Mitigation Measures: Refer to Mitigation Measures GE01 through GEO 4.
(3) Seismic-related ground failure, including liquefaction?
Potentially Significant Unless Mitigation Incorporated. Liquefaction of soils can be caused by
ground shaking during earthquakes. Research and historical data indicate that loose, relatively clean
granular soils are susceptible to liquefaction and dynamic settlement, whereas the stability of the
majority of clayey silts, silty clays, and clays is not adversely affected by ground shaking. Liquefaction
is generally known to occur in saturated, cohesionless soils at depths shallower than approximately 50
feet. Dynamic settlement due to earthquake shaking can occur in both dry and saturated sands.
According to the Boeing Specific Plan EIR, several of the factors required for liquefaction to occur are
present on-site. Although the majority of deeper soils are generally considered too dense to liquefy
during the expected maximum seismic event, groundwater occurs at a relatively shallow depth and
should be considered in foundation design and site development plans.
Borings, Cone Penetration Test (CPT) holes, and other geologic testing conducted on the entire Boeing
site by Sladden Engineering (2002) revealed groundwater at a depth of approximately 19 to 23 feet
below the existing ground surface and isolated relatively uniform grained silty sand layers. Based upon
the prominence of silts and clays within the borings and 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 effects of liquefaction
should be limited. In addition, remedial grading would provide a uniform mat of compacted soil that
should help span any subsurface subsidence related to liquefaction or seismic settlements. Therefore,
implementation of Mitigation Measures GE05 and GE06 would reduce impacts to a less than
significant level.
Mitigation Measures:
GE05
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. Project
applicant shall reimburse City costs of independent third-party review of said geotechnical
report.
GE06
Loose and soft alluvial soils, expansive clay soils, and all existing uncertified fill materials
shall be removed and replaced with compacted fill during site grading in order to prevent
seismic settlement, soil expansion, and differential compaction.
(4) Landslides?
No Impact. The Project area consists of relatively flat topography, and surrounding areas are flat with
no unusual geographic features. Impacts associated with landslides or mudslides are not anticipated.
Mitigation Measures: No mitigation measures are required.
January 2006
5.6-4
Geology and Soils
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
(b)
Result in substantial soil erosion or the loss of topsoil?
Potentially Significant Impact Unless Mitigation Incorporated. Adverse surface drainage could
promote accelerated soil erosion which could undermine proposed structures. This impact would be
considered significant if not mitigated. Site preparation would include grading of the entire Project site.
Development on-site would be subject to the SCAQMD requirements for erosion control, grading, and
soil remediation, as recommended in Mitigation Measures GE02, GE03, and GEO 7 through GE010,
which would reduce impacts to a less than significant level. 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:
GE07
GE08
GE09
GE010
GE011
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.
All grading procedures, including soil excavation and compaction, the placement of
backfill, and temporary excavation shall comply with City of Seal Beach Standards.
Graded but undeveloped land shall be maintained weed-free and planted with interim
landscaping within ninety (90) days of completion of grading, unless building permits are
obtained. Planting with interim landscaping shall comply with NPDES Best Management
Practices.
As soon as possible following the completion of grading activities, exposed soils shall be
seeded or vegetated with a seed mix and/or native vegetation to ensure soil stabilization.
Precise grading plans shall include an Erosion, Siltation, and Dust Control Plan. The
Plan's provisions may include sedimentation basins, sand bagging, soil compaction,
revegetation, temporary irrigation, scheduling and time limits on grading activities, and
construction equipment restrictions on-site. This plan shall also demonstrate compliance
with South Coast Air Quality Management District Rule 403, which regulates fugitive dust
control.
(c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result
of the project, and potentially result in an on-site or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
Potentially Significant Unless Mitigation Incorporated. Refer to Responses 5.6(a)(1), 5.6(a)(3), and
5.6(a)(4).
Mitigation Measures: Refer to Mitigation Measures GE01 through GE011.
(d) Be located on expansive soil, as defined in Table 18-1-B of the California Building Code (2001),
creating substantial risks to life or property?
Potentially Significant Unless Mitigation Incorporated. For construction and development
considerations, clayey loams are often classified as expansive soils. This means they can have a
moderate to high shrink-swell potential. Expansive soils swell considerably when water is added to
January 2006
5.6-5
Geology and Soils
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
them and shrink with the loss of water. The characteristics of expansive soils depend largely on the
quantity and type of clay in the soil. Shrink-swell action can cause extensive foundation problems if not
treated properly during grading and construction. The California Division of Mines and Geology
(CDMG) used the United States Department of Agriculture - Natural Resources Conservation Services
(USDA NRCS) data to estimate the expansivity potential of surficial soil classifications.
Laboratory classification testing, conducted at the Boeing site by Sladden Engineering (2002), indicated
that the surface soils consist primarily of sandy clayey silts and silty clays; however, some silty sands
were also encountered in isolated areas. Expansion testing indicated 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 (UBC). The silty sands were determined to be
generally non-expansive. Implementation of recommended mitigation measures for the near surface
silts and clays would reduce impacts to a less than significant level.
Mitigation Measures: Refer to Mitigation Measures GE05 and GE06
(e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water
disposal systems where sewers are not available for the disposal of waste water?
No Impact. The proposed Project does not propose the use of septic tanks. The proposed Project
would be required to connect to the existing City sewer system for wastewater disposal.
Mitigation Measures: No mitigation measures are required.
January 2006
5.6-6
Geology and Soils
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Initial Study and Mitigated Negative Declaration
5.7
HAZARDS AND HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
b. Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
envi ron ment?
c. Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or
proposed school?
d. Be located on a site which is included on a list
of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
e. For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project result in a
safety hazard for people residing or working in
the project area?
f. For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working in the
project area?
g. Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
h. Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
.I
.I
.I
.I
.I
.I
.I
.I
(a) Create a significant hazard to the public or the environment through the routine transport, use,
or disposal of hazardous materials?
Potentially Significant Unless Mitigation Incorporated. The Project proposes hotel, restaurant, and
retail uses on the Project site. Hazardous materials are not typically associated with these types of land
uses. Minor cleaning products and occasionally used pesticides and herbicides for landscape
maintenance of the Project site are the extent of materials used and applicable here.
Development plans for the Project would also be reviewed by the Orange County Fire Authority (Fire
Authority) for hazardous material use, safe handling and storage, as appropriate. The Fire Authority
would require that conditions of approval be applied to the Project applicant to reduce hazardous
material impacts. In addition, implementation of the recommended mitigation measure would ensure
that all impacts regarding hazardous materials would be reduced to a less than significant level.
January 2006
5.7-1
Hazards and Hazardous Materials
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Mitigation Measures:
HAZ1 Future businesses shall ensure that the transport of any hazardous waste that is
generated on-site be disposed of at an appropriate disposal facility by a licensed hauler,
in accordance with the appropriate State and Federal laws.
HAZ2 The applicant shall submit Project plans for review by and approval of the Orange County
Fire Authority, in accordance with appropriate State and Federal laws, to ensure that
hazardous materials are adequately contained and an emergency plan prepared for the
Fire Authority in case of a hazardous spill.
(b) Create a significant hazard to the public or the environment through reasonably foreseeable
upset and accident conditions involving the release of hazardous materials into the
environment?
Potentially Significant Impact Unless Mitigation Incorporated. RBF Consulting performed a review
of the Phase I Environmental Site Assessment Update (ESA) and Phase II Investigation prepared by
Avocet Environmental Inc. (Avocet), dated July 23, 2004, for the Project site (Lot 7 Boeing Seal Beach
Facility, City of Seal Beach). Based on the review, several important issues were noted, and are
discussed below:
Phase I ESA
. The Phase I ESA Update and Phase II Investigation acts as an update to the previous Phase I
ESAs prepared for Lot 7 and the Phase II investigations performed at Lot 7 by Eng land
Geosystems, Inc. and Avocet.
. The ESA Update and Phase II Investigation indicated that the Project site is a former
employee parking area and was used as an office trailer storage area for several months in
1999. Based on a previous ESA conducted by Tait Environmental Management, Inc., prior to
being constructed as a parking lot, the Project site consisted of agricultural land (mid-1960s).
. According to the ESA, no recognized environmental conditions (RECs) were noted within the
Project site; however, a United States Naval Weapons Station Seal Beach (USNWS) railroad
easement is located along the northeastern edge of the Project site and an inactive acid waste
line, which originates at the USNWS, is located within the railroad right of way (ROW).
. Based on the presence of the railroad and acid waste line, Phase II investigations were
conducted in September 2003 (England Geosystems) and in May 2004 (Avocet).
. Five off-site regulatory properties were listed within the Radius Search conducted by
Environmental Data Resources. Avocet indicated that none of these properties are likely to
have impacted the Project site due to the distance of the property from the Project site, status
of remediation of the property (case closed), gradient of groundwater flow (away from Project
site), and the absence of monitoring wells outside of the regulatory property's boundaries.
. According to observations made by Avocet during the site investigation, the Project site has
been cordoned off to prevent illegal use. Parking stops have been removed and the asphalt
on the site is broken up and disturbed in some areas. A new sewage lift station was installed
in the southwest corner of the site to replace an earlier station at the same site. The ESA
indicated that the sewer lift station will remain in place after development of the Project site.
January 2006
5.7-2
Hazards and Hazardous Materials
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
.
An ESA indicated the presence of the USNWS railroad easement adjacent to the Project site.
The track and ties have been removed and the entire easement is unpaved. The easement
has been overgrown by weeds and trash/debris is present within the easement.
.
According to the ESA, the USNWS acid waste line was used to route wastewater containing
sulfuric acid and hexavalent chromium to the San Gabriel River. A leak occurred in May 1967
near the Los Alamitos Retention Basin (LARB). When the pipeline was decommissioned in
1997, the Final Closure Report concluded that the LARB was not affected by past spills from
the pipeline.
.
A Removal Site Evaluation (RSE) was conducted for the Department of the Navy in 1995. The
purpose was to evaluate the presence or absence of chemicals of potential concern in facility
structures, process piping, soil, and groundwater. The RSE reported concentrations of
chemicals above the established screening criteria. There was no indication, however, that
waste containing chemicals were released adjacent to or impacted the Seal Beach Boeing
Facility.
.
In 1997 the acid waste line was decommissioned. Soil samples collected in the vicinity
indicated that no detectable levels of chemicals were present within the soil. The pipeline was
four inches in diameter and was constructed of epoxy-line, asbestos concrete.
Phase Illnvestiqation
. Two Phase II investigations were conducted on the Project site and within the surrounding
vicinity. The first Phase II was conducted by England Geosystems in February 2003 and the
second was performed by Avocet in early 2004. The July 23, 2004, Phase I ESA and Phase II
Investigation combined both of these previous Phase II Investigations into their findings. The
England Geosystems Phase II focused on two borings located within Lot 7, and the Avocet
Phase II consisted of three borings within the railroad easement. Soil and groundwater
samples were taken during each investigation.
. According to both England Geosystems' and Avocet's investigations, no elevated
photoionization detector readings (used to determine presence of hydrocarbons in soil) were
recorded for soils within Lot 7 and the railroad ROW.
. Two of the three soil samples collected within the railroad ROW indicated detectable levels of
total petroleum hydrocarbons (TPH) (indicative of heavy oil and asphalt). According to the
Phase II investigation, the concentrations of TPH are considered very low and do not warrant
remediation or additional investigation.
. One of the two samples taken from the Project site contained acetone at a detectable
concentration. Avocet determined that acetone is not likely related to the USNWS acid waste
line. Avocet considered the concentration of acetone to be very low and not of concern with
respect to human health or the environment.
. Both samples of groundwater contained detectable concentrations of volatile organic
compounds (VOCs). The reported concentrations are of a lower magnitude than the
corresponding drinking water maximum contaminant level. None of the VOC concentrations
are of concern with respect to human health or the environment.
January 2006
5.7-3
Hazards and Hazardous Materials
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Conclusions
.
The pH detected in the soils is not indicative of being impacted by acidic waste releases from
the USNWS pipeline. Additionally, none of the elevated levels of metals (molybdenum,
selenium, and thallium) in the soil exceed the total threshold limit concentrations (TTLC) or the
soluble threshold limit concentrations (STLC), indicating that none of the soils would be
considered hazardous. Additionally, the reported metal concentrations are below the reported
concentrations of background concentrations. Additionally, one of the concentrations
(molybdenum) exceeded the background concentrations at the Boeing Facility. The elevated
concentration of molybdenum could be related to the USNWS acid waste line; however,
according to Avocet, the impact of molybdenum on groundwater is negligible.
.
The pH detected in groundwater was neutral, indicating that no releases have occurred that
have impacted groundwater. Additionally, despite the elevated concentrations of metals in the
soil, selenium was the only metal that was reported at a concentration higher than the
maximum contaminant level for drinking water. Avocet reported that it is not clear if the
selenium can be attributed to the USNWS acid waste line. Although reported at elevated
concentrations at the sampling location, within the Project site, detectable concentrations of
selenium were not reported in groundwater samples collected elsewhere in the Seal Beach
Facility.
.
None of the samples taken within the railroad ROW contained detectable concentrations of
asbestos.
According to the ESA and Phase II Investigation, the USNWS acid waste line and the former USNWS
railroad line are the only features of potential environmental concern. The ESA and Phase II
Investigation also reported that irrespective of the source, the VOC or metal concentrations do not
represent a concern for human health or environmental protection and no additional investigations are
recommended.
The National Emission Standards for Hazardous Air Pollutants (NESHAP) mandates that building
owners conduct an asbestos survey to determine the presence of asbestos containing materials
(ACMs) prior to the commencement of any remedial work, including demolition. If the removal of the
pipeline is proposed as part of the proposed Project, it is recommended that the pipeline be sampled as
part of an asbestos survey prior to demolition work. Implementation of the recommended mitigation
measures would reduce impacts associated with the acid waste line and former USNWS railroad line to
a less than significant level.
Refer to Response 5.7(a).
Mitigation Measures:
HAZ3 If the removal of the pipeline is proposed as part of the Project, the pipeline shall be
sampled as part of an asbestos survey prior to demolition work.
HAZ4 Any demolition of the existing pipeline shall comply with State law, which requires a
contractor, where there is asbestos-related work involving 100 square feet or more of
ACMs, to be certified and that certain procedures regarding the removal of asbestos shall
be followed. Additionally, workers shall be notified of the presence of ACMs as required
by California State Law, and an Asbestos Management program shall be implemented to
prevent further damage of the ACMs.
January 2006
5.7-4
Hazards and Hazardous Materials
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Initial Study and Mitigated Negative Declaration
(c)
Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or
waste within one-quarter mile of an existing or proposed school?
No Impact. The Project site is not within one-quarter mile of an existing or planned school. Therefore,
there would be no impacts in this regard.
Mitigation Measures: No mitigation measures are required.
(d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant
to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the
public or the environment?
No Impact. Refer to Response 5.7(b).
Mitigation Measures: No mitigation measures are required.
(e) For a project located within an airport land use plan or, where such a plan has not been
adopted, within two miles of a public airport or public use airport, would the project result in a
safety hazard for people residing or working in the project area?
Less Than Significant Impact. The Los Alamitos Armed Forces Reserve Center (AFRC) with Los
Alamitos Joint Forces Training Base (JFTB) is located immediately north of the City of Seal Beach
corporate limits and is located approximately two miles to the northeast of the Project site. Flight
operations from the Reserve Center generally take off over the City of Seal Beach, resulting in a
potential for aircraft emergency responses, particularly in the case of an aircraft accident. An airport
environs land use plan has been adopted by the Orange County Airport Land Use Commission for the
AFRC and JFTB.1 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.
Mitigation Measures: No mitigation measures are required.
(fJ 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?
Less Than Significant Impact. The proposed Project site is located approximately 850 feet northeast
of a private helicopter facility on the Boeing property. On a typical day there are approximately one to
three helicopter flights between the hours of 7:30 am and 7:00 pm. Helicopter operations have been
conducted as part of the ongoing operational characteristics of the Boeing facility since 1991 and the
approved flight paths are not over the Project site. There have been no accident or safety issues
relative to the operation of this helicopter facility since initiation of operation. Because FAA regulations
and procedures must be followed as a matter of course, no significant impact would be anticipated.
Mitigation Measures: No mitigation measures are required.
1999 Airporl Environs Land Use Plan, Airport Land Use Commission for Orange County, 1999
January 2006
5.7-5
Hazards and Hazardous Materials
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
(g)
Impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
Less Than Significant Impact. The City's Emergency Operation Plan (EOP) was adopted in June of
1996 and details the City's specific responsibilities before, during, and after any emergency. The EOP
is in compliance with the State Emergency Services Plan. It is anticipated that traffic flow would be
temporarily impacted during construction of these proposed improvements. However, Project
compliance with the City Development Code would be required. Impacts associated with the EOP
would be considered as less than significant after compliance with the Development Code.
In addition, the locations of existing public streets that serve the Project site are such that the proposed
Project would not block access to any of those streets. No effect on emergency evacuation or
emergency evacuation plans is anticipated. The Project would be required to comply with all City and
State Building, Fire, and Safety Codes, and Project plans would be reviewed by the City's Public Works
Department and the Orange County Fire Authority. As part of the Project, an emergency evacuation
plan for retail/restaurant uses would be prepared. The plan would be subject to review and approval by
the Fire Authority. Finally, in compliance with the existing regulations, all structures would include
sprinkler systems and other fire safety features. Compliance with existing requirements would ensure
that impacts would be less than significant.
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 have a less than significant impact relative to the
implementation or interfere with emergency response plans.
Mitigation Measures: No mitigation measures are required.
(h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized areas or where residences are intermixed
with wildlands?
No Impact. The proposed Project would introduce ornamental landscaping, which is not anticipated to
create hazardous conditions associated with brush fires. Individuals would not be subject to a high fire
hazard, as the Project site is not in a high fire hazard area nor adjacent to any wildlands, and the
proposed structures would be constructed to meet or exceed current fire codes. No impacts are
anticipated in th is regard.
Mitigation Measures: No mitigation measures are required.
January 2006
5.7-6
Hazards and Hazardous Materials
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Initial Study and Mitigated Negative Declaration
5.8
HYDROLOGY AND WATER QUALITY
Would the project:
a. Violate any water quality standards or waste
discharge requirements?
b. Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-
existing nearby wells would drop to a level which
would not support existing land uses or planned
uses for which permits have been granted)?
c. Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of stream or river, in a manner which
would result in substantial erosion or siltation on-
or off-site?
d. Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or off-
site?
e. Create or contribute runoff which would exceed
the capacity of existing or planned storm water
drainage systems or provide substantial
additional sources of polluted runoff?
f. Otherwise substantially degrade water quality?
g. Place housing within a 100-year flood hazard as
mapped on a Federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
h. Place within a 100-year flood hazard area
structures which would impede or redirect flood
flows?
i. Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or
dam?
j. Inundation by seiche, tsunami, or mudflow?
k. Potentially impact stormwater runoff from
construction activities?
I. Potentially impact stormwater runoff from post-
construction activities?
m. Result in a potential for discharge of stormwater
pollutants from areas of material storage, vehicle
or equipment maintenance (including washing),
waste handling, hazardous materials handling or
storage, delivery areas, loading docks or other
work areas?
n. Result in the potential for discharge of stormwater
to affect the beneficial uses of receiving waters?
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
.I
.I
.I
.I
.I
.I
Less Than
Significant
Impact
.I
.I
No
Impact
.I
.I
.I
.I
.I
.I
January 2006
5.8-1
Hydrology and Water Quality
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Initial Study and Mitigated Negative Declaration
Potentially
Potentially Significant Less Than No
Would the project: Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
o. Create the potential for significant changes in the
flow velocity or volume of stormwater runoff to .I
cause environmental harm?
p. Create significant increase in erosion of the .I
project site or surrounding areas?
(a)
Violate any water quality standards or waste discharge requirements?
Potentially Significant Unless Mitigation Incorporated.
Reaulatorv Framework
Mandated by Congress under the CWA, the National Pollution Discharge Elimination System (NPDES)
Storm Water Program addresses nonagricultural sources of stormwater discharges that adversely
affect the quality of waters of the United States. Construction activities that disturb one or more acres
of land (or less than one acre, if the land is part of a larger common plan of development or sale) are
required to obtain coverage under the General Permit for Discharges of Storm Water Associated with
Construction Activity (General Permit). The General Permit requires the development and
implementation of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP outlines the source
control and/or treatment control (Best Management Practices [BMPsD that would avoid or reduce runoff
pollutants at the construction site to the maximum extent practicable. A copy of the SWPPP must be
available and implemented at the construction site at all times. As part of its compliance with the
NPDES requirements, a Notice of Intent (NOI) would need to be prepared and submitted to the State
Water Resources Control Board (SWRCB) providing notification that a SWPPP has been developed
and the operator intends to comply with the General Permit.
Water Qualitv
Impacts on water quality would range over three different periods: (1) during the earthwork and
construction phase, when the potential for erosion, siltation, and sedimentation would be the greatest;
(2) following construction, prior to the establishment of ground cover, when the erosion potential may
remain relatively high; and (3) following completion of the Project, when impacts related to
sedimentation would decrease markedly, but those associated with urban runoff would increase.
Stormwater quality is generally affected by the length of time since the last rainfall, rainfall intensity,
urban uses of the area, and the quantity of transported sediment. The potential stormwater or urban
runoff pollutants reasonably expected to be associated with the proposed Project include:
. Sediment. Sediment is generally produced by unstabilized (nonplanted) slopes or unlined
channels with high flow velocities.
. Trash and Debris. Trash and debris are generated by urban uses.
. Organic Compounds. These compounds are derived from automotive fluids, pesticides, and
fertilizers.
January 2006
5.8-2
Hydrology and Water Quality
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
.
Nutrients. Nutrients, including nitrogen, phosphorus, and other compounds, can be anticipated
to be generated by or found in organic litter, fertilizers, food waste, sewage, and sediment.
.
Metals. Potential sources of trace metals (copper, lead, cadmium, chromium, nickel, and zinc)
include motor vehicles, reroofing, hardscape and other construction materials, and chemicals.
.
Bacteria and Viruses. Anticipated sources include animal excrement (found in areas where
pets are often walked), sanitary sewer overflow, and handling areas for trash containers.
.
Oil and Grease. Potential sources of oil and grease are motor vehicles.
Proiect Impacts
Shorl- Term Impacts
Short-term water quality impacts could occur during the construction phase of the proposed Project.
The Project site would be graded in preparation for construction of the proposed Project. This could
expose loose soil to potential wind and water erosion. If not controlled, the transport of these materials
to local waterways would temporarily increase suspended sediment concentrations and release
pollutants attached to sediment particles into local waterways.
Because the proposed Project site is one acre or more of land, coverage under the General Permit
would be required. This General Permit would require the preparation of an SWPPP prior to
construction of the proposed Project. The SWPPP would identify sources of sediments and pollutants
that would affect stormwater quality, designate use of appropriate BMPs at the Project site, and
implement stormwater pollution prevention measures that would reduce water pollution associated with
construction activities. There are many BMPs available for achieving the best possible water quality.
Common BMPs include both structural and nonstructural controls. Increased surface water runoff and
storm drainage discharge associated with construction activities would be a less than significant impact
with implementation of the required mitigation measures.
Long-Termlrnpacts
Implementation of the proposed Project consists of development of a hotel, restaurant and commercial
uses. A Water Quality Management Plan (WQMP) has not been prepared for the proposed Project, but
would be required to ensure compliance with the City's requirements requiring the preparation of a
WQMP and coverage under the NPDES General Permit. The WQMP prepared for the proposed
Project will need to identify BMPs that would be used on-site to control predictable pollutant runoff, and
at a minimum, the measures specified in the Countywide WQMP and NPDES Drainage Area
Management Plan (DAMP), the assignment of long-term maintenance responsibilities (specifying the
developer, parcel owner, maintenance association, lessee, etc.), and the locations(s) of all structural
BMPs.
Implementation of the required mitigation measures would ensure that potentially significant impacts
are reduced to less than significant levels in this regard.
Mitigation Measures:
HYD1 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 one
January 2006
5.8-3
Hydrology and Water Quality
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Initial Study and Mitigated Negative Declaration
acre 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
requirement 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 of reduce pollutant discharge (pursuant to
definitions and direction).
HYD2 Prior to the issuance of the first grading or building permits, a comprehensive Water
Quality Management Plan (WQMP) shall be prepared by a registered civil engineer or a
registered professional hydrologist to protect water resources from impacts due to urban
contaminants in surface water runoff. The WQMP shall be prepared in coordination with
the Regional Water Quality Control Board, Orange County, the City of Seal Beach, and
the California Coastal Commission to insure compliance with applicable National Pollutant
Discharge Elimination System (NPDES) permit requirements. The WQMP shall include a
combination of structural and non-structural Best Management Practices (BMPs) as
outlined in the Countywide NPDES Drainage Area Management Plan. Project applicant
shall reimburse City costs of independent third-party review of said Water Quality
Management Plan.
HYD3 The project is required to meet Storm Water Management regulations. The applicant
shall file for a NPDES permit with the Regional Water Quality Control Board and abide by
the conditions of the permit as issued. A copy pf 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:
. The project shall provide appropriate sediment traps in open channels and energy
dissipaters in stormwater conduits and storm drain outlets.
. Surplus or waste materials from construction shall not be placed in drainage ways or
within the 1 DO-year floodplain surface waters.
. 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 waters of the State.
. 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.
. Stabilizing agents such as straw, wood chips, and/or a hydroseeding shall be used
during the interim period after grading in order to strengthen exposed soil while
ground cover takes hold.
. Revegetated areas shall be continually maintained to ensure adequate growth and
root development.
January 2006
5.8-4
Hydrology and Water Quality
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Initial Study and Mitigated Negative Declaration
(b)
Substantially deplete groundwater supplies or interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-existing nearby wells would drop to a level which
would not support existing land uses or planned uses for which permits have been granted)?
Less Than Significant Impact. The City of Seal Beach and the Project site are located over the
Central Basin of the Los Angeles Coastal Basin in the area described as the Orange County
Groundwater Basin. The water bearing formations of recent alluvium, the Lynwood aquifer, and the
Silverado aquifer have been identified below the Project site. According to the Orange County Water
District, local water purveyors from the cities of Seal Beach, Westminster, and Huntington Beach rely
on groundwater for more than 70 percent of their total water needs. The shallow groundwater
underlying the Project site is characteristically salty and is not suitable for beneficial (potable) water
use.
Below this shallow groundwater, the Orange County Groundwater Basin is recharged by surface water
by downward percolation of water from major streams, by direct percolation of precipitation and
irrigation water, and by percolation of water diverted to spreading basins. Over time the areawide
pattern of urban development has greatly reduced the amount of water allowed to percolate back into
the ground and groundwater basin. Widespread pavement, numerous structures, extensive sewer and
storm drain systems, and paving of the natural rivers into flood control channels have all contributed to
the reduction in groundwater recharge through percolation. There are, however, no groundwater
recharge areas located on the Project site. Groundwater aquifers in this area are brackish and saline
in nature due to seawater intrusion. Additionally, the Project site is currently paved, therefore
impervious, and does not interfere with groundwater recharge. Therefore, Project impacts would be
less than significant.
Mitigation Measures: No mitigation measures are required.
(c) Substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of stream or river, in a manner which would result in substantial erosion
or siltation on- or off-site?
Potentially Significant Unless Mitigation Incorporated. The proposed site development includes the
construction of internal streets with storm drain collection systems. The storm drain systems would
collect street runoff through a series of sump and catch basins and would drain to the proposed water
quality/retention basins. The water quality and flood control basins would be located adjacent to the
Los Alamitos Retarding Basin (LARB). In addition, development on-site would be subject to the
requirements of the SCAQMD for erosion control, grading, and soil remediation, as recommended in
Mitigation Measures GE02 and GE03. Any modifications to the site would be required to incorporate
water quality treatment features into the design phase, thereby improving stormwater quality from the
existing condition. In addition, there are no streams, rivers, or waterways that traverse the project site.
As a result, impacts would be at a less than significant level.
Mitigation Measures:
HYD4 Standing water and drainage problems shall be corrected as part of the proposed Project
development. 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.
January 2006
5.8-5
Hydrology and Water Quality
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Initial Study and Mitigated Negative Declaration
Also refer to Mitigation Measure HYD1.
(d) Substantially alter the existing drainage pattern of the site or area, including through the
alteration of the course of a stream or river, or substantially increase the rate or amount of
surface runoff in a manner which would result in flooding on- or off-site?
No Impact. Drainage from the proposed Project would utilize storm drain collection systems that would
collect runoff through a series of sump and catch basins and would eventually drain to the water quality
and flood control basins adjacent to the LARB. The flood control basins and retarding basin would
ensure that the proposed Project would not affect watercourses or substantially increase the rate or
amount of surface runoff to create flooding impacts. Additionally, the Project site is already developed
with impervious surfaces; therefore, no increase in runoff would occur.
Mitigation Measures: No mitigation measures are required.
(e) Create or contribute runoff which would exceed the capacity of existing or planned storm water
drainage systems or provide substantial additional sources of polluted runoff?
Potentially Significant Unless Mitigation Incorporated. The proposed Project would not increase
the amount of stormwater contributed to the existing stormwater drainage system. Also refer to
Responses 5.8(a), 5.8(c), and 5.8(d).
Mitigation Measures: Refer to Mitigation Measures HYD1 through HYD4. No additional mitigation
measures are required.
(fJ Otherwise substantially degrade water quality?
Potentially Significant Unless Mitigation Incorporated. Refer to Responses 5.8(a) and 5.8(c).
Mitigation Measures: Refer to Mitigation Measures HYD1 through HYD4. No additional mitigation
measures are required.
(g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or other flood hazard delineation map?
No Impact. The Project site is not located within a 1 DO-year flood hazard area as mapped on the
Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM), revised February
18, 2004. According to the map, the Project site occurs in an area determined to be outside the 0.20/0
annual chance floodplain. Because the Project site is not located within a 1 DO-year flood hazard area
and housing is not proposed, there would be no impacts in this regard.
Mitigation Measures: No mitigation measures are required.
(h) Place within a 100-year flood hazard area structures which would impede or redirect flood
flows?
No Impact. As previously stated in Response 5.8(g), the Project site is not located within a 1 DO-year
flood hazard area. Therefore, there would be no impacts in this regard.
Mitigation Measures: No mitigation measures are required.
January 2006
5.8-6
Hydrology and Water Quality
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Initial Study and Mitigated Negative Declaration
(i)
Expose people or structures to a significant risk of loss, injury or death involving flooding,
including flooding as a result of the failure of a levee or dam?
Potentially Significant Impact Unless Mitigation Incorporated. As identified in the Boeing Specific
Plan Final EIR, standing water and drainage problems do occur at the frontage of Planning Area 4 on
Seal Beach Boulevard. Adopted Mitigation Measure 5.9-2a of the Boeing Specific Plan Final EIR
requires this situation to be corrected as part of the proposed development for Planning Area 4, the
Project site. The existing flat longitudinal grades, combined with the flow-disturbance caused by the
wide driveways, result in runoff ponding in the vicinity of the adjacent driveways. Notwithstanding, the
Project site is not subject to flooding as a result of levee or dam failure. As previously stated in
Response 5.8(g), the Project site is not located within a 1 DO-year flood hazard area.
Mitigation Measures: Refer to Mitigation Measure HYD4.
0) Inundation by seiche, tsunami, or mudflow?
No Impact. No significant water features have been identified in the Project area. 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.
Thus, the Project site is not anticipated to experience any impacts in this regard.
Mitigation Measures: No mitigation measures are required.
(k) Potentially impact storm water runoff from construction activities?
Potentially Significant Impact Unless Mitigation Incorporated. Construction controls are separated
from typical water quality management programming because the measures are temporary and specific
to the type of construction. The discharge of materials other than stormwater from a particular site is
prohibited. Pollutants of concern, as they relate to land development projects, would include silt and
sediment, oil and grease, floatable trash, nutrients (such as fertilizers), heavy metals, pathogens (such
as coliform bacteria), and other substances. These are referred to as "controlled pollutants," and their
discharge into waters of the United States, including the LARB, are prohibited.
On January 18, 2002, the Santa Ana RWQCB adopted the Orange County Municipal NPDES Storm
Water Permit for the northern portion of Orange County (San Diego RWQCB jurisdiction covers the
remaining portion of Orange County). The new permit updates water quality standards for new
development, and these standards have been incorporated and applied to this project. Treatment of
stormwater runoff according to volume-based calculations, or flow-rate based calculations, is not a
requirement for new development. However, meeting the stormwater discharge requirements may
require some form of treatment controls to be employed in new development projects, on the basis of
requiring Best Available Technology (BAT) and Best Conventional Technology (BCT).
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 five acres to file for a National Pollution Discharge Elimination
System (NPDES) Permit and abide by its conditions. The purpose of the NPDES Permit is to ensure
the project will eliminate/reduce construction-borne sediments and pollutants in stormwater runoff.
Construction sediment erosion can be adequately controlled through the application of standard
construction Best Management Practices (BMPs).
January 2006
5.8-7
Hydrology and Water Quality
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Initial Study and Mitigated Negative Declaration
During planned construction activities on site, a number of BMPs are proposed to be employed to
control the discharge of sediment in stormwater runoff, the primary pollutant of concern to be managed
during construction. BMP selection would be guided by the California Storm Water Best Management
Practice Handbooks for Construction Activity and the ASCE Urban Runoff Quality Management, WEF
Manual of Practice No. 23 and 87. 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.
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 to occur. An outlet pipe is set at the top of the ponded water for discharge of
clean stormwater. 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 with 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" stormwater 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 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. Also refer to Responses 5.8(a), 5.8(c), and 5.8(d).
Mitigation Measures. Refer to Mitigation Measures HYD1 through HYD3. No additional mitigation
would be required.
(I) Potentially impact storm water runoff from post-construction activities?
Less Than Significant Impact. The proposed Project would not increase the amount of stormwater
contributed to the existing stormwater runoff once construction activities have been completed. Also
refer to Responses 5.8(c) and 5.8(d).
Mitigation Measures. No mitigation would be required.
(m) Result in a potential for discharge of stormwater pollutants from areas of material storage,
vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste
handling, hazardous materials handling or storage, delivery areas, loading docks or other
outdoor work areas?
January 2006
5.8-8
Hydrology and Water Quality
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Initial Study and Mitigated Negative Declaration
No Impact. The proposed Project consists of hotel, retail, and restaurant uses. There would be no
instances of material storage, equipment fueling or maintenance, waste handling, hazardous materials
storage, delivery areas, loading dock, or other work areas. Therefore, there would be no impact in this
regard.
Mitigation Measures. No mitigation would be required.
(n) Result in the potential for discharge of stormwater to affect the beneficial uses of receiving
waters?
No Impact. The proposed Project would not affect the beneficial uses of receiving waters. Also refer
to Responses 5.8(a), 5.8(c), 5.8(e), and 5.8(k).
Mitigation Measures. No mitigation would be required.
(0) Create the potential for significant changes in the flow velocity or volume of storm water runoff
to cause environmental harm?
No Impact. The Project proposes to develop an already paved parking lot. Therefore, no significant
changes in flow velocity or volume of stormwater runoff would be anticipated. Additionally, the
proposed site development includes construction of internal streets with storm drain collection systems.
Refer to Response 5.8(c).
Mitigation Measures. No mitigation would be required.
(p) Create significant increases in erosion of the project site or surrounding areas?
No Impact. The proposed Project would not create significant increases in erosion of the project site or
surrounding areas. Therefore there would be no impact in this regard.
Mitigation Measures. No mitigation would be required.
January 2006
5.8-9
Hydrology and Water Quality
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Initial Study and Mitigated Negative Declaration
5.9
LAND USE AND PLANNING
Would the project:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Physically divide an established community?
b. Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general plan, specific plan, local
coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect?
c. Conflict with any applicable habitat conservation
plan or natural community conservation plan?
.I
.I
.I
(a) Physically divide an established community?
No Impact. The Project site is surrounded by development and represents an infill development that
would not divide an established community. In addition, the Project site is located within Planning Area
4 of the Boeing Specific Plan, which permits hotel and commercial uses. The proposed hotel and
retail/restaurant uses are compatible with the surrounding business park and commercial uses. Thus,
implementation of the proposed Project would not divide an established community.
Mitigation Measures: No mitigation measures are required.
(b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction
over the project (including, but not limited to the general plan, specific plan, local coastal
program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an
environmental effect?
Less Than Significant Impact.
City of Seal Beach General Plan 1
Pursuant to the Boeing Specific Plan, the Land Use Element of the City of Seal Beach's General Plan
was amended to add the Boeing Project to the list of properties identified for Specific and Precise Plan.
Consequently, the Project site is designated as Specific and Precise Plan, described as a business
park, which expressly permits hotel and commercial uses. The following goal/objective of the Land Use
Element is applicable to the proposed Project:
Boeing Specific Plan: Allow business park uses that provide point of sale opportunities, and
provide for a commercial planning area allowing for hotel and retail land uses.
City of Seal Beach General Plan, Land Use Element, December 2003.
January 2006
5.9-1
Land Use and Planning
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Initial Study and Mitigated Negative Declaration
The proposed Project is consistent with the goals and objectives of the General Plan and Boeing
Specific Plan. The proposed Project provides for development of hotel and commercial uses within the
framework of the existing Boeing Specific Plan planning areas and the Boeing Space and
Communications Group headquarters operations.
Boeina Specific Plan
The Boeing Specific Plan allows for a business park planning concept that will assure compatibility,
preserve the general health, safety and welfare of the community, and create a cohesive, quality design
for the project.
The Project site is identified as Planning Area 4 (PA-4) in the land use plan of the Boeing Specific Plan.
According to the Boeing Specific Plan, PA-4 is approximately 5 acres and consists primarily of a
(unused) parking lot at the eastern end of the property, between Westminster Avenue and Seal Beach
Boulevard. This area would be developed with hotel and/or commercial uses, allowing for up to 120
hotel rooms and 32,500 square feet of new commercial building floor area. Light industrial business
park uses are also permitted in PA-4, if market or other factors determine that hotel/commercial uses
are not feasible for this site.
Implementation of the proposed Project would require amendments to the Boeing Specific Plan
regarding building height and also building setback distances from Seal Beach Boulevard. Currently,
the Boeing Specific Plan allows for a maximum building height of 40 feet. The proposed Project,
specifically the hotel, would require the height limit be extended to a maximum of 55 feet.
Implementation of the proposed Project would also require amendments to the Boeing Specific Plan
regarding building setback distance on Seal Beach Boulevard from 35 feet to a minimum of 20 feet.
Section 6.5 (Specific Plan Amendments) of the Boeing Specific Plan describes the procedure for
amendments in accordance with Government Code Section 65453 and Article 29.5 of Chapter 28 of the
Seal Beach Municipal Code. Prior to approving any amendments to the Boeing Specific Plan, the City
Council would need to make the following findings:
. The amendment is compatible with the purpose, intent, spirit and goals of the Boeing Specific
Plan. The proposed Project would be consistent with the uses specified for Planning Area 4
and would result in a lower density of development than proposed in the Boeing Specific Plan.
Therefore, despite the height increase, the proposed Project would not result in a higher
density than assumed in the Boeing Specific Plan.
. The amendment is consistent with the City of Seal Beach General Plan. As discussed above,
the proposed Project is consistent with the City of Seal Beach General Plan, by developing
hotel, retail, and restaurant uses within Planning Area 4 of the Boeing Specific Plan.
. The amendment is compatible with adjacent land uses. The hotel, retail, and restaurant uses
are compatible with the commercial uses to the north and east and would provide services for
the business park uses to the west and the residences to the north.
Table 5.9-1 (Boeing Specific Plan and Proposed Project Comparison) illustrates the project criteria
outlined in the Boeing Specific Plan and that of the proposed Project. As indicated in Table 5.9-1, the
proposed Project is consistent with the development standards in the Boeing Specific Plan (except for
the hotel heig ht).
January 2006
5.9-2
Land Use and Planning
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Initial Study and Mitigated Negative Declaration
Table 5.9-1
Boeing Specific Plan and Proposed Project Comparison
Project Criteria Specific Plan Proposed Project
Maximum No. of Hotel Rooms: 120 110
Maximum Commercial Area (sq. ft.): 32,500 19,273
Minimum Lot Size (sq. ft.): 7,000 195, 1 06
Maximum Building Height (sq. ft.): 40 55
Maximum Floor Area Ratio (FAR): 0.65 0.43
Minimum Setback from Westminster Ave. (ft): 35 ft 35 ft
Minimum Setback from Seal Beach Blvd. (ft): 35 ft 20 ft
Parking:
Hotel: 1 per room 1 per room (109 stalls)
Retail: 1 per 300 s. f. 1 per 300 s. f.
Restaurant: 10 per 1,000 sJ 10 per 1,000 sJ
City of Seal Beach Zonina Desianation
The Comprehensive Zoning Ordinance (Chapter 28) of the City of Seal Beach Municipal Code offers a
precise land-use plan for the City to "serve the public health, safety and general welfare and to provide
the economic and social advantages resulting from an orderly planned use of land resources." The
Project area is currently zoned Specific Plan Regulation Zone (SPR Zone) pursuant to the Boeing
Specific Plan. The Boeing Specific Plan establishes development regulations and design guidelines,
and allows for office, commercial, hotel, and other land uses. Consequently, the proposed Project does
not conflict with the City of Seal Beach's zoning designation and impacts would be less than significant.
California Coastal Act
The California Coastal Act of 1976 (California Public Resources Code 9 30000 et seq.) sets state
policies for the conservation and development of California's coastline, addressing public access,
coastal recreation, the marine environment, coastal land resources, and coastal development. Under
provisions of the Act, each local government along the coast is to develop a Local Coastal Program
(LCP) consistent with these policies. An LCP consists of a land use plan (LUP), zoning documents and
other implementing actions. The Coastal Commission exercises regulatory authority over development
within the Coastal Zone (CZ) until the local LCP is approved (i.e., certified), at which time primary land
use authority reverts to the local level.
A Local Coastal Program is defined by Coastal Act Section 30108.6 as follows:
"Local Coastal Program" means a local government's (a) Land Use Plans, (b) zoning
ordinances, c) zoning district maps, and (d) within sensitive coastal resources areas, other
implementing actions, which, when taken together, meet the requirements of, and
implement the provisions and policies of, this division at the local level.
The Coastal Commission conditionally approved the City's Draft Coastal LUP; however, it was not
certified. As a result, the Project would be subject to compliance with the Coastal Act Section 30600(c),
which requires that a coastal development permit be obtained from the Commission. As detailed in the
Boeing Specific Plan EIR, the proposed Project is considered consistent with applicable policies and
January 2006
5.9-3
Land Use and Planning
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Initial Study and Mitigated Negative Declaration
standards of Chapter 3 of the Coastal Act (Coastal Resources Planning and Management Policies) and
a less than significant impact would occur in this regard.
Mitigation Measures: No mitigation measures are required.
(c) Conflict with any applicable habitat conservation plan or natural community conservation plan?
No Impact. The Project site is not located in a habitat conservation plan area or natural community
conservation plan area. Therefore, there would be no impacts in this regard.
Mitigation Measures: No mitigation measures are required.
January 2006
5.9-4
Land Use and Planning
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Initial Study and Mitigated Negative Declaration
5.10
MINERAL RESOURCES
Potentially
Potentially Significant Less Than No
Would the project: Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
a. Result in the loss of availability of a known
mineral resource that would be of value to .I
the region and the residents of the state?
b. Result in the loss of availability of a locally-
important mineral resource recovery site .I
delineated on a local general plan, specific
plan or other land use plan?
(a)
Result in the loss of availability of a known mineral resource that would be of value to the region
and the residents of the state?
No Impact. The Boeing Specific Plan EIR does not identify any known mineral resources within the
City of Seal Beach.1 Therefore, there would be no impacts in this regard.
Mitigation Measures: No mitigation measures are required.
(b) Result in the loss of availability of a locally-important mineral resource recovery site delineated
on a local general plan, specific plan or other land use plan?
No Impact. Refer to Response 5.1 O(a).
Mitigation Measures: No mitigation measures are required.
RBF Consulting, Final Environmental Impact Reporl for the Boeing Specific Plan Project, April 2003 (Appendix A).
January 2006
5.10-1
Mineral Resources
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Initial Study and Mitigated Negative Declaration
5.11
NOISE
Would the project:
Potentially
Potentially Significant Less Than No
Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
.I
.I
.I
.I
a. Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?
b. Exposure of persons to or generation of
excessive groundborne vibration or
groundborne noise levels?
c. A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d. A substantial temporary or periodic increase in
ambient noise levels in the project vicinity
above levels existing without the project?
e. For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project expose
people residing or working in the project area to
excessive noise levels?
f. For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels?
.I
.I
(a) Exposure of persons to or generation of noise levels in excess of standards established in the
local general plan or noise ordinance, or applicable standards of other agencies?
Potentially Significant Unless Mitigation Incorporated.
Noise Standards
The State of California Office of Noise Control has established guidelines for acceptable community
noise levels. As shown in Table 5.11-1 (California Land Use Compatibility Noise Guidelines) the State
Office of Noise Control defines an outdoor level of 60 dBA CNEL or less as being "normally acceptable"
for residential uses. A 60 dBA CNEL is generally considered to be an appropriate exterior level near
roadways where outdoor use is a major consideration, such as in backyards, recreation areas in
residential projects, and many park areas. A second intent of the 60 dBA CNEL standard is to provide,
either through design, location, or insulation, for interior noise levels no greater than 45 dBA CNEL,
which is generally accepted as the maximum acceptable noise level for most indoor residential
activities.
January 2006
5.11-1
Noise
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Initial Study and Mitigated Negative Declaration
Table 5.11-1
California Land Use Compatibility Noise Guidelines
Community Noise Exposure (Ldn or CNEL, dBA)
Land Use Category Normally Conditionally Normally Clearly
Acceptable Acceptable Unacceptable Unacceptable
Residential- Low Density, Single-Family, Duplex, Mobile Home 50-60 55-70 70-75 75-85
Residential - Multi-family 50-65 60-70 70-75 70-85
Transient Lodging - Motels, Hotels 50-65 60-70 70-80 80-85
Schools, Churches, Libraries, Hospitals, Nursing Homes 50-70 60-70 70-80 80-85
Amphitheaters, Auditoriums, Concert Halls, Meeting Halls NA 50-70 NA 65-85
Sports Arenas, Outdoor Spectator Sports NA 50-75 NA 70-85
Playgrounds, Neighborhood Parks 50-70 NA 67.5-75 72.5-85
Golf Courses, Riding Stables, Water Recreation, Cemeteries 50-70 NA 70-80 80-85
Office Buildings, Business, Commercial, and Professional 50-70 67.5-77.5 75-85 NA
Industrial, Manufacturing Utilities, Agriculture 50-75 70-80 75-85 NA
Notes:
Normally Acceptable - Specific land use is satisfactory, based on the assumption that any building is of normal conventional construction, without any special
noise insulation requirements.
Conditionally Acceptable - New construction or development should be undertaken only after a detailed analysis of noise reduction requirements is made and
needed noise insulation features included in design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning, will
normally suffice.
Normally Unacceptable - New construction or development should generally be discouraged. If new construction or development does proceed, a detailed
analysis of noise reduction requirements must be made and needed noise insulation features must be included in the design.
Clearly Unacceptable - New construction or development should generally not be undertaken.
Source: Office of Noise Control, California Department of Health
Often communities will implement noise ordinances or standards to mitigate the effects of noise on the
citizens. The criteria are designed to control unnecessary, excessive, and annoying sounds from
stationary sources at the private property line such as generators, air conditioning equipments, and
other mechanical equipment. These standards include maximum permissible noise levels for noise
sources not operating on a public right-of-way. The Federal government specifically pre-empts local
control of noise emissions from aircraft, railroads, and interstate highways. However, local agencies
may regulate noise levels of most other sources, may provide standards for insulation of noise
receivers (either within the structure or by placement of noise barriers such as walls), and, through land
use decisions, may reduce noise impacts by separating noise generators from noise-sensitive uses.
Chapter 7 .15 (Noise) of the City of Seal Beach Municipal Code pertains to the regulation of excessive
noise. Section 7.15.015 (Exterior Noise Standards) of the Municipal Code establishes noise levels that
may not be exceeded based upon the nature of the receiving land use and the time of day that the
noise occurs; refer to Table 5.11-2 (City of Seal Beach Noise Standards).
January 2006
5.11-2
Noise
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Initial Study and Mitigated Negative Declaration
Table 5.11-2
City of Seal Beach Noise Standards
Noise Zone Noise level Time period
1 55 dBA 7:00 a.m. - 10:00 p.m.
50 dBA 10:00 p.m. - 7:00 a.m.
2 65 dBA Anytime
3 70 dBA Anytime
dBA = A-weighted decibel(s).
Notes:
Zone 1 - All residential properties
Zone 2 - All commercial properties
Zone 3 - All industrial, manufacturing, or oil properties
Source: City of Seal Beach Municipal Code, Chapter 7.15, Noise.
Exterior noise should be measured on the exterior of any residential property, and no noise level should
exceed the noise levels as indicated in Table 5.11-3 (City of Seal Beach Noise Levels and Duration) for
the periods specified.
Table 5.11-3
City of Seal Beach Noise levels and Duration
Noise level Exceeded Maximum Allowed Duration Period
Noise standard for a cumulative period 30 minutes in anyone hour
5 dBA above Noise Standard 15 minutes in anyone hour
10 dBA above Noise Standard 5 minutes in anyone hour
15 dBA above Noise Standard 1 minute in anyone hour
20 dBA above Noise Standard Not permitted
dBA = A-weighted decibel(s).
Source: City of Seal Beach Municipal Code, Chapter 7.15, Noise.
Section 7.15.015(c) also states the following:
In the event the ambient noise level exceeds any of the first 4 noise limit categories in
paragraph B (reproduced as Table 5.11-3 in this Initial Study), the cumulative period
applicable to such category shall be increased to reflect that ambient level. In the
event the ambient noise level exceeds the fifth noise limit category, the maximum
allowable noise level under such category shall be increased to reflect the maximum
ambient noise level.
The following sources are exempt from the noise level provisions stated above (Section 7.15.025
[Exemptions]) :
. Activities conducted on the grounds of a nursery, elementary, intermediate, or secondary
school or college;
. Activities conducted pursuant to a special event permit issued by the city;
. Activities conducted at a publicly owned park or playground;
January 2006
5. 11-3
Noise
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Initial Study and Mitigated Negative Declaration
.
Any mechanical device, apparatus or equipment used, related to or in connection with
emergency machinery, vehicle, or work;
.
Noise sources associated with construction, repair, remodeling, or grading of real property
performed in the following periods: (i) 7:00 a.m. and 8:00 p.m. on weekdays, (ii) between 8:00
a.m. and 8:00 p.m. on Saturday, or (iii) between 9:00 a.m. and 8:00 p.m. on a Sunday or a
holiday;
.
Noise sources associated with the maintenance of any real property performed in the following
periods: (i) 7:00 a.m. and 8:00 p.m. on weekdays, (ii) between 8:00 a.m. and 8:00 p.m. on
Saturday, or (iii) between 9:00 a.m. and 8:00 p.m. on a Sunday or a holiday; and
.
Activities for which local noise regulations are preempted by Federal or State law.
Existina Noise Environment
Field Measurements
In order to quantify existing ambient noise levels in the project area, noise measurements were
conducted by RBF Consulting in August 2005. The noise measurement sites were representative of
typical existing noise exposure within and immediately adjacent to the Project site. Noise
measurements were taken in four locations; refer to Table 5.11-4 (Noise Measurements [Based on
Field Measurements]). The first measurement, which was taken within Leisure World property with a
24-hour measurement interval, resulted in 72.1 dBA. The subsequent three noise measurements were
taken along the perimeter of the Project site at 10-minute intervals. Noise measurements taken on the
northeast edge of the Project site, adjacent to Del Taco, measured an ambient noise level of 66.8 dBA.
Noise measurements taken along Seal Beach Boulevard measured an ambient noise level of 71.4 dBA.
Noise measurements taken along Westminster Boulevard measured an ambient noise level of 71.5
dBA.
Noise monitoring equipment used for the ambient noise survey consisted of a Larson Davis
Laboratories Model LDL 820 sound level analyzer equipped with a Bruel & Kjaer (B&K) Type 4176 ~"
microphone. The instrumentation was calibrated prior to use with a B&K Type 4230 acoustical
calibrator to ensure the accuracy of the measurements, and complies with applicable requirements of
the American National Standards Institute (ANSI) for Type I (precision) sound level meters.
Table 5.11-4
Noise Measurements
(Based on Field Measurements)
Site Location CNEL Time Comments
(dBA)
24 hour
1 On Leisure World Property, along Westminster Boulevard 72.1 12:00 noon to 12 noon measurement
2 Project Site, along northeast edge, facing Del Taco 66.8 12:50 pm - 1:00 pm -
3 Project Site, along Seal Beach Boulevard 71.4 1 : 1 0 pm - 1 : 20 pm -
4 Project Site, along Westminster Boulevard 71.5 1:30 pm -1:40 pm -
dBA = A-weighted decibel.
Source: Noise Monitoring Survey conducted by RBF Consulting, July 28,2005.
January 2006
5. 11-4
Noise
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Initial Study and Mitigated Negative Declaration
Computer Modeling
The existing and future roadway noise levels within the vicinity of the proposed Project were projected
using the Federal Highway Administration's Highway Noise Prediction Model (FHWA RD-77-108)
together with several roadway and site parameters. These parameters determine the projected impact
of vehicular traffic noise and include the roadway cross-section (e.g., number of lanes), the roadway
width, the average daily traffic (ADT), the vehicle travel speed, the percentages of auto and truck traffic,
the roadway grade, the angle-of-view, the site conditions ("hard" or "soft"), and the percent of total ADT
which flows each hour throughout a 24-hour period. The model does not account for ambient noise
levels (i.e., noise from adjacent land uses) or topographical differences between the roadway and
adjacent land uses. Noise projections are based on modeled vehicular traffic as derived from the
Project Traffic Study.
A 40 to 55 mile per hour (mph) average vehicle speed was assumed for existing conditions (varies
depending on roadway) based on empirical observations and posted maximum speeds along the
adjacent roadways. ADT estimates were obtained from the Project Traffic Study; refer to Appendix B
(Traffic Impact Analysis).
Existing Traffic Noise Levels
Mobile noise levels were modeled utilizing the Boeing Retail and Hotel Site Traffic Impact Analysis
prepared by Austin-Foust Associates, Inc. (September 2005); refer to Appendix B (Traffic Impact
Analysis). Table 5.11-5 (Existing Traffic Noise Contour Levels) indicates the location of the 60-, 65-,
and 70-CNEL noise contours associated with vehicular traffic along local roadways. Vehicular noise
along Westminster Avenue and Seal Beach Boulevard (along the Project boundary) were modeled to
estimate existing noise levels from mobile traffic; refer to Appendix C (Noise Modeling Data).
Table 5.11-5
Existing Traffic Noise Contour levels
dBA@ 100 Feet Distance (feet) from Roadway Centerline to:
Roadway Segment ADT from Roadway 60-CNEL 65-CNEL 70-CNEL
Centerline Contou r Contou r Contou r
Westminster Avenue 23,770 66.9 557 176 56
Seal Beach Boulevard 21,210 68.6 855 271 86
ADT = average daily traffic; dBA = A-weighted decibel(s); CNEL = community noise equivalent level.
Source: Traffic data were obtained from the Traffic Impact Analysis, prepared by Austin-Foust, September 2005.
Sianificance of Chanaes in Ambient Noise Levels
Changes of 5 dBA or greater may be noticed by some individuals and, therefore, may be considered an
environmental impact, since under these conditions sporadic complaints may occur. Changes in
community noise levels of less than 3 dBA are normally not noticeable and are therefore considered
less than significant.1 Based on this information, the following thresholds have been utilized for noise
impacts in this analysis:
. An increase of 5 dBA or greater in noise levels occurring from Project-related traffic would be
significant when the No Project noise level is below 65 dBA CNEL. Additionally, an increase
of three dBA or greater in noise levels occurring from Project-related traffic would be
significant when the No Project noise level is above 65 dBA CNEL.
Bolt, Beranek and Newman, Fundamentals and Abatement of Highway Traffic Noise, 1973.
January 2006
5. 11-5
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Initial Study and Mitigated Negative Declaration
.
Stationary noise associated with the operation of any facility with in the Project Area is
considered significant if it would create, maintain, cause, or allow the sound level, when
measured on any other property, to exceed the allowable exterior sound level of 55 dBA
between the hours of 7:00 a.m. and 10:00 p.m. or 50 dBA between the hours of 10:00 p.m.
and 7:00 a.m. of a residential property, pursuant to the City of Seal Beach's Noise Ordinance;
refer to Table 5.11-2.
Short-Term (Construction) Noise Impacts
Construction activities generally are temporary and have a short 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 earth moving and soils compaction. High groundborne noise levels and other
miscellaneous noise levels can be created during this phase by the operation of heavy-duty trucks,
backhoes, and front-end loaders.
In addition to construction noise from the Project site, increased noise would occur along access routes
to the Project site due to movement of equipment and workers. The primary heavy construction
equipment and vehicles are expected to be moved on-site during the initial construction period and
would have a less than significant short-term noise impact effect on nearby roadways. Daily
transportation of construction workers is not expected to cause a significant effect, since this traffic
would not be a substantial percentage of current daily volumes in the area and would not be anticipated
to increase traffic noise levels by more than 1 dBA, which is not perceptible to the human ear.
A reasonable worst-case assumption is that the three loudest pieces of equipment would operate
simultaneously within a focused area and continuously over at least one hour. The combined sound
level of three of the loudest pieces of equipment (scraper, heavy truck, and a bulldozer) is 96.8 dBA
when measured at 50 feet from the noise source. Table 5.11-6 (Estimated Construction Noise in the
Project Area) (which assumes this combined source level) summarizes predicted noise levels at various
distances from an active construction site. These estimations of noise levels take into account distance
attenuation, attenuation from molecular absorption, and anomalous excess attenuation.2 Construction
noise would be most noticeable during the initial months of site-intensive grading. The primary sources
of acoustical disturbance would be random incidents, which would last less than one minute, such as
dropping large pieces of equipment or the hydraulic movement of machinery lifts.
Noise sensitive receptors in proximity to the construction site, which include the Leisure World
community, would experience noise levels resulting from construction activities. Leisure World is
located along the northern border of the Project site, across Westminster Avenue, and is partially
attenuated from the Project site by a five-foot block wall along Westminster Avenue and Seal Beach
Boulevard. The residential units within Leisure World are typically one-story structures, and are
situated so that the side and rear yards face the perimeter walls. With the perimeter walls and
surrounding vegetation, noise levels above existing ambient noise levels (66.8 dBA; refer to the Existing
Noise Environment discussion above) are not expected to intrude past the first row of residential units
adjacent to the walls in which residences within Leisure World are approximately 155 feet from the
Project site. It should also be noted that as part of the Boeing Specific Plan EIR adoption approvals,
Boeing agreed to a window replacement program for residential units within Leisure World that were
adjacent to Westminster Avenue. The Project applicant is proposing to offer a similar window
replacement program to residential units that will be affected in five buildings that have been identified
Hoover, R.M., et aI., Noise Control for Buildings, Manufacturing Plants, Equipment and Products. Houston, 1996.
January 2006
5. 11-6
Noise
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Initial Study and Mitigated Negative Declaration
by City staff as being potentially impacted by the proposed Project. The identified buildings are
Buildings 1, 2, 3,4, and 11 of Mutual 2. The windows are anticipated to reduce outdoor noise levels by
6 to 12 dBA, thereby reducing interior noise levels from 66.1 dBA to 60.1 dBA.
These impacts, however, are short-term and would cease upon completion of the grading/construction
phase. Implementation of the recommended mitigation (i.e., muffling/placement of construction
equipment and stockpiling/staging of construction vehicles) and compliance with the City's Noise
Ordinance would serve to minimize the length of time residents are exposed to significant noise levels.
As such, construction impacts are concluded to be less than significant.
Table 5.11-6
Estimated Construction Noise in the Project Area
Distance to Receptor (Feet) Sound level at Receptor (dBA)
50 96.8
100 90.8
200 84.8
400 78.8
600 75.8
800 72.8
1,000 69.8
1,500 66.8
2,000 65.3
2,500 63.8
3,000 60.8
dBA = A-weighted decibel(s)
The following assumptions were utilized:
Basic sound level drop-off rate: 6.0 dB per doubling distance
Molecular absorption coefficient: 0.7 dB per 1,000 feet
Analogous excess attenuation: 1.0 dB per 1,000 feet
Reference sound level: 96.8 dBA
Distance for reference sound level: 50 feet
Assumes simultaneous operation of 4 scrapers, 2 heavy trucks, 1 backhoe, and 1 bulldozer
Source: Noise and Vibration Control Engineering: Principles and Applications, Edited by Leo L. Beraneck and Istvan L.
Ver, 1992.
Lana-Term (Mobile) Noise Impacts
Future mobile source noise on the surrounding street network was modeled in order to determine the
mobile noise impact. As previously discussed, an increase of 5 dBA or greater in mobile noise levels
occurring from Project-related activities would be significant when the No Project noise level is below 65
dBA CNEL. An increase of 3 dBA or greater in mobile noise levels occurring from Project-related
activities would be significant when the No Project noise level is above 65 dBA CNEL. In order to
provide a conservative analysis, existing mobile noise levels were compared to future plus Project-
related traffic noise levels.
In Table 5.11-7 (Noise Levels per Roadway Segment), the first contour (100 feet from centerline)
depicts the noise level that would be audible 100 feet perpendicular to the roadway centerline (the
January 2006
5. 11-7
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Initial Study and Mitigated Negative Declaration
centerline is the midpoint of the roadway cross section). This is the typical distance to the midpoint of a
rear yard for a receptor adjacent to a roadway. The second contour (distance from roadway centerline)
illustrates the distances at which various noise levels would be encountered. The distance from
centerline depicts the spreading effect of the acoustics generated by mobile sources.
According to Table 5.11-7, residences along Westminster Avenue would not be impacted, as the future
plus Project-related traffic would add 0.5 dBA when compared to existing conditions. As noted
previously, an increase of 3 dBA or more is considered significant when the No Project noise levels are
above 65 dBA CNEL. Since the future plus Project-related traffic would only increase the existing
mobile noise levels along Westminster Avenue by 0.5 dBA (where the existing noise level is 66.9 dBA),
a less than significant impact would occur as a result of implementation of the proposed Project.
Table 5.11-7
Noise levels per Roadway Segment
Existing Future + Project (2006) Difference
in dBA @
Roadway Seg ment dBA @ 100 Distance (feet) from Roadway dBA @ 100 Distance (feet) from 100 Feet
ADT Feet from Centerline to: ADT feet fro m Roadway Centerline to: from
Roadway 60-CNEL 65-CNEL 70-CNEL Roadway 60-CNEL 65-CNEL 70-CNEL Roadway
Centerline Contour Contour Contour Centerline Contour Contour Contour
Westminster Avenue 23,770 66.9 557 176 56 26,790 67.4 628 199 63 0.5
Seal Beach Boulevard 21,210 68.6 855 271 86 29,840 70.1 1,206 381 121 1.5
ADT = average daily traffic; dBA = A-weighted decibel(s); CNEL = community noise equivalent level.
Source: Traffic data were obtained from the Traffic Study, prepared by RBF Consulting.
It should also be noted that the Boeing Specific Plan EIR modeled cumulative (existing plus future
growth plus related projects plus buildout of the Specific Plan) mobile traffic noise. The analysis
concluded that mobile noise impacts would be less than significant for all sensitive receptors within the
Project vicinity, which assumed a higher density of development than the Project proposes.
Lana-Term (Stationary) Noise Impacts
Noise typically associated with hotel and commercial uses would be generated by the following
sources:
. Mechanical equipment (air conditioners, trash compactors, emergency generators, etc.);
. Loading/unloading activities; and
. Typical parking lot activities (i.e., parking lot traffic).
Mechanical Equipment
Mechanical equipment, such as generators, trash compactors, heating, and ventilation and air
conditioning (HV AC) units would be included as part of the proposed Project. Typically, mechanical
equipment noise is 55 dBA at 50 feet from the source. Implementation of the recommended mitigation
measures (Mitigation Measure N3) would further ensure that proper mechanical equipment and
adequate shielding be provided to reduce noise impacts to a less than significant level.
January 2006
5. 11-8
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Initial Study and Mitigated Negative Declaration
Loading/Unloading Noise
Noise from loading/unloading activities of 75 dBA would be reduced by distance attenuation alone to 63
dBA at the nearest residences in Leisure World. Additionally, noise from the loading areas would be
blocked to the north by the walls surrounding Leisure World, providing an additional 6 dBA reduction for
a maximum noise level of 57 dBA. Because loading/unloading activities occur intermittently and last
only a very short time period, it is compared to a maximum noise level standard specified in the City's
Noise Ordinance. For residential uses, the maximum noise level standard is 70 dBA during daytime
hours and 65 dBA during nighttime hours. Therefore, the loading/unloading noise would not exceed the
daytime or nighttime maximum noise standard at the nearest residence, resulting in a less than
significant impact in this regard.
Parking Areas
The proposed commercial and residential uses would include development of parking areas. Typical
parking lot noise from conversation and door slamming of 60 dBA at 50 feet would be reduced to
approximately 42 dBA due to distance attenuation and the block wall that surrounds Leisure World.
Therefore, parking noise impacts would not exceed the daytime or nighttime maximum noise standard
at the nearest residence, resulting in a less than significant impact in this regard.
Mitigation Measures:
N 1 Pursuant to the City's Noise Ordinance, the construction contractor shall ensure that
general construction activities (which includes construction vehicle staging and idling
engines) be conducted only between the hours of 7:00 a.m. and 8:00 p.m. on weekdays,
between 8:00 a.m. and 8:00 p.m. on Saturday, and do not take place at any time on
Sunday or local, State or Federal holidays.
N2 Prior to Grading Permit issuance, the Grading Plan shall be reviewed and approved by
the Planning Department to ensure compliance with the following:
. All construction equipment, fixed or mobile, shall be equipped with properly
operating and maintained mufflers, to the satisfaction of the Building Official;
. 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; and
. 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.
N3 Prior to the issuance of a Building Permit, subsequent noise assessments shall be
prepared, to the satisfaction of the Director of Development Services, 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
January 2006
5. 11-9
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Initial Study and Mitigated Negative Declaration
shielded and/or located at an adequate distance from residential areas in order to comply
with the City's noise standards.
N4 Directional speakers shall be shielded and/or oriented away from off-site residences to the
satisfaction of the Director of Development Services.
N5 Prior to the issuance of a grading permit for any of Lots 1, 2, 3, or 4 of Parcel Map 2005-4
Subdivider shall install double pane windows in the Leisure World units facing
Westminster Avenue in Buildings 1, 2, 3, 4 and 11 of Mutual 2, with the unit owner's prior
written agreement to or rejection of such installation to be obtained within 45-days of
receipt by certified mail, return receipt requested, of a request for agreement or rejection
of said replacement program. Failure of any owner/occupant of an identified residential
unit to respond in writing within said 45-day time period shall release the project
proponent from any further responsibility relative to this condition.
(b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise
levels?
Less Than Significant Impact. No excessive groundborne vibration or noise would be created by the
proposed Project. Excessive groundborne vibration is typically caused by activities such as blasting in
mining operations or pile driving during construction. No pile driving or blasting activities are anticipated
during construction of the proposed Project; therefore, a less than significant impact would occur in this
regard.
Mitigation Measures: No mitigation measures are required.
(c) A substantial permanent increase in ambient noise levels in the project vicinity above levels
existing without the project?
Potentially Significant Unless Mitigation Incorporated. Refer to Response 5.11 (a).
Mitigation Measures: Refer to Mitigation Measures N3 and N4. No additional mitigation measures
are required.
(d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity
above levels existing without the project?
Potentially Significant Unless Mitigation Incorporated. Construction activities may result in short-
term noise impacts on surrounding uses. Refer to Response 5.11 (a).
Mitigation Measures: Refer to Mitigation Measures N1 and N2. No additional mitigation measures
are required.
(e) For a project located within an airport land use plan or, where such a plan has not been
adopted, within two miles of a public airport or public use airport, would the project expose
people residing or working in the project area to excessive noise levels?
No Impact. 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. Refer to Response 5.7(e).
Mitigation Measures: No mitigation measures are required.
Draft - January 2006
5.11-10
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(fJ
For a project within the vicinity of a private airstrip, would the project expose people residing or
working in the project area to excessive noise levels?
Potentially Significant Unless Mitigation Incorporated. The proposed Project site is located within
approximately 850 feet northeast of a private helicopter facility on the Boeing property. On a typical day
there are approximately one to three helicopter flights between the hours of 7:30 a.m. and 7:00 p.m.
Helicopter noise measurements were conducted as part of the establishment of this facility in 1991, and
the conclusions of that document were that the helicopter operations did not exceed 85 dBA for more
than one minute.
Due to the nearby location of the proposed hotel to the existing helicopter facility and to Seal Beach
Boulevard and Westminster Avenue, the proposed hotel should be sound attenuated from existing
exterior noise sources to achieve an interior noise level of 50 dBA
Mitigation Measures:
N6 A licensed acoustical engineer shall prepare an acoustical report indicating sound
attenuation measures for the hotel to achieve an interior noise level of 50 dBA. The
Project applicant shall reimburse City costs of an independent third-party review
conducted by a licensed acoustical engineer of the City's choosing.
Draft - January 2006
5.11-11
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5.12
POPULATION AND HOUSING
Potentially
Potentially Significant Less Than No
Would the project: Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
a. Induce substantial population growth in an
area, either directly (for example, by
proposing new homes and businesses) or .I
indirectly (for example, through extension of
roads or other infrastructure)?
b. Displace substantial numbers of existing
housing, necessitating the construction of .I
replacement housing elsewhere?
c. Displace substantial numbers of people,
necessitating the construction of replacement .I
housing elsewhere?
(a)
Induce substantial population growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example, through extension of roads or other
infrastructure)?
Less Than Significant Impact. The Project proposes a development consisting of a 65,484 square
foot 11 O-room hotel, 11,437 square feet of in-line restaurants, and 7,800 square feet of retail shops. No
housing units are proposed.
Employment generated by the proposed Project may result in direct growth in the City's population,
since the potential exists that future employees (and their families) may choose to relocate to the City.
Based upon an employment generation factor of 2.36 employees per 1,000 square feet of commercial
uses, the commercial uses proposed by the Project would result in a net increase of approximately 200
employees. Estimating the number of these future employees who would choose to relocate to the City
would be highly speculative, because many factors influence personal housing location decisions (e.g.,
family income levels and the cost and availability of suitable housing in the local area). Because of the
uncertainty that exists with regard to the number of new employees that may choose to relocate to the
City, a more conservative analysis of impacts associated with the City's permanent population is
provided. For analysis purposes, it is assumed that 25 percent of the proposed Project's new
employees would choose to relocate to the City, creating a demand for 50 housing units and a resultant
population increase of approximately 95 persons (based on a State of California Department of Finance
estimate of 1.891 persons per household).1
Implementation of the proposed Project could directly increase the City's population by approximately
95 persons who could potentially relocate to the City to fill new positions. As of January 1, 2005, the
City's population was 25,334 persons.2 As a result of Project implementation, the City's population
would increase to approximately 25,429. This would not substantially induce growth because the site is
currently developed and the projected growth represents a less than one percent (0.3 percent) increase
in population. In addition, the proposed Project would not require the extension of roads or
infrastructure, as the Project site is surrounded by urban development. Therefore, the proposed Project
California Department of Finance, E-5 City/County Population and Housing Estimates, 2005, revised 2001-2004, with 2000
DRU Benchmark. July 2005.
Ibid.
January 2006
5.12-1
Population and Housing
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would not result in direct or indirect population growth, resulting in less than significant impacts in this
regard.
Mitigation Measures: No mitigation measures are required.
(b) Displace substantial numbers of existing housing, necessitating the construction of
replacement housing elsewhere?
No Impact. The Project proposes to develop a commercial area, including a 11 O-room hotel, in-line
restaurants, and retail shops on currently vacant land. No housing units would be displaced; therefore,
there would be no impacts in th is regard.
Mitigation Measures: No mitigation measures are required.
(c) Displace substantial numbers of people, necessitating the construction of replacement housing
elsewhere?
No Impact. Refer to Response 5.12(b).
Mitigation Measures: No mitigation measures are required.
January 2006
5.12-2
Population and Housing
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Initial Study and Mitigated Negative Declaration
5.13
PUBLIC SERVICES
Potentially
Potentially Significant Less Than No
Would the project: Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
a. Would the project result in substantial adverse
physical impacts associated with the provision
of new or physically altered governmental
facilities, need for new or physically altered
governmental facilities, the construction of
which could cause significant environmental
impacts, in order to maintain acceptable service
ratios, response times or other performance
objectives for any of the public services:
1 ) Fire protection? .I
2) Police protection? .I
3) Schools? .I
4) Parks? .I
5) Other public facilities? .I
(a)
Would the project result in substantial adverse physical impacts associated with the provision
of new or physically altered governmental facilities, need for new or physically altered
governmental facilities, the construction of which could cause significant environmental
impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
(1)
Fire protection?
Potentially Significant Unless Mitigation Incorporated. The Orange County Fire Authority (OCFA)
provides fire protection and emergency services to the City of Seal Beach. Five of the OCFA's stations
serve Seal Beach. Two are located within the City and the other three are located within the
communities of Sunset Beach, Cypress, and Los Alamitos. OCFA Stations 44 and 48 primarily serve
the area surrounding the project site. Fire Station 44 is located at 718 Central Avenue, approximately
1.5 miles from the project site. Fire Station 48 is located at 3131 Beverly Manor Road, approximately
2.0 miles from the project site.
The overall Project design would be required to provide adequate emergency vehicle access. OCFA
would review and comment on the site plan prior to Project approval. As part of the review, OCFA
would impose standard conditions of approval, which would ensure that Project impacts are less than
significant. A mitigation measure included in Section 5.7 (Hazards and Hazardous Materials) would
require approval plans by the OCFA which would reduce impacts regarding fire protection to a less than
significant level. The City of Seal Beach and OCFA also require each building 6,000 square feet or
greater to provide fire sprinkler systems. Refer to Responses 5.7(a), 5.7(b), and 5.7(c).
Mitigation Measures: Refer to Mitigation Measure HAZ2.
January 2006
5.13-1
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Initial Study and Mitigated Negative Declaration
(2)
Police protection?
Less Than Significant Impact. The City of Seal Beach Police Department (Police Department)
provides police protection services to the Project site. The police station is located at 911 Seal Beach
Boulevard, approximately one mile from the project site. The Police Department generally requires a
response time of within five 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.
The overall Project design would be required to provide adequate emergency vehicle access. The
Police Department would review the site plan as a standard condition of approval in order to ensure the
safety of pedestrians regarding street crossing, crosswalks, and whether crossing guards would be
warranted. Therefore, impacts would be less than significant.
Mitigation Measures: No mitigation measures are required.
(3) Schools?
Potentially Significant Unless Mitigation Incorporated. The project site is located within the Los
Alamitos Unified School District (LAUSD). The Project would not generate students, as there is no
residential development proposed, and therefore would not result in significant impacts to school
services. However, the developer would be required to pay fees as required by state law, to offset any
cumulative effects of the future employees who may attend public schools.
Mitigation Measures:
PS1 The developer is subject to school assessment fees pursuant to California State law
(Senate Bill 50). The developer shall provide evidence of compliance to the City of Seal
Beach prior to issuance of building permits.
(4) Parks?
Less Than Significant Impact. There are no residential uses proposed for the site and the
development would not induce substantial housing in the nearby vicinity. Therefore, no impacts
associated with parks are anticipated.
Also, refer to Responses 5.14(a) and 5.14(b).
Mitigation Measures: No mitigation measures are required.
(5) Other public facilities?
Less Than Significant Impact. Due to the size and scope of the proposed Project, the Project would
not significantly affect other governmental agencies or facilities. Therefore, no significant impacts are
anticipated in th is regard.
Mitigation Measures: No mitigation measures are required.
January 2006
5.13-2
Public Services
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Initial Study and Mitigated Negative Declaration
5.14
RECREATION
Potentially
Potentially Significant Less Than No
Would the project: Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
a. Would the project increase the use of existing
neigh bo rhood and regional parks or other
recreational facilities such that substantial .I
physical deterioration of the facility would occur or
be accelerated?
b. Does the project include recreational facilities or
require the construction or expansion of .I
recreational facilities which might have an
adverse physical effect on the environment?
(a)
Would the project increase the use of existing neighborhood and regional parks or other
recreational facilities such that substantial physical deterioration of the facility would occur or
be accelerated?
No Impact. Due to the size and scope of the proposed Project, neighborhood and regional park
facilities would not be affected. No impact is anticipated in this regard.
Mitigation Measures: No mitigation measures are required.
(b) Does the project include recreational facilities or require the construction or expansion of
recreational facilities which might have an adverse physical effect on the environment?
No Impact. Refer to Response 5.14(a).
Mitigation Measures: No mitigation measures are required.
January 2006
5. 14-1
Recreation
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Initial Study and Mitigated Negative Declaration
5.15
TRANSPORTATIONITRAFFIC
Would the project:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Cause an increase in traffic which is substantial
in relation to the existing traffic load and
capacity of the street system (Le., result in a
substantial increase in either the number of
vehicle trips, the volume to capacity ratio on
roads, or congestion at intersections)?
b. Exceed, either individually or cumulatively, a
level of service standard established by the
county congestion management agency for
designated roads or highways?
c. Result in a change in air traffic patterns,
including either an increase in traffic levels or a
change in location that results in substantial
safety risks?
d. Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e. Result in inadequate emergency access?
f. Result in inadequate parking capacity?
g. Conflict with adopted policies, plans, or
programs supporting alternative transportation
(e.g., bus turnouts, bicycle racks)?
.I
.I
.I
.I
.I
.I
.I
Linscott, Law & Greenspan (LL&G) prepared a Traffic Impact Analysis dated December 13, 2002, for
the entire Boeing project site, as referenced in the Boeing Specific Plan EIR. The evaluation considers
impacts to local roadways, intersections, regional facilities, and ingress/egress locations on the entire
Boeing project site, including Planning Area 4, the proposed Project site.
Austin-Foust Associates, Inc. prepared an analysis dated September 2005 that evaluates the need or
lack thereof for separate right-turn lanes on Seal Beach Boulevard and Westminster Avenue. Traffic
data from the September 2005 report is provided in Appendix B (Traffic Impact Study).
(a) Cause an increase in traffic which is substantial in relation to the existing traffic load and
capacity of the street system (i.e., result in a substantial increase in either the number of vehicle
trips, the volume to capacity ratio on roads, or congestion at intersections)?
Potentially Significant Unless Mitigation Incorporated. The study area includes the roadways and
intersections near to the Project site and those locations where Project generated traffic is forecast to
use as ingress and egress for the site. Project trip generation rates used for the proposed Project were
derived by Austin-Foust Associates, Inc. from the trip generation rates for a hotel, fast food, and retail
land uses contained in the Institute of Transportation Engineers (ITE) "Trip Generation Report,"
7th Edition. In order to assign Project generated traffic to the study area roadway system, the directional
distribution of the Project traffic was estimated and Project traffic assignments determined. The Project
traffic assignments were based on existing traffic volumes, area roadway and access system, and the
location of other development in relation to the proposed Project. Table 5.15-1 (Project Trip Generation
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Summary) compares trip generation values identified in the Boeing Specific Plan EIR to those of the
proposed Project. Trip volumes for the proposed Project were calculated without taking a reduction for
pass-by trips and consequently, trip generation for the proposed Project is projected conservatively.
Table 5.15-1
Project Trip Generation Summary
Land Use AM Peak Hour PM Peak Hour
Amount Unit In Out Total In Out Total ADT
TRIP GENERATION
Hotel (ITE 312) 120 Room 41 29 70 44 30 74 870
Shopping Center (ITE 820) 12.5 TSF 28 18 46 76 83 159 1,790
Quality Restaurant (ITE 831) 10 TSF 7 1 8 50 25 75 900
High Turnover Rest (ITE 832) 10 TSF 48 45 93 65 43 108 1,300
TOTAL 124 93 217 235 181 416 7,550
Less Pass-By 0 0 0 -76 -58 -134 -2,690
Net Trips 124 93 217 159 123 282 4,860
Proposed Project - Planning Area 4
TRIP RATES
Hotel Room 0.34 0.22 0.56 0.31 0.28 0.59 8
Fast Food TSF 27.09 26.02 53.11 18.01 16.63 34.64 496
Retail TSF 0 0 0 1.19 1.52 2.71 44
TRIP GENERATION
Hotel 110 Room 37 24 61 34 31 65 899
Fast Food 3.148 TSF 85 82 167 57 52 109 1,562
Retail 16.125 TSF 0 0 0 19 15 34 715
TOTAL 122 106 228 110 98 208 3,176
According to the Project Traffic Study, trip generation for the proposed Project is less than assumed in
the Boeing Specific Plan EIR for the same planning area. As a result, the proposed Project would not
have additional impacts nor require additional mitigation beyond mitigation identified in the Boeing
Specific Plan EIR. The analysis concluded that although the Boeing Specific Plan EIR required
separate right turn lanes at specific locations, none were necessary for driveways to the proposed
Project site.
The City of Seal Beach is requesting the widening of Westminster Avenue and Seal Beach Boulevard
at the following access locations to the Project site in order to provide for dedicated 150-foot right-turn
lanes and transition:
. Westminster Avenue and Road 'C';
. Seal Beach Boulevard and Road 'C'; and
. Seal Beach Boulevard and Easterly Driveway.
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Existing curb lane width at the Project access locations presently provide for a bike lane and a defacto
right-turn lane that provides adequate capacity to accommodate existing and forecast right-turn
movement volumes. In addition, the widening of Westminster Avenue and Seal Beach Boulevard to
provide dedicated right-turn lanes would result in the removal of mature trees, the relocation of above-
grade and below-grade facilities, and does not provide any additional roadway capacity or operational
improvements beyond that already afforded by the defacto lanes. Finally, the analysis concluded that
the level of service provided by the construction of right-turn lanes would not change, that most other
similar driveways currently exist in the surrounding vicinity where no separate right-turn lanes exist, and
the bike lanes serve this function efficiently and safely.
Mitigation Measures:
TRA 1 Prior to the issuance of building permits, the Project applicant shall comply with the City of
Seal Beach Transportation Impact Fee Program (RTIF).
(b) Exceed, either individually or cumulatively, a level of service standard established by the county
congestion management agency for designated roads or highways?
Less Than Significant Impact. According to the City of Seal Beach General Plan, the technique used
to calculate Intersection Capacity Utilization (ICU) is as follows. Lane capacity is 1,700 vehicles per
lane per hour of green time for through and turn lanes. A total yellow clearance time of 5 percent is
added. In the City of Seal Beach, Level of Service D is the minimum acceptable condition that should
be maintained during the peak hours.
Table 5.15-2 (Year 2006 ICU Summary) summarizes the intersection capacity utilization (ICU) for the
intersection of Seal Beach Boulevard at Road 'c' under the existing lane configuration (defacto right-
turn lane) and a separate dedicated right-turn lane. An examination of this table reveals that the ICU
value at this location is the same without and with the dedicated right-turn lane. Therefore, a less than
significant impact is anticipated in this regard.
Table 5.15-2
Year 20061CU Summary
Intersection Defacto RTL Dedicated RTL
AM PM AM PM
Seal Beach and Road 'c' 0.41 0.53 0.41 0.53
Notes:
Level of Service ranges: I
.00 - .60 A
.61 - .70 B
.71 - .80 C
.81 - .90 D
.91 - 1.00 E
Above 1.00 F
Mitigation Measures: No mitigation measures are recommended.
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Initial Study and Mitigated Negative Declaration
(c)
Result in a change in air traffic patterns, including either an increase in traffic levels or a change
in location that results in substantial safety risks?
No Impact. Due to the nature and scope, proposed Project implementation would not have the
capacity to result in a change in air traffic patterns. The proposed Project site is, however, located
within 850 feet northeast of a private helicopter facility on the Boeing property (refer also to Response
5.7(n). The proposed Project is not anticipated to interfere with helicopter operations on the Boeing
facility; therefore, no impact is anticipated in this regard.
Mitigation Measures: No mitigation measures are recommended.
(d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm equipment)?
No Impact. The proposed site access was reviewed in terms of vehicular access, specifically the
construction of dedicated right-turn lanes at Project access locations. Access to the Project site is
proposed from Westminster Avenue and Seal Beach Boulevard. The existing right-in/right-out driveway
(Road 'C') from Westminster Avenue is proposed to serve the hotel use. Two access locations are
proposed from Seal Beach Boulevard: one at the signalized intersection of Road 'c' and Seal Beach
Boulevard and the second at the right-in/right-out driveway at the easterly end of the Project site. The
two driveway locations will primarily serve the hotel use. The signalized intersection at Road 'c' would
primarily serve the retail and fast food uses in addition to the adjacent specific plan project planning
area to the west.
Riaht Turn Movements
The 2001 Orange County Congestion Management Program (CMP) recognizes the existence of an
"unofficial" right-turn lane when specific conditions exist. For CMP analysis purposes, if the distance
from the inside edge of the outside through travel lane is at least 19 feet and parking is prohibited
during the peak period, right turning vehicles are assumed to utilize this "unofficial" or defacto right-turn
lane. Otherwise, all right-turn traffic is assigned to the outside through lane. If a right-turn lane exists,
right-turn-on-red, if not prohibited at the location, is assumed. If a free right-turn exists (right-turns do
not have to stop for the signal) a flow rate of 1,700 vehicles per hour is assumed for it. The volume
capacity (V/C) ration of the right-turn lane is reported but not included in the sum of the critical V/C
ratios.
Westminster Avenue
Westminster Avenue's existing condition has an eastbound curb lane width of 23 feet, which
accommodates a travel lane and bike lane. Parking or stopping is prohibited on Westminster Avenue
along the Project frontage. Based on the 2001 Orange County CMP, a defacto lane is assumed at this
location for eastbound traffic. For analysis purposes, right-turning vehicles at this location are able to
make a right turn without the need for a separate dedicated right-turn lane.
The alternative to widen Westminster Avenue/Road 'c' would provide a 150-foot pocket with transition.
This alternative would require the removal of four mature trees with possible damage to a fifth, the
relocation and reconstruction of a catch basin, relocation of the bus stop facilities, and acquisition of
additional right-of way to accommodate the turn pocket, transition, sidewalk, and landscaping.
The second alternative would involve a flare curb return for Westminster Avenue/Road 'C'. This
alternative would provide a larger turning radius resulting in some additional area for right-turning
vehicles to exit the traffic stream. This alternative would result in the loss of as many as two trees.
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Also, there would not be a need for acquisition of additional right-of-way to accommodate the turn
pocket, transition, sidewalk, and landscaping, nor relocation of the existing catch basin and bus stop
facility.
A third alternative for this roadway would involve a striped right-turn lane within the existing roadway
width. This alternative would not result in the loss of any trees. Also, there would not be a need for
acquisition of additional right-of-way nor relocation of the existing catch basin and bus stop facility. The
on-site bike lane would end and become the right-turn lane/bike lane (sign bicycle exempt from right-
tu rn restrictio n ) .
Seal Beach Boulevard
The existing lane configuration and alignment for this location includes a westbound curb lane width of
19 feet, which accommodates a travel lane and seven-foot wide bike lane. Parking or stopping is
prohibited on Seal Beach Boulevard along the Project frontage. Based on the 2001 Orange County
CMP, a defacto lane is assumed at this location for westbound traffic. For analysis purposes, right-
turning vehicles are able to make a right turn without the need for a separate dedicated right-turn lane.
An alternative to widen Seal Beach Boulevard/Road 'c' would provide a 150-foot pocket transition.
This alternative would require the removal of five mature trees. A second alternative would include a
flared curb return to provide a larger turning radius resulting in some additional area for right-turning
vehicles to exit the traffic stream. This alternative would result in the loss of two trees and relocation of
a 1A signal standard. Under this alternative, there would not be a need for relocation of the CATV
facilities or acquisition of additional right-of way to accommodate a turn pocket, transition, sidewalk, and
landscaping.
Easterly Driveway on Seal Beach Boulevard
The existing lane configuration and alignment for this location includes a westbound curb lane width of
19 feet, which accommodates a travel lane and bike lane along Seal Beach Boulevard. Parking or
stopping is prohibited on Seal Beach Boulevard along the Project frontage. Based on the 2001 Orange
County CMP, an unofficial or defacto lane is assumed at this location for westbound traffic. For
analysis purposes, right-turning vehicles at this location are assumed to be able to make a right turn
without the need for a separate dedicated right-turn lane.
An alternative to widen Seal Beach Boulevard would provide a 150-foot pocked with transition. This
alternative would require the removal of two mature trees, the relocation and construction of a catch
basin, relocation of the above-grade sewer facility, and acquisition of additional right-of-way to
accommodate the turn pocket, transition, sidewalk, and landscaping.
A second alternative would involve the construction of a flared curb return that would provide a larger
turning radius resulting in some additional area for right-turning vehicles to exit the traffic stream. This
alternative would not result in the loss of any additional trees. Also, there would not be a need for
acquisition of additional right-of-way nor relocation of the existing catch basin and Edison above-grade
sewer facility.
The proposed Project is less intense than assumed in the Boeing Specific Plan EIR for the same
planning area. According to the Project Traffic Study, Austin-Foust Associates, Inc. finds that although
the Boeing Specific Plan EIR required separate right-turn lanes at specific locations, none were
necessary for driveways to the proposed Project site. Additionally, the Project Traffic Study concluded
that widening of Westminster Avenue and Seal Beach Boulevard to provide dedicated right-turn lanes
results in the removal of mature trees, relocation of above-grade and below-grade facilities, but does
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not provide any additional roadway capacity or operational improvements beyond that already afforded
by the defacto lanes. The analysis further indicates that the level of service provided by the
construction of right-turn lanes would not change. Further, most other similar driveways currently exist
in the surrounding vicinity where no separate right-turn lanes exist, and the bike lanes serve this
function efficiently and safely. Therefore, no impact is anticipated in this regard. Also refer to
Response 5.15(a).
Mitigation Measures: No mitigation measures are recommended.
(e) Result in inadequate emergency access?
Less Than Significant Impact. The Project proposes ingress/egress locations off Westminster
Avenue and Seal Beach Boulevard. As discussed in Response 5.15(d), the Project would not result in
impacts regarding design features that might inhibit emergency access. In addition, the site plan must
satisfy all City design standards related to emergency access. Thus, no significant impacts are
anticipated in th is regard.
Mitigation Measures: No mitigation measures are recommended.
(fJ Result in inadequate parking capacity?
Less Than Significant Impact. Table 5-3 (Parking Standards) of the Boeing Specific Plan identifies
the parking requirements for hotel, restaurant, and retail uses utilized by the proposed Project. The
parking requirement for the hotel use is one space for each sleeping unit. The proposed Project
provides 99 parking stalls for the hotel use. The requirement for the restaurant use is one space per
100 square feet, and the proposed Project provides 103 parking stalls for 11,438 total square feet of
restaurant uses. One space per 300 square feet is required for retail uses, and the proposed Project
provides 23 parking spaces for 7,800 square feet of retail uses. The proposed Project would provide
for a total of 228 parking stalls. As stated in Section 3.3 (Project Characteristics), the proposed Project
would provide three additional stalls above the parking requirements provided in the Boeing Specific
Plan.
The Project is applying a 10 percent reduction in parking based on a shared use concept. According to
the Shared Use Parking Analysis, hotels and restaurant/retail are excellent shared use partners in that
peak occupancy of the hotel occurs after 6:00 p.m., whereas retail and restaurants (fast food type) peak
between noon and 1 :00 p.m. The hourly fluctuations throughout the day in parking demand between
the hotel and retail/restaurant is over 60 to 70 percent with neither parking at the same time. Therefore,
the application of a 10 percent reduction in parking based on shared use is quite conservative in that in
reality it is much higher, more like 40 to 50 percent. The proposed Project provides parking sufficient to
these requirements, based on a 10 percent shared use reduction. Therefore, no significant impact is
anticipated in th is regard.
Mitigation Measures: No mitigation measures are recommended.
g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g.,
bus turnouts, bicycle racks)?
No Impact. The proposed Project would not conflict with existing bike lanes or bus routes. Thus, no
impacts are anticipated in this regard.
Mitigation Measures: No mitigation measures are recommended.
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5.16
UTILITIES AND SERVICE SYSTEMS
Potentially
Potentially Significant Less Than No
Would the project: Significant Unless Significant Impact
Impact Mitigation Impact
Incorporated
a. Exceed wastewater treatment requirements of
the applicable Regional Water Quality Control .I
Board?
b. Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the construction .I
of which could cause significant environmental
effects?
c. Require or result in the construction of new
storm water drainage facilities or expansion of .I
existing facilities, the construction of which
could cause significant environmental effects?
d. Have sufficient water supplies available to serve
the project from existing entitlements and .I
resources, or are new or expanded entitlements
needed?
e. Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to .I
serve the project's projected demand in addition
to the provider's existing commitments?
f. Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid .I
waste disposal needs?
g. Comply with federal, state, and local statutes .I
and regulations related to solid waste?
h. Would the project include a new or retrofitted
storm water treatment control Best
Management Practice (BMP) (e.g. water quality
treatment basin, constructed treatment .I
wetlands), the operation of which could result in
significant environmental effects (e.g. increased
vectors and odors)?
(a)
Exceed wastewater treatment requirements of the applicable Regional Water Quality Control
Board?
Less Than Significant Impact. The Santa Ana Regional Water Quality Control Board (SARWQCB)
protects ground and surface water quality within the Project Area. The SARWQCB has adopted
National Pollutant Discharge Elimination System (NPDES) Permits and Waste Discharge Requirements
(WDRs), which regulate discharges into the City's water supply. The proposed Project would be
required to comply with the conditions of the NPDES permit, both during construction activities and
during operations. Thus, no significant impacts are anticipated in this regard.
Also, refer to Response 5.16(b).
Mitigation Measures: No mitigation measures are required.
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Initial Study and Mitigated Negative Declaration
(b)
Require or result in the construction of new water or wastewater treatment facilities or
expansion of existing facilities, the construction of which could cause significant environmental
effects?
Potentially Significant Unless Mitigation Incorporated.
Wastewater
The Project site utilizes collection facilities currently operated by the City of Seal Beach that are
connected to facilities operated by the Orange County Sanitation District (OCSD). A private 8-inch
sewer line carries wastewater west to east along Seal Beach Boulevard to a private 18-inch sewer line,
with flows routed to the City-owned Boeing Pump Station located south of the Project site. The Boeing
Specific Plan EIR indicates that flow rates for the hotel are estimated to be 225 gallons per day (gpd)
per room, 2,090 gpd per acre for commercial uses. Therefore, development of a 11 O-room hotel and a
total of 19,237 square feet of restaurant/retail uses would generate approximately 17.19 gpm of
wastewater. Note that the Boeing Specific Plan concluded a less than significant impact to wastewater
facilities assuming development of the Project site with a 120-room hotel and 32,500 square feet of
commercial uses. Therefore, the Project impact on wastewater facilities would be less than significant.
The City's Boeing Pump Station is a wet well/dry well facility, which services the entire Boeing facility as
well as the commercial lots located at the southwest corner of Seal Beach Boulevard and Westminster
Avenue. The pump station was originally constructed in 1966 consisting of three 1,050 gallons per
minute (gpm) capacity pumps. More recently the City maintained two 1,050 gpm pumps in operation.
The station was at the end of its service life and was replaced in September 2003 by a new 490 gpm
pump station. The existing pump station consists of an 8-foot by 14-foot by 25-foot deep precast
concrete dry well housing three submersible 30 horsepower vortex-type pumps.1 The dry well contains
ventilation equipment, a sump pump, and stairway access from the surface. The wet well acts more as
a flow-splitting structure than as a storage device. Storage for pumping is provided in the influent sewer
which surcharges during normal pump cycling. Current flows estimated from pump running hours are
only 32 gpm on average.2 The influent sewer to the pump station is an 18-inch VCP line that is
approximately 19-feet deep.3 The depth is required to serve some of the below-grade areas at the
entire Boeing site. This line also provides storage for the pump station, and surcharges during normal
pump operation. According to the Boeing Specific Plan Project EIR, the existing Boeing Pump Station
would service proposed development within the Project site. Therefore, the Project would not result in
a need to construct a new waste treatment plant or local facilities. However, mitigation measures are
included to ensure impacts remain below a level of significance.
Water
The City of Seal Beach has two sources of water supply: local groundwater from Orange County Main
Groundwater Basin and imported water from Metropolitan Water District of Southern California
(Metropolitan) through Municipal Water District of Orange County (MWDOC).
City of Seal Beach Sewer System Master Plan, February 1999, page 6-15.
Ibid.
Ibid.
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Groundwater
The water supply resources in Orange County are enhanced by the existence of a large groundwater
basin. The City of Seal Beach Water Division operates groundwater producing facilities in the Orange
County Groundwater Basin (Basin). The City of Seal Beach produces, on the average, 3,000 acre-feet
of water per year (AFY) from the Orange County groundwater basin. The water is produced by three
active wells, from an average depth of 800 feet. Although there has been some saline intrusion into the
upper aquifers of the basin, it has not affected the strata from which the City wells produce. Water
quality is within standards set for acceptable drinking water by the Federal government and the
California Department of Health Services.
Imported Water
Treated imported water is supplied to the City from the importation and delivery system of Metropolitan.
Metropolitan delivers water through the institutional arrangements with MWDOC at the service
connection referred to as OC-35. MWDOC in turn delivers water supplies to the facilities owned and
operated by West Orange County Water Board (WOCWB), a joint powers agency, of which the City is a
member. The City owns 14 percent of the WOCWB facilities with an estimated delivery capacity of
4,600 gpm, equivalent to 7,435 AFY. The City has not traditionally utilized its full capacity from this
source. Therefore, in this assessment only 2,700 gpm, equivalent to 4,300 AFY, which represents the
City's normal usage, has been used for comparison purposes.
Imported water supplies are subject to availability. To assist local water providers in assessing the
adequacy of local water supplies that rely in whole or in part on Metropolitan imported supply,
Metropolitan has provided information concerning the availability of the supplies to its entire service
area. This report, entitled "Report on Metropolitan's Water Supplies" (February 11, 2002) ("Metropolitan
Report"), is consistent with Metropolitan's Regional Urban Water Management Plan (December 2000)
(RUWMP). The establishment of a comprehensive management plan for dealing with periodic surplus
and shortage conditions is documented in the RUWMP and Metropolitan Report No. 1150, Water
Surplus and Drought Management Plan.
The Boeing Specific Plan EIR concluded that a less than significant impact would occur. Mitigation
measures are included in order to ensure that impacts remain below a level of significance. 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:
UTIL 1 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.
UTIL2 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 the recordation of the tract map. This is in
conformance with the subdivision map act and approval authority of the City Engineer.
January 2006
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Initial Study and Mitigated Negative Declaration
UTIL3
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.
(c) Require or result in the construction of new storm water drainage facilities or expansion of
existing facilities, the construction of which could cause significant environmental effects?
Potentially Significant Unless Mitigation Incorporated. Located immediately west of the Boeing
Specific Plan Project site is the Los Alamitos Retarding Basin. Operated by the Orange County Flood
Control District (OCFCD), the basin's function is to accommodate runoff from the surrounding
watershed.
Due to the limited size of the proposed Project and the existing urbanized condition, additional impacts
from storm water drainage facilities are not anticipated. The Project would not increase runoff since the
site is already developed with impervious surfaces. In addition, the proposed Project would be subject
to requirements of the NPDES, and Project storm drain improvements would be subject to City review
and approval which would reduce impacts on the stormwater drainage systems. The following
mitigation measures are recommended to ensure that storm water drainage impacts remain at or below
existing levels.
Mitigation Measures:
UTIL4 Prior to the issuance of building permits, the applicant shall submit for approval of the City
Public Works Department a Water Quality Management Plan (WQMP) specifically
identifying Best Management Practices (BMPs) that shall be used on-site to control
predictable pollutant runoff.
UTIL5 Prior to the issuance of building permits, the applicant shall obtain coverage under
NPDES Statewide Industrial Stormwater Permit for General Construction Activities from
the State Water Resources Control Board. Evidence that this coverage has been
obtained shall be submitted to the City Public Works Department.
(d) Have sufficient water supplies available to serve the project from existing entitlements and
resources, or are new or expanded entitlements needed?
Less Than Significant Impact. As discussed above, the City obtains all of its water supply from the
local groundwater basin as well as imported water. For emergencies, the City can obtain additional
water from the MWD. The City operates three domestic fresh water wells which supply all districts on
a routine basis. Approximately 25 percent of the City's water is purchased from MWD in order to
guarantee availability of emergency supplies when the well water is short due to maintenance or
breakdown.
According to the City of Seal Beach General Plan, the City currently has two reservoirs with a total
storage capacity of 7 million gallons. A 4 million gallon reservoir is located on Beverly Manor Road
adjoining the San Diego freeway, and a 3 million gallon reservoir is situated on the Naval Weapons
Station adjacent to Marina Hill. On average, 3.6 million gallons of water is issued each day within the
community. Daily consumption varies between summer and winter usage. Due to the limited Project
size, acquisition of additional water supplies would not be necessary to serve the proposed Project.
January 2006
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According to the Boeing Specific Plan EIR, projected water supplies available during normal, single-dry,
and multiple-dry water years would meet the projected water demand associated with the proposed
Project. Additionally, the Project proposes a 110-room hotel (versus a 120-room hotel) and
approximately 13,000 fewer square feet of commercial uses than what was accounted for in the Boeing
Specific Plan. Thus, a less than significant impact is anticipated.
Mitigation Measures: No mitigation measures are required.
(e) Result in a determination by the wastewater treatment provider which serves or may serve the
project that it has adequate capacity to serve the project's projected demand in addition to the
provider's existing commitments?
Less Than Significant Impact. Refer to Responses 5.16(a) and 5.16(b).
Mitigation Measures: No mitigation measures are required.
(fJ Be served by a landfill with sufficient permitted capacity to accommodate the project's solid
waste disposal needs?
Potentially Significant Unless Mitigation Incorporated. Solid waste from the Project area that
cannot be recycled or reduced is disposed of at the Olinda Alpha Landfill located near Brea. The total
permitted capacity of this landfill is 74.9 million cubic yards, of which 50.2 million cubic yards is the
remaining capacity4. The landfill is required to close in the year 2013 regardless of any additional
available capacity. This facility currently permits a maximum disposal rate of 8,000 tons of refuse per
day and requires an annual daily average not exceeding 7,000 tons. Currently, this landfill is accepting
approximately 6,000 tons per day.s
Solid waste (including recycled materials) in the area is handled and transported by Consolidated
Disposal. Consolidated Disposal is part of Republic Services, which is the third largest waste hauling
servicer in the nation. Locally, Republic Services has 24 franchise contracts with municipalities in
Orange and Los Angeles County and is the second largest department in the "open market" in Los
Angeles County.
The proposed project is anticipated to generate approximately 152.30 tons of solid waste per month
based on generation rates available on the California Integrated Waste Management Board website.6
This represents approximately 0.08 percent of the 6,000 tons per day landfill capacity. Citywide
recycling programs would apply to the proposed Project, and in accordance with 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.
Therefore, because the size of the proposed Project is limited, the Project would not significantly
increase the amount of solid waste generated by the City. However, the mitigation measures listed
below has been included to ensure that impacts remain at a less than significant level.
Solid Waste Facility Listing: http://www.ciwmb.ca. gov/SWI S/detail. asp?PG=DET &SITESCH =30-AB-0035&OUT =HTM L,
August 2005.
Ibid.
California Integrated Waste Management Board website (http://www.ciwmb.ca.gov/WasteChar/WasteGenRates/
default.htm). Information accessed August 2005.
January 2006
5. 16-5
Utilities and Service Systems
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Mitigation Measures:
UTIL6 The construction contractor shall reduce construction-generated waste that is disposed of
at landfills according to State law by at least 50 percent. The contractor shall prepare a
construction waste management plan explaining the practices that would be used to
achieve this level of reduction.
UTIL7 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.
UTIL8 The Project applicant/individual 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 the issuance of building permits, a source
reduction program shall be prepared and submitted to the Director of Development
Services for each structure constructed on the subject properties to achieve a minimum
60 percent reduction in waste disposal rates, including green waste.
(g) Comply with federal, state, and local statutes and regulations related to solid waste?
Potentially Significant Unless Mitigation Incorporated. Refer to Response 5.16(n.
Mitigation Measures: Refer to Mitigation Measure UTIL6.
h) Would the project include a new or retrofitted storm water treatment control Best Management
Practice (BMP) (e.g. water quality treatment basin, constructed treatment wetlands), the
operation of which could result in significant environmental effects (e.g. increased vectors and
odors)?
No impact. Although retrofitted storm water treatment control BMPs would be required for other
planning areas of the Boeing site, according to the Boeing Specific Plan EIR, no treatment control
BMPs are necessary for Planning Area 4, the Project site. Therefore, there will be no impact in this
regard.
Mitigation Measures. No mitigation would be required.
January 2006
5. 16-6
Utilities and Service Systems
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
5.17
MANDATORY FINDINGS OF SIGNIFICANCE
Would the project:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or animal
or eliminate important examples of the major
periods of California history or prehistory?
b. Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects, and the
effects of probable future projects)?
c. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly?
.I
.I
.I
(a) Does the project have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal or eliminate important examples of the
major periods of California history or prehistory?
No Impact. The Project site does not contain any threatened or endangered species, sensitive
habitats, or known cultural or historical resources. The proposed Project does not have the potential to
degrade the environment in this regard.
(b) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
Less Than Significant Impact. Impacts would be less than significant with implementation of
recommended mitigation measures. However, the proposed Project, combined with other approved
and pending development projects within the City, could result in cumulative effects. Table 5.17-1
(Cumulative Projects List), lists the projects that are either in the planning process or are under
construction that were considered in this analysis of cumulative effects.
January 2006
5.17 -1
Mandatory Findings of Significance
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
5.17
MANDATORY FINDINGS OF SIGNIFICANCE
Would the project:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the
range of a rare or endangered plant or animal
or eliminate important examples of the major
periods of California history or prehistory?
b. Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects, and the
effects of probable future projects)?
c. Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly?
./
./
./
(a) Does the project have the potential to degrade the quality of the environment, substantially
reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal or eliminate important examples of the
major periods of California history or prehistory?
No Impact. The Project site does not contain any threatened or endangered species, sensitive
habitats, or known cultural or historical resources. The proposed Project does not have the potential to
degrade the environment in this regard.
(b) Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the effects of other current
projects, and the effects of probable future projects)?
Less Than Significant Impact. Impacts would be less than significant with implementation of
recommended mitigation measures. However, the proposed Project, combined with other approved
and pending development projects within the City, could result in cumulative effects. Table 5.17-1
(Cumulative Projects List), lists the projects that are either in the planning process or are under
construction that were considered in this analysis of cumulative effects.
January 2006
5.17 -1
Mandatory Findings of Significance
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Table 5.17-1
Cumulative Projects List
Name/Address Description Planning Process
Heron Point, 711 Seal Beach Boulevard 64 single family residences located two Under Construction.
blocks to the south on Seal Beach Blvd.
157,529 square feet of mixed-use retail-
commercial uses on approximately 16.7
acres. The development will comprise
Home Depot, one mile west on of 4 different building pads. This will
Westminster Avenue, City of Long include a 104,886 square foot Home Draft EIR prepared.
Beach. depot store with 34,643 square foot
garden center; a 6,000 square foot sit
down restaurant with 2,050 square foot
outdoor eating area, and; a 12,000
square foot retail building.
The 10. 9-acre project site would be
redeveloped to include mixed-uses
Seaport Marina, located on the consisting of approximately 425
southwest corner of Pacific Coast residential units, and approximately
Highway and E. 2nd Street near the 170,000 square feet of retail Notice of Preparation released.
Alamitos Bay Marina in the City of Long development. Demolition of a the
Beach. existing 164,736 square foot Seaport
Marina Hotel would be required to allow
for development of the project.
Source: City of Seal Beach Planning Department, August 11, 2005.
The proposed Project would result in less than significant cumulative impacts on agriculture resources,
biological resources, land use and planning, mineral resources, population and housing, and recreation.
The proposed Project would require mitigation measures to reduce cumulative impacts to a less than
significant level with regard to aesthetics, air quality, cultural resources, geology and soils, hazards and
hazardous materials, hydrology and water quality, noise, public services, transportation and traffic and
utilities and service systems. The City's approved and pending projects may result in cumulative
effects because the aggregate development totals approximately 70,000 feet of retail/office uses and 32
residential units including the proposed Project. However, as the following analysis indicates, the
cumulative effects of the proposed Project combined with the effects of other City projects would be
less than significant.
. Aesthetics - The proposed Project would require mitigation measures for short-term
construction activities and light and glare effects. Construction of the City's projects would not
result in a significant cumulative impact on the aesthetic value of the surrounding community
because all projects undergo site-specific review regarding density, design, and light and glare
effects, ensuring that cumulative aesthetic impacts are mitigated to a less than significant
level.
. Air Quality - While the proposed Project would not result in significant air quality impacts,
mitigation measures for short-term construction activities are included to reduce construction-
related emissions. The City's projects would be required to implement measures to mitigate
construction emissions, as required by the South Coast Air Quality Management District
(SCAQMD), thereby reducing cumulative air emissions to less than significant.
January 2006
5.17-2
Mandatory Findings of Significance
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
.
Cultural Resources - The proposed Project may impact buried archaeological resources that
may be discovered during project staging or grading activities. As with the proposed Project,
all City project would be required to monitor grading activities to reduce impacts on cultural
and archeological resources to a less than significant level.
.
Geology and Soils - Measures would be required of the proposed Project to mitigate seismic
impacts, including ground shaking, seismically induced settlement, and adverse soil
conditions. All City projects would be required to comply with building standards contained in
the Uniform Building Code and the SCAQMD requirements for soil erosion, which would
ensure that all geologic and soil impacts would be less than significant.
.
Hazards and Hazardous Materials - The proposed Project would be required to comply with
State and Federal laws regarding the transport, storage, and disposal of hazardous waste. All
City projects would be subject to the same State and Federal requirements regarding
hazardous waste, reducing cumulative impacts regarding hazardous materials to a less than
significant level.
.
Hydrology and Water Quality - The proposed Project would be required to prepare a Storm
Water Pollution Prevention Program (SWPPP) to reduce sediments and pollutants that could
impact water quality. In addition, the City's pending and proposed projects would be required
to comply with the NPDES Construction Activities General Permit, requiring preparation of an
SWPPP and implementation of Best Management Practices, which would ensure that
cumulative hydrology and water quality impacts would be less than significant.
.
Noise - All projects are required to comply with the City's Municipal Code regarding the days
and times that construction activities are permitted and the permitted noise levels for stationary
sources. In addition, throughout the environmental review process required of all projects, the
increase in mobile noise sources would be analyzed to ensure that mobile noise impacts
would be less than significant. Therefore, cumulative noise impacts would be less than
significant.
.
Public Services - All projects would be required to pay fees as required by state law, to offset
any cumulative effects of an increase in population that would impact public schools.
.
Transportation and Traffic - The proposed Project as well as all approved and pending
projects would be required to comply with the City of Seal Beach Transportation Impact Fee
Program to ensure that no significant transportation or traffic impacts would occur.
.
Utilities and Service Systems - The proposed Project and all approved and pending projects
would be required to comply with State law that mandates that generated waste be reduced by
at least 50 percent. Therefore, there would not be a cumulative impact regarding solid waste.
And comply with all State and local laws in regards to water quality, ensuring that there would
be no cumulative impacts. For other utility and service systems, there would be no significant
cumulative impact.
January 2006
Mandatory Findings of Significance
5. 17-3
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(c)
Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Does the project have environmental effects which will cause substantial adverse effects on
human beings, either directly or indirectly?
Less Than Significant Impact. Section 5.0 (Environmental Analysis) summarizes the proposed
Project's potential impacts related to air pollution, noise, public health and safety, traffic, and other
pertinent issues. As explained in these sections, with implementation of the recommended mitigation
measures, the proposed Project would not cause substantial adverse effects on human beings.
January 2006
Mandatory Findings of Significance
5. 17-4
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5.18
Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
REFERENCES
The following references were utilized during preparation of this Initial Study. These documents are
available for review at the City of Seal Beach, 211 8th Street, Seal Beach, California 90740.
1) Airport Land Use Commission for Orange County, 1999 Airporl Environs Land Use Plan, 1999.
2) Austin-Foust Associates, Incorporated, Boeing Retail and Hotel Site Traffic Impact Study, City of
Seal Beach, February 2005.
3) Austin-Foust Associates, Incorporated, Draft Shared Use Parking - Boeing Hotel/Retail Site
Plan, September 2, 2005.
4) Boeing Realty Corporation, Boeing Space and Communications Group Specific Plan: Seal
Beach Site, June 2002.
5) Bolt, Beranek and Newman, Fundamentals and Abatement of Highway Traffic Noise, 1973.
6) California Department of Finance, E-5 City/County Population and Housing Estimates, 2005,
revised 2001-2004, with 2000 DRU Benchmark, July 2005.
7) City of Seal Beach, Boeing Specific Plan Project Environmental Impact Reporl, prepared by RBF
Consulting, April 2003.
8) City of Seal Beach, City of Seal Beach General Plan, December 2003.
9) City of Seal Beach, Zoning Ordinance, December 2004.
10) City of Seal Beach, Sewer Master Plan, February 1999
11) Harris, Cyril M., Handbook of Noise Control, 1979.
12) Hoover, R.M., et aI., Noise Control for Buildings, Manufacturing Plants, Equipment and Products,
Houston, 1970.
13) Sladden Engineering, Updated Geotechnical Feasibility Reporl Proposed Mixed-use
Development Boeing Properly SWC of Seal Beach Boulevard and Westminster Avenue Seal
Beach, California, July 2002.
14) South Coast Air Quality Management District, Air Quality Analysis Guidance Handbook, October
2003.
January 2006
References
5.18-1
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5.19
Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
REPORT PREPARATION PERSONNEL
City of Seal Beach (Lead Agency)
211 8th Street
Seal Beach, California 90740
562.431.2527
Mr. Lee Whittenberg, Director of Development Services
Ms. Christy Teague, AICP, Senior Planner
RBF Consulting (Environmental Analysis)
14725 Alton Parkway
Irvine, California 92618
949.472.3505
Mr. Glenn Lajoie, AICP, Vice President, Planning
Ms. Lindsay Anderson, Project Coordinator/Analyst
Mr. Achilles Malisos, Environmental Analyst
Mr. Bob Matson, Transporlation Engineer
Mr. Paul Marlin, Transporlation Engineer
Mr. Deepak Kaushik, Transporlation Engineer
Ms. Marcia Blackmon, Technical Editor
Mr. Gary Gick, Word Processor
January 2006
Report Preparation Personnel
5.19-1
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6.0
Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
INVENTORY OF MITIGATION MEASURES
AESTHETICS
AES1 The Project applicant shall locate construction equipment staging areas, to the greatest
extent feasible, away from existing residential (Leisure World) uses and utilize appropriate
screening (i.e., temporary fencing with opaque material) to shield views of construction
equipment and material. Staging locations shall be identified on the Project final
development plans and grading plans. Compliance with this measure is subject to
periodic field inspection.
AES2 The Project design shall include arrangement of on-site security lighting so that direct rays
would not shine on or produce glare for adjacent street traffic and residential uses north of
the Project site. Development plans shall specify light fixtures that comply with the
standard of the Illuminating Engineering Society (IES) for full cutoff capability.
AIR QUALITY
AQ1 Under SCAQMD Rule 201, the applicant shall apply for a Permit To Construct prior to
construction, which provides an orderly procedure for the review of new and modified
sources of air pollution.
AQ2 The Project shall comply with SCAQMD Rule 401, which limits visible emissions from
stationary sources. This rule prohibits visible emissions as dark or darker than
Ringlemann NO.1 for periods greater than three minutes in any hour.
AQ3 The Project shall comply with SCAQMD Rule 402, which prohibits the discharge from a
facility of air pollutants that cause injury, detriment, nuisance, or annoyance to the public
or that damage business or property.
AQ4 During clearing, grading, earth-moving, or excavation operations, excessive fugitive dust
emissions shall be controlled by regular watering or other dust-preventive measures using
the following procedures, as specified in the SCAQMD Rule 403:
. On-site vehicle speed shall be limited to 15 miles per hour.
. All material excavated or graded shall be sufficiently watered to prevent
excessive amounts of dust. Watering shall occur at least twice daily with
complete coverage, preferably in the late morning and after work is done for the
day.
. Streets adjacent to the project reach will be swept as needed to remove silt that
may have accumulated from construction activities so as to prevent excessive
amounts of dust.
. All material transported on-site or off-site shall be either sufficiently watered or
securely covered to prevent release of excessive amounts of dust.
January 2006
Inventory of Mitigation Measures
6-1
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
.
The area disturbed by clearing, grading, earth-moving, or excavation operations
shall be minimized so as to prevent excessive amounts of dust.
.
All clearing, grading, earth moving, or excavation activities will cease during
periods of winds so as to prevent excessive amounts of dust as set forth below:
· Rough grading (mass grading) - when winds are greater than 25 miles
per hour averaged over one hour; and
· Precise grading - when winds are greater than 35 miles per hour
averaged over one hour.
. These control techniques shall be indicated in Project grading plans. Compliance
with the measure will be subject to periodic site inspections by the City.
. Visible dust beyond the property line emanating from the Project shall be
prevented to the maximum extent feasible.
AQ5 Ozone precursor emissions from construction equipment vehicles shall be controlled by
maintaining equipment engines in good condition and proper tune per manufacturer's
specifications, to the satisfaction of the City Engineer. Compliance with this measure will
be subject to periodic inspections of construction equipment vehicles by the City.
AQ6 The Project shall comply with SCAQMD Rule 1113, which limits the ROC content of
architectural coatings used in the SCAB or allows the averaging of such coatings, as
specified, so actual emissions do not exceed the allowable emissions if all the averaged
coatings comply with the specified limits.
AQ7 Alternative clean fuel (such as compressed natural-gas-powered construction equipment
with oxidation catalysts) must be used instead of diesel-powered engines; or, if diesel
equipment has to be used, particulate filters, oxidation catalysts and low-sulfur diesel
(diesel with a sulfur content of less than 15 ppm) shall be used.
AQ8 All vehicles shall be prohibited from engine idling in excess of ten minutes, both on-site
and off-site.
AQ9 All equipment must use aqueous diesel fuel on-site in all diesel construction equipment.
AQ10 The Project shall comply with SCAQMD Rule 1403, Asbestos Emissions From
Demolition/Renovation Activities, which specifies work practice requirements to limit
asbestos emissions from building demolition and renovation activities, including the
removal and associated disturbance of asbestos-containing material (ACM). The
requirements for demolition and renovation activities include asbestos surveying;
notification; ACM removal procedures and time schedules; ACM handling and cleanup
procedures; and storage, disposal, and landfilling requirements for asbestos-containing
waste material (ACWM). All operators are required to maintain records, including waste
shipment records, and are required to use appropriate warning labels, signs, and
markings.
January 2006
6-2
Inventory of Mitigation Measures
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
AQ11
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.
AQ12
All trucks that are to haul excavated or graded material on-site shall comply with State
Vehicle Code Section 23114, with special attention to Sections 23114(b)(F), (e)(2) and
(e)(4) as amended, regarding the prevention of such material spilling onto public streets
and roads.
AQ13
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 practical from the nearest residence.
CULTURAL RESOURCES
CUL 1 A "Test Phase," as described in the Archaeological and Historical Element of the City
General Plan shall be performed by the City selected archaeologist, and if potentially
significant cultural resources are discovered, a "Research Design Document" 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.
CUL2 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.
CUL3 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.
CUL4 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 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
with the Native American Heritage Commission and data/artifact recovery, if deemed
appropriate, shall be cond ucted.
January 2006
6-3
Inventory of Mitigation Measures
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
CUL5
CUL6
CUL7
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.
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.
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
. All ground disturbance in any portions of the project area with the potential to contain
human remains or other cultural material shall be monitored by a Native American
representative of the MLD. Activities to be monitored shall include all construction
grading, controlled grading, and hand excavation of previously undisturbed deposit,
with the exception of contexts that are clearly within the ancient marine terrace that
comprises most of this area known as Landing Hill.
. Exposure and removal of each burial shall be monitored by a Native American.
Where burials are clustered and immediately adjacent, one monitor is sufficient for
excavation of two adjoining burials.
. Excavation of test units shall be monitored. Simultaneous excavation of two test
units if less than 20 feet apart may be monitored by a single Native American.
. If screening of soil associated with burials or test units is done concurrently with and
adjacent to the burial or test unit, the Native American responsible for that burial or
test unit will also monitor the screening. If the screening is done at another location,
a separate monitor shall be required.
. All mechanical excavation conducted in deposits that may contain human remains
(i.e., all areas not completely within the marine terrace deposits) shall be monitored
by a Native American.
Notification Procedures for New Discoveries
. When possible burials are identified during monitoring of mechanical excavation, or
excavation of test units, the excavation shall be temporarily halted while the find is
assessed in consultation with the lead field archaeologist. If the find is made during
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
mechanical excavation, the archaeologist or Native American monitoring the activity
shall have the authority to direct the equipment operator to stop while the find is
assessed. If it is determined that the find does not constitute a burial, the mechanical
excavation shall continue.
. If the find is determined to be a human burial, the lead archaeologist shall
immediately notify the Site Supervisor for the developer, as well as the Principal
Investigator. The Principal Investigator shall immediately notify the MLD and the
Director of Development Services for the City of Seal Beach. The City shall provide
the Coastal Commission with weekly updates describing the finds in writing.
Identification of Additional Burials
. For all discovered human burials, attempts shall continue to be made to locate
additional burials nearby through hand excavation techniques. This shall be done
through the excavation of 1 x 1 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
terrace deposits are encountered, or to the excavation depth required for the
approved grading plan. The soil from the ETUs along the radial transects shall be
screened only if human remains are found in that unit.
. Controlled grading shall be conducted within these 50-foot heightened investigation
areas with a wheeled motor grader. The motor grader shall use an angled blade that
excavates 1 to 2 inches at a pass, pushing the soil to the side to form a low windrow.
Monitors shall follow about 20 feet behind the motor grader, examining the ground for
evidence of burials.
. When a burial is identified during controlled grading, the soil in windrows that may
contain fragments of bone from that burial shall be screened. At a minimum this shall
include the soil in the windrow within 50 feet of the burial in the direction of the
grading.
. If additional burials are found during controlled grading, additional ETUs will be hand
excavated in the radial patterns described above.
Burial Removal and StoraQe
. Consultation with the MLD shall occur regarding the treatment of discovered human
burials. If the MLD determines it is appropriate to have discovered human remains
pedestaled for removal, that activity shall be conducted in a method agreed to by the
MLD.
. After pedestaling or other agreed upon burial removal program is completed, the top
of a burial shall be covered with paper towels to act as a cushion, and then a heavy
ply plastic will be placed over the top to retain surface moisture. Duct tape shall be
wrapped around the entire pedestal, securing the plastic bag and supporting the
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pedestal. Labels shall be placed on the plastic ind icating the burial number and the
direction of true north in relation to the individual burial. Sections of rebar shall be
hammered across the bottom of the pedestal and parallel to the ground. When a
number of parallel rebar sections have been placed this way, they shall be lifted
simultaneously, cracking the pedestal loose from the ground. The pedestal shall then
be pushed onto a thick plywood board and lifted onto a pallet. A forklift shall carry the
pallet to a secure storage area or secure storage containers located on the subject
property.
. If another agreed upon burial removal program is utilized, that method shall be
carried out in a manner agreed upon after consultation with the MLD.
Study of Burial Remains
. If the burials are removed in pedestal and are incompletely exposed, osteological
studies are necessarily limited to determination (if possible) of age, sex, position,
orientation, and trauma or pathology. After consultation, and only upon written
agreement by the MLD, additional studies that are destructive to the remains may be
undertaken, including radiocarbon dating of bone or DNA studies. If the MLD
determines that only non-destructive additional studies may be allowed, one shell
may be removed from each burial and submitted for radiocarbon dating. The
assumption here is that the shell would have been part of the fill for the burial pit, and
therefore would provide a maximum age for the burial.
. The MLD may indicate a willingness to consider some additional exposure and study
of the skeletal material removed from the sites. Such study would not involve
removal of the remains from the project area, but rather would be undertaken near
the storage area. To the extent allowed by the MLD, the bones would be further
exposed within the existing pedestals or other medium containing the human remains
and additional measurements taken. Consultation with the MLD regarding the
feasibility of these additional studies prior to reburial would occur.
Repatriation of Burials and Associated Artifacts
. Once all portions of the project area have been graded to the underlying culturally
sterile marine terrace deposits, or to the excavation depth required for the approved
grading plan, the repatriation process shall be initiated for all recovered human
remains and associated artifacts. Once a reburial site has been identified and
prepared, the remains and associated artifacts shall be transported from the secure
storage area to the site for reburial. Appropriate ceremony will be undertaken during
this process at the discretion of the MLD.
Additional Studies
. Considerable additional data relating to regional research issues may be uncovered if
substantial numbers of human burials and other archaeological features are
encountered during the construction monitoring for the development. If this occurs,
add itional analysis shall be cond ucted. The analysis shall be desig ned to more
completely address the research issues discussed in the approved "Research
Design," and to provide additional mitigation of impacts to the sites in light of the new
finds. The following studies would be potentially applicable:
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
o
Radiocarbon Dating. In considering the implications of the burials in interpreting
site use and regional settlement, it is critical to assess the time range
represented by the interments. Do they correspond to the full temporal range of
site use, or only a limited timeframe? Although direct dating of the bones may
not possible due to the destructive nature of the radiocarbon technique, the MLD
may approve the removal of a single shell from the interior of each burial for
dating. Although this shall not provide a direct date of the burial, assuming the
shell was part of the burial fill it should provide a maximum age (that is, the burial
should not be older than the shell). In addition, an equivalent number of
additional samples from non-burial contexts would also be taken for comparative
purposes. These data would provide a more secure measure of the intensity of
occupation during different periods.
o Sediment Cores. Dating results obtained to date on the Hellman Ranch/John
Laing Homes properties may suggest a possible link between the use of the sites
within the project area and the productivity of the adjacent lagoon and estuary
systems. To assess this link using independent environmental data on the
subject property, two sediment cores will be taken from suitable locations of the
property. Sediments in the cores shall be examined and described in the field by
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 determine burial position; (2) photo documentation; (3) examination
of skeleton for age/sex; traumatic injury, pathology, butchering, or other cultural
modification; (4) radiocarbon dating; and (5) examination of grave dirt for
evidence of grave goods or stomach contents.
Curation
. Cultural materials recovered from the cultural resources monitoring and mitigation
program for the development shall be curated either at an appropriate facility in
Orange County, or, in consultation with the City, at the San Diego Archaeological
Center.
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
Preparation of Final Report
. 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 from all phase
of the cultural resources program. Funding shall be provided by the landowner.
GEOLOGY AND SOILS
GE01 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.
GE02 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 desig n parameters shall be used.
GE03 The potential damaging effects of regional earthquake activity shall be considered in the
design of each structure. The preliminary seismic evaluation shall be based on basic data
including the Uniform Building Code Seismic Parameters and the Sladden Report's
exhibits and tables. Structural design criteria shall be determined in the consideration of
building types, occupancy category, seismic importance factors and possibly other
factors.
GE04 Conformance with the latest Uniform Building Code and City Ordinances can be expected
to satisfactorily mitigate the effect of seismic ground shaking. 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.
GE05 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. Project
applicant shall reimburse City costs of independent third-party review of said geotechnical
report.
GE06 Loose and soft alluvial soils, expansive clay soils and all existing uncertified fill materials
shall be removed and replaced with compacted fill during site grading in order to prevent
seismic settlement, soil expansion, and differential compaction.
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
GE07 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.
GE08 All grading procedures, including soil excavation and compaction, the placement of
backfill, and temporary excavation shall comply with City of Seal Beach Standards.
GE09 Graded but undeveloped land shall be maintained weed-free and planted with interim
landscaping within ninety (90) days of completion of grading, unless building permits are
obtained. Planting with interim landscaping shall comply with NPDES Best Management
Practices.
GE010 As soon as possible following the completion of grading activities, exposed soils shall be
seeded or vegetated with a seed mix and/or native vegetation to ensure soil stabilization.
GE011 Precise grading plans shall include an Erosion, Siltation and Dust Control Plan. The
Plan's provisions may include sedimentation basins, sand bagging, soil compaction,
revegetation, temporary irrigation, scheduling and time limits on grading activities, and
construction equipment restrictions on-site. This plan shall also demonstrate compliance
with South Coast Air Quality Management District Rule 403, which regulates fugitive dust
control.
HAZARDS AND HAZARDOUS MATERIALS
HAZ1 Future businesses shall ensure that the transport of any hazardous waste that is
generated on-site be disposed of at an appropriate disposal facility by a licensed hauler,
in accordance with the appropriate State and Federal laws.
HAZ2 The applicant shall submit Project plans for review by and approval of the Orange County
Fire Authority, in accordance with appropriate State and Federal laws, to ensure that
hazardous materials are adequately contained and an emergency plan prepared for the
Fire Authority in case of a hazardous spill.
HAZ3 If the removal of the pipeline is proposed as part of the Project, the pipeline shall be
sampled as part of an asbestos survey prior to demolition work.
HAZ4 Any demolition of the existing pipeline shall comply with State law, which requires a
contractor, where there is asbestos-related work involving 100 square feet or more of
ACMs, to be certified and that certain procedures regarding the removal of asbestos shall
be followed. Additionally, workers shall be notified of the presence of ACMs as required
by California State Law, and an Asbestos Management program shall be implemented to
prevent further damage of the ACMs.
HYDROLOGY AND WATER QUALITY
HYD1 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 one
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
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
provisions include requirements for erosion and sediment control, as well as monitoring
requirement 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 of reduce pollutant discharge (pursuant to
definitions and direction).
HYD2 Prior to the issuance of the first grading or building permits, a comprehensive Water
Quality Management Plan (WQMP) shall be prepared by a registered civil engineer or a
registered professional hydrologist to protect water resources from impacts due to urban
contaminants in surface water runoff. The WQMP shall be prepared in coordination with
the Regional Water Quality Control Board, Orange County, the City of Seal Beach and the
California Coastal Commission to insure compliance with applicable National Pollutant
Discharge Elimination System (NPDES) permit requirements. The WQMP shall include a
combination of structural and non-structural Best Management Practices (BMPs) as
outlined in the Countywide NPDES Drainage Area Management Plan. Project applicant
shall reimburse City costs of independent third-party review of said Water Quality
Management Plan.
HYD3 The project is required to meet Storm Water Management regulations. The applicant
shall file for a NPDES permit with the Regional Water Quality Control Board and abide by
the conditions of the permit as issued. A copy pf 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:
. The project shall provide appropriate sediment traps in open channels and energy
dissipaters in stormwater conduits and storm drain outlets.
. Surplus or waste materials from construction shall not be placed in drainage ways or
within the 1 OO-year floodplain surface waters.
. 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 waters of the State.
. 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.
. Stabilizing agents such as straw, wood chips, and/or a hydroseeding shall be used
during the interim period after grading in order to strengthen exposed soil while
ground cover takes hold.
. Revegetated areas shall be continually maintained to ensure adequate growth and
root development.
HYD4 Standing water and drainage problems shall be corrected as part of the proposed Project
development. 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.
January 2006
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Initial Study and Mitigated Negative Declaration
NOISE
N 1 Pursuant to the City's Noise Ordinance, the construction contractor shall ensure that
general construction activities (which includes construction vehicle staging and idling
engines) be conducted only between the hours of 7:00 a.m. and 8:00 p.m. on weekdays,
between 8:00 a.m. and 8:00 p.m. on Saturday, and do not take place at any time on
Sunday or local, State, or Federal holidays.
N2 Prior to Grading Permit issuance, the Grading Plan shall be reviewed and approved by
the Planning Department to ensure compliance with the following:
. All construction equipment, fixed or mobile, shall be equipped with properly operating
and maintained mufflers, to the satisfaction of the Building Official;
. During construction, stationary construction equipment shall be placed such that
emitted noise is directed away from sensitive noise receivers, to the satisfaction of
the Build ing Official; and
. 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.
N3 Prior to the issuance of a Building Permit, subsequent noise assessments shall be
prepared, to the satisfaction of the Director of Development Services, 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.
N4 Directional speakers shall be shielded and/or oriented away from off-site residences to the
satisfaction of the Director of Development Services.
N5 Prior to the issuance of a grading permit for any of Lots 1, 2, 3, or 4 of Parcel Map 2005-4
Subdivider shall install double pane windows in the Leisure World units facing
Westminster Avenue in Buildings 1, 2, 3, 4 and 11 of Mutual 2, with the unit owner's prior
written agreement to or rejection of such installation to be obtained within 45-days of
receipt by certified mail, return receipt requested, of a request for agreement or rejection
of said replacement program. Failure of any owner/occupant of an identified residential
unit to respond in writing within said 45-day time period shall release the project
proponent from any further responsibility relative to this condition.
N6 A licensed acoustical engineer shall prepare an acoustical report indicating sound
attenuation measures for the hotel to achieve an interior noise level of 50 dBA. The
Project applicant shall reimburse City costs of an independent third-party review
conducted by a licensed acoustical engineer of the City's choosing.
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
PUBLIC SERVICES
PS1 The developer is subject to school assessment fees pursuant to California State law
(Senate Bill 50). The developer shall provide evidence of compliance to the City of Seal
Beach prior to issuance of building permits.
TRANSPORTATION AND TRAFFIC
TRA 1 Prior to the issuance of building permits, the Project applicant shall comply with the City of
Seal Beach Transportation Impact Fee Program (RTIF).
UTILITIES AND SERVICE SYSTEMS
UTIL 1 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.
UTIL2 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 the recordation of the tract map. This is in
conformance with the subdivision map act and approval authority of the City Engineer.
UTIL3 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.
UTIL4 Prior to the issuance of building permits, the applicant shall submit for approval of the City
Public Works Department a Water Quality Management Plan (WQMP) specifically
identifying Best Management Practices (BMPs) that shall be used on-site to control
predictable pollutant runoff.
UTIL5 Prior to the issuance of building permits, the applicant shall obtain coverage under
NPDES Statewide Industrial Stormwater Permit for General Construction Activities from
the State Water Resources Control Board. Evidence that this coverage has been
obtained shall be submitted to the City Public Works Department.
UTIL6 The construction contractor shall reduce construction-generated waste that is disposed of
at landfills according to State law by at least 50 percent. The contractor shall prepare a
construction waste management plan explaining the practices that would be used to
achieve this level of reduction.
UTIL7 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.
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
UTIL8 The Project applicant/individual 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 the issuance of building permits, a source
reduction program shall be prepared and submitted to the Director of Development
Services for each structure constructed on the subject properties to achieve a minimum
60 percent reduction in waste disposal rates, including green waste.
January 2006
Inventory of Mitigation Measures
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Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
7.0 CONSULTANT RECOMMENDATION
Based on the information and environmental analysis contained in the Initial Study and Environmental
Checklist, we recommend that the City of Seal Beach prepare a Mitigated Negative Declaration for the
Pacific Gateway Plaza Project. We find that the proposed Project could have a significant effect on a
number of environmental issuesJ but that mitigation measures have been specified that would .reduce
such impacts to a less than significant level. We recommend that the second category be selected for
the City of Seal Beach's determination (see Section 8.0, Lead Agency Determination).
Seotember 8, 2005
Date
~<?~ .4
Glenn Lajoie, AICP --
Vice President, Planning
Planning and Environmental Services
RBF Consulting
Seotember 8, 2005
Date
January 2006
7..1
Consultant Recommendation
Pacific Gateway Plaza
Initial Study and Mitigated Negative Declaration
8.0
LEAD AGENCY DETERMINATION
On the basis of this initial evaluation:
I find that the proposed use COULD NOT have a significant effect on the
environment and a NEGATIVE DECLARATION will be prepared.
I find that, although the proposal could have a significant effect on the environment,
there will not be a significant effect in this case because the mitigation measures
described in Section 5.0 have been incorporated. A NEGATIVE DECLARATION
will be prepared.
I find that the proposal MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposal MAY have a significant effect(s) on the environment, but at
least one effect (1) has been adequatety analyzed in an earlier document pursuant
to applicable legal standards, and (2) has been addressed by mitigation measures
based on the earlier analysis as described on attached sheets, if the effect is a
"potentially significant impact" or "potentially significant unless mitigation
incorporated.n An ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
. .;i ~
Signature . - r
City of Seal Beach
Agency
Christy Teague) AICP, Senior Planner
Printed Name and Title
September 8.) 2005
Date
D
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D
D
January 2006
8-1
Lead Agency Determination
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N
a,
CD
<:)
<:)
N
~
cu
~
c:
cu
..,