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HomeMy WebLinkAboutPC Res 1474 - 1987-10-07 , . y . . , RESOLUTION NUMBER 1474 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THAT DRAFT ENVIRONMENTAL IMPACT REPORT (EIR 87-1) FOR THE HELLMAN RANCH SPECIFIC PLAN, BE CERTIFIED AS A FINAL EIR (87-1), AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS: An Environmental Impact Report would be required due to potential effects identified in an initial questionnaire done for the General Plan Amendments and Specific Plan for the Hellman Ranch area; and WHEREAS: A Draft Environmental Impact Report (EIR 87-1) for the proposed project has been prepared for the City of Seal Beach by Michael Brandman Associates; and WHEREAS: Distribution of the Draft EIR was public and private agencies with comments and evaluation; and made to interested a solicitation of WHEREAS: A public hearing was duly called, noticed and held on the Draft EIR; and WHEREAS: The public review period for the Draft EIR ended on September 8, 1987, and incorporated within the EIR are comments of the public, staff, and other agencies, and responses thereto, and; WHEREAS: The Draft EIR is a program EIR and is subject to the following provisions of the State Guidelines for the California Environmental Quality Act: "That subsequent activities shall be examined in the light of the program EIR to determine whether an additional environmental document must be prepared." The City shall use an initial questionnaire to document the evaluation of subsequent activities to determine whether the environmental effects of the activities are covered in the Program EIR, and; WHEREAS: The Draft EIR was prepared in compliance with the California Environmental Quality Act, State Guidelines, and the policies of the City of Seal Beach, and; WHEREAS: The Draft EIR including comments and responses has been reviewed by staff, and represents their independent evaluation and analysis, and; WHEREAS: The Draft comments, responses, and attachments have been reviewed and considered, and that mitigation measures have been incorporated into the project that eliminates, avoids or substantially lessens the significant environmental effects thereof as identified in Draft EIR, comments, responses, or attachments. The environmental effects, and mitigating measures are listed in the attached Exhibit "A". Mitigation measures are specified as conditions in this resolution, and; WHEREAS: The Draft EIR (87-1) for the Hellman Specific Plan, plus comments, responses, and attachments, constitute Final EIR (8781) for the Hellman Specific Plan. ;. ~ .t-'" # . . , .' RESOLUTION NUMBER 1474 Page 2 NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby recommend to the City Council that Final EIR 87-1 for the Hellman Specific Plan has been completed in compliance with the California Environmental Quality Act. PASSED AND ADOPTED by the Planning Commission of the City of Seal Beach at a meeting thereof held on the 7fiL day of ~~ , 1987, by the following vote: NOES: Commissioners {ltnX~ V/~I ~a....p/ v~ J1~ /7mt-e ~~cr AYES: Commissioners ABSTAIN: Commissioners ABSENT: Commissioners Commission . e MANDATORY FINDINGS ON THE HELLMAN RANCH SPECIFIC PLAN FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT OCTOBER 1987 EXHIBIT A e . SECTION 1 INTRODUCTION The Environmental clearance process for the amended Hellman Ranch Specific Plan commenced formally with the circulation of a Notice of Preparation on 18 February 1987. Subsequently, three scoping sessions were held at the City of Seal Beach City Hall. A Draft Subsequent Environmental Impact Report (EIR) was circulated for public review on 17 July 1987. The Draft EIR review period officially ended 8 September 1987. The Final Subsequent Hellman Ranch Specific Plan EIR was prepared in September and October of 1987, and includes responses to public comments on the Draft EIR. Based on an analysis of the proposed project and on public input, the EIR focused on the following environmental impact areas: . Geology and Soils . Hydrology/Water Quality · Cultural Resources . Land Use . Biological Resources . Air Quality . Noise · Transporta tion/ C ircula tion . Public Services and Utilities . Aesthetics In addition, the EIR considered three alternatives to the project, including the no project/no development alternative, development of the site in conformance with the e1f:isting general plan designation and the adopted specific plan for the site, and the proposed project plus a hotel. 2 JBX/270TM05I3 e e SECTION 2 FINDINGS OF SIGNIFICANT EFFECTS 2.1 FINDINGS The CEQA and the CEQA guidelines (Section 15092) require that: No public agency shall approve or carry out a project for which an EIR has been completed that identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects accompanied by a brief explanation of the rationale for each finding. The following findings are made by the City of Seal Beach City Council in accordance with CEQA requirements. The findings address potential impacts that would result from the implementation of the proposed Hellman Ranch Specific Plan. A detailed description of potential environmental impacts and proposed mitigation measures is contained in the Final EIR which is on file at the City of Seal Beach. In addition to the documentation of potential impacts identified in the Final EIR, the following section also presents rationale in support of the findings made. The mitigation measures proposed will be incorporated into the project prior to or concurrent with project implementation. 2.2 SIGNIFICANT UNA VOIDABLE ADVERSE IMPACTS There are no significant unavoidable adverse impacts associated with the Hellman Ranch Specific Plan. Consequently, the City Council need not issue a "Statement of Overriding Considerations," per Section 15093 of the State CEQA Guidelines (as amended). 3 JBX/270TM0513 e e 2.3 SIGNIFICANT MITIGATED ADVERSE IMPACTS Significant adverse environmental impacts that would be mitigated are listed below. The City Council finds that these significant adverse impacts are mitigated to a level not considered significant. A. Geology and Soils Statement of Effects: 1. The site is traversed by Newport-Inglewood Fault). active. the Seal Beach Fault (a segment of the This fault is considered to be potentially 2. Liquefication is considered to be a significant potential hazard for development of the site. Single family residences are proposed in areas designated as having low-to-moderate potential for liquefaction. Multiple family units are proposed in a potentially mOderate-to-high liquefaction area. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: A1, A2 Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: 4 JBX/270TM05I3 e e Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: Substantial Evidence: A1. a. The design of structures on the project site shall be in accordance with the latest Uniform Building Code. b. No human occupancy structures shall be placed within 50 feet of either side of the 20-foot Seal Beach Fault zone (i.e., a 120-foot corridor), as recommended in the 1981 Study by Medall, Aragon, Worswick and Associates. A2. a. No special earthwork measures will be necessary in the low liquefaction potential areas. Single family structures will be supported on conventional continuous wall footings and floor slabs on grade. b. In moderate liquefaction potential areas, single family structures shall be supported on a rigid mat-type foundation constructed on a 3- foot blotting layer. Also, a 6-foot compacted fill blanket shall cover all lots. c. In moderate-to-high liquefaction potential areas, the proposed multiple family structures shall be supported on piles. The design of the foundation piles shall be provided after final development plans are completed. 5 JBX/270TM05I3 e e B. Hydrology/Water Quality Statement of Effects: 1. Three areas containing surface hydrocarbons may be decreasing the quality of surface water runoff during storms and may be contributing to the degradation of groundwater quality. 2. Two areas adjacent to the project site (one on the Seal Beach Naval Weapons Station to the east, the other on the Oakwoods Apartments, to the west) could potentially be classified as hazardous waste sites. If the Oakwood site is so classified (under the State Superfund program), a border zone could be established on the areas within 2,000 feet of the sites; such a zone would include portions of the project site. 3a. The onsite storm drain system is sized to prevent flooding in the proposed streets for a 10-year frequency storm. Also, for sump conditions, the storm drains are sized for 25-year frequency storms. Sumps are areas that fill during storms because there are no outlets. The project site contains sumps in the central and southwestern portions of the site. Under 24-hour flows within the drainage basin, and flows within the drainage basin from 100-year frequency storms, flood elevations would increase and inundation of on-site roads and golf- course areas could occur; however, the proposed structures on-site would be a minimum of one foot above the flood levels. 3b. The Orange County Los Alamitos Retarding Basin, north of the site, receives drainage from areas north of the basin. This facility is sized to contain up to 200 acre-feet of water, with a pump station designed to divert water out of the basin and into the San Gabriel River at a rate of 450 cubic feet per second (cfs). The retarding basin levee elevation is approximately 7 feet and the upstream watershed areas are approxi- mately 3 feet. Therefore, flooding will occur in the upstream areas before the levee is overtopped. It is not know what precise level of flood protection is provided by this retention basin to upstream or on- site areas under current development conditions in the watershed area. 6 JBX/270TM05I3 . e Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: Bl, B2a, B3 Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: B2b Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: Substantial Evidence: Bl. The three areas on the site that currently contain surface hydrocarbons shall be cleaned up under the supervision of the State Department of Health Services. In addition, at the subdivision level, the project propo- nent shall further study the extent of groundwater contamination, if any, on the project site. If necessary, a mitigation program should be implemented to restore and maintain water quality standards in the onsite groundwater basin. B2. a. If the Oakwood Apartments are designated as a State Superfund site, the project proponent shall obtain a variance or have the border zone classification removed from the project site by the State Department of Health Services. The classification shall be removed or a variance granted prior to developing the portion of the site that 7 JBX/270TM05I3 . . is classified as a border zone. Factors that would be taken into account--both in assessing whether to designate an area as Hazardous Waste Property and in considering a variance or border zone classification removal--would include the hazardous characteristics of the wastes, conditions influencing movement of the waste constituents, and factors affecting exposure of humans to the wastes. B2. b. The Seal Beach Naval Weapons Station has indicated that remediation will be accomplished for the underground fuel storage tank located east of Seal Beach Boulevard. B3. Prior to project approval, the project proponent shall submit final drainage plans to the City of Seal Beach Public Works Department. Such plans shall demonstrate that the on-site storm drain system is adequate to prevent a) street flooding in a lO-year frequency storm; b) sump flooding in a 25-year frequency storm; and c) structural flooding in a lOO-year frequency storm event. Additionally, these plans shall demonstrate that the site would be adequately protected from overtopping of the Los Alamitos Retarding Basin under lOO-year storm conditions. 8 JBX/270TM05I3 . e C. Cultural Resources Statement of Effects: 1. Various archaeological sites are located on the project site. Implementation of the project would have a potentially significant impact on the archaeological areas. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: C1 Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: Substantial Evidence: Cl. Prior to initial implementation level approvals, a certified archaeologist shall be retained by the project proponent to perform a subsurface test level investigation and surface collection as appropriate. The test level report evaluating the site shall include discussion of significance (depth, nature, condition and extent of the resources), final mitigation recommendations, and cost estimates. Prior to issuance of a grading 9 JBX/270TM05I3 e e permit, and based on the report recommendations and city policy, final mitigation shall be carried out. Possible determinations include, but are not limited to, preservation, salvage, partial salvage or a finding that no mitigation is necessary. 10 JBX/270TM05I3 e e D. Land Use Statement of Effects: 1. Several oil wells currently on the project site would need to be abandoned. 2. An abandoned oil well is proposed to be covered by one of the multiple- family complexes. 3. Project implementation would impact Gum Grove Park by eliminating approximately half of the overall park acreage. 4. Southern California Edison electrical lines would require removal and the SCE fee-owned right-of-way will be impacted from project implementation. 5. The project proposes to retain active oil wells on the project site which will result in noise and aesthetic impacts. 6. The project proposes a golf driving range during the evening and nighttime hours. adjacent residents. that would provide lighting This lighting would impact 7. The project is not consistent with the city's land use, circulation and open space elements. 8. The project may not be consistent with the Land Use Plan of the Local Coastal Plan. 9. The project site contains characteristics of a wetlands and is influenced by tides; these areas would be impacted by project implementation. 11 JBX!270TM05I3 e e Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: 01, 02, 03, 04, 05, 06, 07, 08a, 09a Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: 08b, 09b Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: Substantial Evidence: 01. The project proponent shall comply with the California Division of Oil and Gas procedures for proper abandonment of onsite oil wells and for onsite inspection of all oil wells on the site. 02. If the foundation covers the abandoned oil well, the project proponent shall provide venting of the well at least 15 feet away from the foundation, per Division of Oil and Gas requirements. Venting of the well will prevent potential methane gas from building up under the foundation. 03. The project will provide a lOS-acre golf course for public use. The proponent shall work with the City of Seal Beach to develop a plan for Gum Grove Park, including features to be added andl or retained, access to the park, and jurisdictional responsibilities. 12 JBX/270TM05I3 e . D4. The project proponent shall obtain approval from SCE regarding purchase of, or potential development within, the 100-foot-wide SCE fee-owned right-of-way. In addition, the project proponent shall consult with SCE regarding the relocation of the overhead electricity lines in the 100-foot-wide easement and the relocation of the 6-inch line in the central portion of the site. D5. Measures to reduce noise impacts include converting oil well pumps from gas to electricity, and/or construction of masonry block walls around either the pumps or residences. The provision of mechanical ventilation in adjacent residences may also be necessary to achieve acceptable noise levels. Landscaping and/or decorative barriers shall be provided to screen residents' view of the oil rigs. D6. Screening shall be provided for the residences south of the site to reduce impacts from night lighting of the golf driving range. D7. Amendments to the city's land use, circulation and open space elements shall be required prior to project approval. D8. a. A determination of consistency with the Land Use Plan of the Local Coastal Plan shall be made prior to project approval. A coastal permit shall be obtained from the Coastal Commission. b. Although the City of Seal Beach has conditioned project approval upon the accomplishment of a Coastal permit, it is the authority of the Coastal Commission to determine whether the permit shall be issued. D9. a. Upon project approval, the alteration of any coastal wetland will require a Section 1600 agreement from the California Department of Fish and Game and Section 404 permit from the Army Corps of Engineers. A permit under Section 10 of the Rivers and Harbors Act may also be required from the Army Corps of Engineers. 13 JBX/270TM05I3 e e b. Although the City of Seal Beach has conditioned project approval upon the accomplishment of appropriate permits and agreements from the California Department of Fish and Game and the Army Corps of Engineers, it is the authority of these agencies to determine whether the permits and agreements shall be issued. 14 JBX/270TM05I3 e e E. Biological Resources Statement of Effects: 1. The project as currently proposed would convert approximately 20 acres of potentially restorable coastal wetlands to urban/recreational uses. This would represent an incremental loss of biologically important wetland areas in Southern California. 2. Project implementation would remove a portion of the eucalyptus trees in Gum Grove Park and could adversely impact monarch populations. Tree studies have identified serious infestation by the eucalyptus long horn borer which may require tree removal regardless of project imple- mentation. 3. The installation of water hazards on the golf course may generate nuisance vector problems, such as mosquitos and snails. 4. Conversion of the site may result in the displacement of red fox into adjacent areas, such as Anaheim Bay and the Seal Beach Naval Weapons Station contributing to predation of clapper rails and least tern colonies in these locations. 5. Construction activity would affect wildlife in the vicinity and could displace and ultimately reduce on-site populations of rodents and small mammals. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: Ela,b, E2, E3, E4, E5 Such changes or alterations are within the responsibility and jurisdiction 15 JBX/270TM05I3 . e of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: E1c Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: Substantial Evidence: E1. a. A Coastal Permit shall be obtained from the Coastal Commission. b. Upon project approval, and prior to project implementation, the applicant will obtain an agreement from the California Department of Fish and Game (CDFG) pursuant to the California Fish and Game Code, Section 1600, and a permit from the U.S. Army Corps of Engineers pursuant to Section 404 of the Clean Water Act. In addition, the Army Corps of Engineers may also require a permit under Section 10 of the Rivers and Harbors Act. c. Although the City of Seal Beach has conditioned project approval upon accomplishment of the permit requirements indicated in E1a and b above, it is the prerogative of the responsible agencies so involved to determine whether the necessary permits and agreements will be granted. E2. a. Appropriate steps will be taken in Gum Grove Park to remove, at a minimum, all eucalyptus trees and stumps infected with the eucalyptus longhorn borer. In the event it is determined that some portion of the remaining eucalyptus trees should be retained, measures will be taken to minimize potential for reinfestation, as well as to protect against injury from branch failure. 16 JBX/270TM05I3 e e b. The city and applicant will review the tree studies and determine what number of trees, if any, should be removed, retained or replaced. The applicant will undertake a program for the restoration and/or removal as determined through this review. If it is determined that all or most of the trees shall be removed, landscaping of the project site will provide a local increase in bird habitat and may offset the potential impact on wintering monarch butterflies. c. The project proponent shall conduct a late Fall survey and an early winter survey of the monarch use of the site to determine if the monarch use of the site is a temporary or permanent winter roost. E3. Insect problems potentially generated by the installation of open water hazards shall be controlled through the introduction of mosquito fish (Gambusia sp.) as a biological method of mosquito control, water circulation through the use of pumps, and/or other acceptable mosquito abatement practices. Any chemicals required for vector control, as well as fertilizers applied in surrounding areas, shall be nontoxic to the waterfowl that will also be attracted to these water hazards. E4. To minimize the influx of red fox into adjacent areas, such as the Seal Beach Naval Weapons Station, a preconstruction trapping and removal program shall be accomplished. E5. The developer shall undertake a preconstruction trapping and removal program to reduce thje population of rodents and small mammals on the site. Grading activities would be preferable in a dry season such as fall so that it does not coincide with the height of the rodent and small mammal population cycle. 17 JBX/270TM05I3 e e F. Air Quality Statement of Effects: 1. An increase in total vehicle miles traveled (VMT) and the increased consumption of electricity and natural gas by the site residents would result in an increase in CO, NMHC and NOx levels. The project is consistent with the Air Quality Management Plan (AQMP). 2. An estimated total of 176.4 tons of fugitive dust would be generated each month of construction activity. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: Fl, F2 Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: Substantial Evidence: FI. The following measures shall be considered in project design to help reduce both stationary and mobile source emissions. 18 JBX/270TM05I3 e e , . a. Provision of a convenient bus stop location, subject to approval of the city engineer. b. Provision of bicycle storage facilities within the development that relate to planned and existing bicycle routes. c. Building design in compliance with the State Energy Conservation Standards to help reduce stationary source (natural gas combustion and power plant) offsite emissions. F2. Fugitive dust shall be controlled by regular watering, paving of construction roads and/or other dust palliative measures to meet South Coast Air Quality Management District Rule 403. 19 JBX/270TM05I3 .. .- . . . G. Noise Statement of Effects: 1. Twenty-two single-family residences may not achieve the city interior noise guidelines of 45 dB CNEL in habitable rooms. 2. Three oil wells adjacent to the proposed single-family units would impact the residences. The dwelling unit closest to the oil wells is projected to have an outdoor CNEL of 83.9 dB. This exceeds the outdoor living area standard of 65 dB and would also substantially exceed the interior noise criteria. 3. Single-family residences closest to the seven oil wells along Seal Beach Boulevard are expected to have a CNEL of 68.6 dB. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: G 1, G2, G3 Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: 20 JBX!270TM05I3 e e Substantial Evidence: G 1. Mechanical ventilation systems (enabling windows to be closed) shall be provided within the 22 single-family residences to achieve acceptable interior noise levels of less than 45 dB CNEL. G2. Additional acoustical analysis shall be undertaken and mitigation measures developed to ensure that noise from the existing three oil wells in the northern portion of the property does not exceed residential interior or exterior noise compatibility criteria. Possible mitigation measures include converting the pumps from gas to electricity, and/or construction of masonry block walls around either the pumps or residences. The provision of a mechanical ventilation system may also be necessary to achieve an acceptable interior noise level of less than 45 dB CNEL. G3. Noise mitigation will be required for the seven wells along Seal Beach Boulevard, and will include converting pumps from gas to electricity, and/or construction of concrete masonry walls around the pumpsite. 21 JBX/270TM05I3 e e H. Transportation and Circulation Statement of Effects: 1. The project incorporates an extension of First Street as a public road from Pacific Coast Highway (PCH) to Seal Beach Boulevard. 2. The proposed project would impact the existing Seal Beach Boulevard/Forrestal Lane intersection. 3. Project implementation would impact the existing First Street/PCH intersection. 4. The First Street/PCH intersection, Seal Beach Boulevard/First Street intersection and PCH/Westminster Avenue intersection would be impacted from project implementation. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: H1, H2, H3a, H4 Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: H3b. Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: 22 JBX/270TM05I3 e e Substantial Evidence: HI. a. First Street should have an 80-foot public right-of-way through the Specific Plan area from Pacific Coast Highway to Seal Beach Boulevard. Initially, the 80-foot right-of-way for First Street can be improved with one 12-foot travel lane in each direction, with an 8- foot lane for emergency parking and/or bicycling. When travel demand warrants, the road should be improved to provide for 2 twelve-foot travel lanes in each direction. b. A stop sign shall be installed on the site egress driveways to First Street; parking along the First Street extension shall be restricted to maximize safety and carrying capacity. H2. The existing signal installation at the Seal Beach Boulevard/Forrestal Lane intersection shall be slightly modified when the First Street Extension is constructed to create a 4-way intersection. H3. a. The existing signal installation at the PCH/First Street intersection should be modified when the First Street extension is constructed. Additional poles and mast arms will be required. These improvements will require a permit from Cal Trans. b. Although the City of Seal Beach has conditioned project approval on the accomplishment of the improvements listed above, it is the authority of CalTrans to determine whether to issue the necessary permits. H4. The following improvements shall be provided to mitigate the impact to the subject intersections: (1) a southbound right-turn lane and left-turn lane at First Street/PCH intersection; (2) a northbound left-turn lane at the Seal Beach Boulevard/First Street intersection; and (3) an additional northbound left-turn lane at the PCH/Westminster Avenue intersection. 23 JBX/270TM0513 e e I. Public Services and Utilities Statement of Effects: Police 1. The proposed project will impact the police department and will require additional officers and equipment. Schools 2. The project would generate 181 elementary students, 102 middle school students and 122 high school students. Electricity 3. Implementation of the proposed project would result in the relocation of existing electricity line. Parks and Recreation 4. The proposed project would eliminate approximately half of the overall Gum Grove Park acreage including a portion of the eucalyptus trees and the parking lot. Water 5. 8. The proposed project is expected to consume 0.56 million gallons of water per day, and 1.75 million gallons per day during peak hour demand. b. An 18-inch water main would need to be upgraded and relocated. c. Adequate fire flow would be needed for the proposed project. 24 JBX!270TM05I3 e e Natural Gas 6. Implementation of the project would result in the relocation of existing gas mains. Project implementation is expected to consume 0.5 therms per year. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: 11, 12, 13, 14, 15, 16 Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: Substantial Evidence: 11. a. Prior to development approval, the City of Seal Beach Police Department shall evaluate the number of additional officers and equipment needed to adequately serve the project. b. To enhance police service on the site, adequate street lighting and clearly marked street names and house numbers shall be provided by the applicant. 25 JBX!270TM0513 e e c. The applicant shall provide "neighborhood watch" signs and shall provide the funds necessary to establish a neighborhood watch program on the site. 12. The project proponent shall provide funding to the Los Alamitos School District in accordance with State Assembly Bill 2926. AB 2926 allows school districts to obtain up to $1.50 per square foot for residential structures and $0.25 per square foot for commercial structures. 13. The project proponent shall develop a plan with SCE regarding the relocation of electricity lines and towers that are currently on the project site. 14. The project will provide a lOS-acre golf course for public use. The proponent shall work with the City of Seal Beach to develop a plan for Gum Grove Park, including features to be added andl or retained, access to the park, and jurisdictional responsibilities. 15. a. The project proponent shall submit detailed drawings of the proposed water system on the project site to the Seal Beach Public Works Department prior to project approval. To reduce water demands, water conservation measures such as low-flush toilets and low-flow showers and faucets, shall be implemented. At the subdivision level, the developer shall fund a master plan water study to ensure that adequate water capacity exists to serve the development. b. Approximately 2500-feet of the existing lS-inch water main on the project site shall be upgraded. c. The project proponent will install fire service lines on the site in accordance with County standards. 16. a. The project proponent shall consult with Southern California Gas regarding the relocation of gas mains that are currently on the project site. 26 JBX/270TM0513 . . b. Building construction shall comply with the energy conservation standards set forth in Title 24 of the California Administrative Code. Energy conservation tactics, such as the use of solar water and space heating technologies, insulated water lines and energy efficient lighting, shall be incorporated into project design. 27 JBX!270TM05I3 e . J. Aesthetics Statement of Effects: 1. Night lighting from the golf driving range would impact residents adjacent to and south of the driving range. 2. Oil rigs onsite and offsite could generate significant visual impacts to the future residents of the site. Findings: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Finding for Effects No.: Jl, J2 Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by the other agency or can and should be adopted by such other agency. Finding for Effects No.: Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the final EIR. Finding for Effects No.: Substantial Evidence: J1. Screening shall be provided to reduce the visual impact of night lighting for the driving range on residences in the southern portion of the site. 28 JBX/270TM05I3 e . J2. To reduce the visual impacts on future residents of the site, landscaping and/or other decorative barriers shall be provided to screen the residents' view of the oil rigs. 29 JBX/270TM0513