Attachment A - PC Staff Report and Attachments part 4 — Long Beach City Council, September 19, 2023 (part 6 of 7)

submitted to a lead agency by a responsible agency or an agency having jurisdiction over natural resources affected by the project shall be limited to measures which mitigate impacts to resources which are subject to the statutory authority of, and definitions applicable to, that agency. Compliance or noncompliance by a responsible agency or agency having jurisdiction over natural resources affected by a project with that requirement shall not limit the authority of the responsible agency or agency having jurisdiction over natural resources affected by a project, or the authority of the lead agency, to approve, condition, or deny projects as provided by this division or any other provision of law.

The MMRP will serve to document compliance with adopted/certified mitigation measures that are formulated to minimize impacts associated with future development that would be accommodated by the Southeast Area Specific Plan.

1.2 PROJECT SUMMARY
The Project consists of a specific plan, general plan amendment, zoning ordinance amendment, and LCP amendment to shape the land use and development on 1,481 acres. The Project consists of two components:
1) the Southeast Area Specific Plan (SEASP; Specific Plan) covering 1,472 acres and 2) the conventional zoning area covering 9 acres. The conventional zoning area is described starting on Page 3-21 of this section.

Both of these areas constitute the “project” for purposes of CEQA, but are described separately below.

Southeast Area Specific Plan
The Southeast Area Specific Plan consists of 1,472 acres and includes 1,372 acres currently zoned “PD-1, SEADIP,” 94 acres of the San Gabriel River and Los Cerritos Channel, and 6 acres along the southeast edge of the current PD-1 boundary. This 6-acre area is the result of a boundary adjustment between Los Angeles and Orange County that was approved by the local area formation commission in 2012, but never updated in PD-1. The proposed Specific Plan would replace the 1977 Southeast Area Development Improvement Plan (PD-1).

Land use designations would include: Single Family Residential, Multi-Family Residential, Mobile Homes, Commercial-Neighborhood, Mixed Use Community Core, Mixed Use Marina, Industrial, Public, Open Space and Recreation, Coastal Habitat/Wetlands/Recreation, Channel/Marina/Waterway, Right-of-Way /Caltrans, and Dedicated Right-of-Way (not built).

Land use statistics are provided in Table 1-1. Buildout of the Specific Plan as revised under the Reduced Intensity Alternative would allow a total of 6,663 dwelling units, 2,398,547 square feet of commercial/employment uses, and 375 hotel rooms.

SOUTHEAST AREA MITIGATION MONITORIN G AND REPORTING PROG RAM

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Mitigation Monitoring and Reporting Program
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Table 1-1 Southeast Area Specific Plan Land Use Summary Existing Projection Net Increase
Dwelling Units 4,079 6,663 2,584
Population 6,486 10,594 4,108
Commercial/Employment (SF) 2,091,476 2,398,547 307,071
Employees 3,555 3,704 149
Hotel Rooms 375 375 0
Acres 1,3811 1,4722 0
Source: City of Long Beach; PlaceWorks (October 2015; March 2016).

1. The PD-1 boundary does not include portions of the San Gabriel River and the Los Cerritos Channel totaling 94 acres and 6 acres resulting from a County boundary adjustment approved by LAFCO.

2. The Project area consists of a total of 1,481 acres: 1) 1,472 acres within the proposed Specific Plan, which includes the 94 acres of waterways and 6 acres along the southeast boundary; and 2) 9 acres in the conventional zoning area that were in the PD-1 boundary but removed from the Specific Plan.

In addition to the required elements of the Specific Plan–such as, development standards, design guidelines– there are a number of project design features that have mitigating effects. Mobility improvements include enhanced roadway, bicycle, and pedestrian connectivity. SEASP Sections 7.2.2, Views, and 7.2.5, Special Edge Conditions, protect scenic views and require sensitive design adjacent to wetlands, marinas, and waterways.

SEASP Section 7.3.14, Bird-Safe Treatments, reduces impacts related to birds by addressing the interface between the wetlands (as essential bird habitat) and urban uses. It establishes criteria for lighting, landscaping, and façade treatments to minimize light pollution in natural areas and bird strikes. The proposed Specific Plan also establishes a Wetland Conservation and Monitoring Fund (SEASP Section 5.9) to preserve and restore wetlands and requires wetland buffers for development adjacent to wetlands (SEASP Section 5.10).

Conventional Zoning Area
The remaining nine acres of land in the Project area directly west of the Marina Vista Park are proposed to be extracted from the PD-1 zoning designation and converted to conventional zoning. This area would not be included in the proposed Specific Plan. Existing land uses in this area include single-family homes and a fire station. The proposed land use for this area was determined based on existing conditions and would be designated single-family residential. No new development is intended for this area, and no physical change (e.g., additional development intensity or redevelopment) is expected to occur; all existing uses within this area are expected to remain.

A conventional zoning designation (R-1-N, single family residential) was chosen to be consistent with the existing residential development. No new development is intended in this area. Given that the existing intensity of development is not expected to change, buildout projections for the nine-acre conventional zoning area assume no change in number of dwelling units or population. Buildout projections for the area are shown in Table 1-2.

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Table 1-2 Conventional Zoning Area
Existing Conventional Zoning/ R-Zone
Dwelling Units 39 39
Population 66 66
Public (SF) 16,693 16,693
Employees — —
Hotel Rooms — —
Acres 9 9
Notes: SF = square feet

1.3 PROJECT LOCATION
The Project area is on the southeast edge of the City of Long Beach, California, within Los Angeles County and bordering Orange County. The area encompasses 1,481 acres and consists of the area south of 7th Street, east of Bellflower Boulevard, east of the Long Beach Marine Stadium and Alamitos Bay docks, south of Colorado Street, and north and west of Long Beach’s southern boundary. The Los Cerritos Channel and San Gabriel River run through the Project area toward the Alamitos Bay and Pacific Ocean and are included as part of the Project area.

Regional access to the Project area is provided by Interstate 405 (I-405) and I-605. I-405 runs east-west, and the I-605 runs north-south near the northeastern portion of the Project area. Also, State Route 22 (SR-22) intersects with I-605 and runs east-west into the northeast portion of the Project area, and terminates as 7th Street along the Project’s northern boundary.

1.4 MITIGATION MONITORING PROGRAM ORGANIZATION
CEQA requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code 21081.6). The mitigation monitoring and reporting program is designed to ensure compliance with adopted mitigation measures during project implementation. For each mitigation measure recommended in the DEIR, specifications are made herein that identify the action required and the monitoring and reporting that must occur. In addition, a responsible agency is identified for verifying compliance with individual conditions of approval contained in the MMRP. To effectively track and document the status of mitigation measures, a mitigation matrix has been prepared (see Table 1-3).

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Mitigation Monitoring and Reporting Program
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Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor

5.3 AIR QUALITY
AQ-1 Applicants for new development projects within the Southeast Area Specific Plan shall require the construction contractor to use equipment that meets the US Environmental Protection Agency (EPA) Tier 4 emissions standards for off-road diesel-powered construction equipment with more than 50 horsepower, unless it can be demonstrated to the City of Long Beach that such equipment is not available. Any emissions control device used by the contractor shall achieve emissions reductions that are no less than what could be achieved by a Level 4 diesel emissions control strategy for a similarly sized engine, as defined by the California Air Resources Board’s regulations.

Prior to construction, the project engineer shall ensure that all demolition and grading plans clearly show the requirement for EPA Tier 4 or higher emissions standards for construction equipment over 50 horsepower. During construction, the construction contractor shall maintain a list of all operating equipment in use on the construction site for verification by the City of Long Beach. The construction equipment list shall state the makes, models, and numbers of construction equipment onsite. Equipment shall be properly serviced and maintained in accordance with the manufacturer’s recommendations. Construction contractors shall also ensure that all nonessential idling of construction equipment is restricted to five minutes or less in compliance with California Air Resources Board’s Rule 2449.

Prior to and during
construction
activities
Project
Applicant,
Engineer and
Construction
Contractor
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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The City of Long Beach shall verify that these measures have been implemented during normal construction site inspections. • Following all grading activities, the construction contractor shall reestablish ground cover on the construction site through seeding and watering.
• During all construction activities, the construction contractor shall sweep streets with SCAQMD Rule 1186–compliant,
PM10-efficient vacuum units on a daily basis if silt is carried over to adjacent public thoroughfares or occurs as a result of hauling.
• During all construction activities, the construction contractor shall maintain a minimum 24-inch freeboard on trucks
hauling dirt, sand, soil, or other loose materials and shall tarp materials with a fabric cover or other cover that
achieves the same amount of protection.
• During all construction activities, the construction contractor shall water exposed ground surfaces and disturbed areas a minimum of every three hours on the construction site and a minimum of three times per day.
• During all construction activities, the construction contractor shall limit onsite vehicle speeds on unpaved roads to no more than 15 miles per hour.
• Heavy construction vehicles trips shall be limited to off-peak hours.

During grounddisturbing activitiesProject Applicant
and Construction
Contractor
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
AQ-3 Applicants for new development projects within the Southeast Area Specific Plan shall require the construction contractor to use coatings and solvents with a volatile organic compound (VOC) content lower than required under South Coast Air Quality Management District Rule 1113 (i.e., super compliant paints). The construction contractor shall also use precoated/natural-colored building materials, where feasible.

Use of low-VOC paints and spray method shall be included as a note on architectural building plans and verified by the City of Long Beach during construction.

During
construction
activities
Project Applicant
and Construction
Contractor
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department
AQ-4 Prior to issuance of a building permit for new development projects within the Southeast Area Specific Plan, the property owner/developer shall show on the building plans that all major appliances (dishwashers, refrigerators, clothes washers, and dryers) to be provided/installed are Energy Star appliances. Installation of Energy Star appliances shall be verified by the City of Long Beach prior to issuance of a certificate of occupancy.

Prior to the
issuance of
building permits
Property Owner/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department
AQ-5 Prior to issuance of building permits for residential development projects within the Southeast Area Specific Plan, the property owner/developer shall indicate on the building plans that the following features have been incorporated into the design of the building(s).

Proper installation of these features shall be verified by the City of Long Beach prior to issuance of a certificate of occupancy.
• For multifamily dwellings, electric vehicle charging shall be provided as specified in Section A4.106.8.2 (Residential Voluntary Measures) of the CALGreen Code and the Long
Beach Municipal Code.
• Bicycle parking shall be provided as specified in Section A4.106.9 (Residential Voluntary Measures) of the CALGreen Code.

Prior to the
issuance of
building permits
Property Owner/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Prior to the
issuance of
building permits
Property Owner/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

SOUTHEAST AREA SPECIFIC PLAN MITIGATION MONITORIN G AND REPORTING PROG RAM

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Mitigation Monitoring and Reporting Program
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Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
AQ -7 New industrial land uses that have industrial equipment which requires a permit to operate from the South Coast Air Quality Management District, or have the potential to generate 40 or more diesel trucks per day, and are located within 1,000 feet of a sensitive land use (e.g. residential, schools, hospitals, nursing homes), as measured from the property line of the project to the property line of the nearest sensitive use, shall submit a health risk assessment (HRA) to the City of Long Beach prior to future discretionary project approval. The HRA shall be prepared in accordance with policies and procedures of the state Office of Environmental Health Hazard Assessment and the applicable air quality management district. If the HRA shows that the incremental cancer risk exceeds ten in one million (I0E 06), that particulate matter concentrations would exceed 2.5 µg/m3, or that the appropriate noncancer hazard index exceeds 1.0, the applicant will be required to identify and demonstrate that best available control technologies for toxics (T BACTs) are capable of reducing potential cancer and noncancer risks to an acceptable level, including appropriate enforcement mechanisms. T BACTs may include, but are not limited to, restricting idling onsite, electrifying warehousing docks to reduce diesel particulate matter, and requiring use of newer equipment and/or vehicles. T BACTs identified in the HRA shall be identified as mitigation measures in the environmental document and/or incorporated into the site development plan as a component of the project.

Prior to future
discretionary
project approval
Property Owner/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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5.4 BIOLOGICAL RESOURCES
BIO-1 Concurrent with submittal of site development plans for development on or adjacent to undeveloped land and all land within the Coastal Habitat, Wetlands & Recreation land use, the project applicant shall submit a biological resources report conducted by a qualified biologist.

The biological resources report shall include: analysis of available literature and databases (CNDDB); historical sensitive biological resources; review of current land use and land ownership within the project vicinity; on-site survey and mapping that delineates vegetation communities present within the development area; identification of jurisdictional waters and special status habitat, wildlife, and plant species. Focused surveys for sensitive, threatened, endangered species, will also be prepared, as required. The project applicant shall demonstrate that the proposed development and project design avoids impacts to special status species and habitats, in consultation with CDFW and USFWS. If complete avoidance is not possible, the project applicant shall obtain necessary permits from CDFW and USFWS.

Prior to the issuance of grading permits, the project applicant shall submit plans, required permits, and mitigation plans (if needed) to the Long Beach Development Services Department for review and approval.

Concurrent with
submittal of site
development plans
and prior to the
issuance of
grading permits
Project Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

SOUTHEAST AREA SPECIFIC PLAN MITIGATION MONITORIN G AND REPORTING PROG RAM

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Mitigation Monitoring and Reporting Program
August 2017 Page 11
Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
BIO-2 Concurrent with submittal of site development plans for development on or adjacent to undeveloped land and all land within the Coastal Habitat, Wetlands & Recreation land use, the project applicant shall submit a jurisdictional delineation prepared by a qualified biologist or letters stating that no such jurisdictional features exist. The jurisdictional delineation shall be prepared pursuant to the requirements of (1) US Army Corps of Engineers (Corps) jurisdiction pursuant to Section 404 of the Clean Water Act and Section 10 of the Rivers and Harbors Act, (2) CDFW jurisdiction pursuant to Section 1602 of the Fish and Game Code, (3) RWQB jurisdiction pursuant to Section 401 of the Clean Water Act and Section 13260 of the Porter-Cologne Act, and (4) wetlands as defined under the California Coastal Act. The project shall be designed to avoid impacts to jurisdictional wetlands. If wetland avoidance is not possible, the applicant shall ensure no net loss of wetlands either by creation of applicant-sponsored wetlands or purchase of mitigation bank credits in consultation with applicable Federal- and State- agencies (Corps, CDFW, RWQB, and/or Coastal Commission). Any mitigation, replacement, and/or restoration of habitat shall occur in the LCWC or in an approved coastal mitigation bank that covers this area. If the applicant can demonstrate that there are no logistically viable opportunities for mitigation within the LCWC, the applicant may propose mitigation elsewhere, which must be approved by the City and the resource agencies. The mitigation plan prepared in consultation with the applicable agencies shall include: responsibilities and of persons to supervise and implement the plan, site selection, restoration and creation of habitat; site preparation and planting implementation, schedule, maintenance guidelines, monitoring plan (5 year minimum), and long-term preservation. Prior to the issuance of grading permits covering jurisdictional areas, the project applicant shall provide evidence to the Long Beach Development Services Department that (1) all necessary permits or authorizations have been obtained from the Corps (pursuant to Section 404 of the Clean Water Act), CDFW (pursuant to Section 1602 of the Fish and Game Code, and RWQCB (pursuant to Section 401 of the Clean Water Act), the Concurrent with
submittal of site
development plans
and prior to the
issuance of
grading permits
Project Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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BIO-3 If sensitive biological resources are identified within or abutting to the proposed development area, the project applicant shall submit evidence to the Long Beach Development Services Department that a qualified biologist has been retained to prepare a construction management plan. The construction limits shall be clearly flagged and/or fenced. No construction access, parking, storage of equipment, or waste dirt or rubble will be permitted within such marked areas. A monitoring biologist shall be onsite during any grading activities. The qualified biologist shall also develop and implement a project specific contractor training program to educate project contractors on the sensitive biological resources within and adjacent to the proposed development project area and oversee measures to avoid and/or minimize impacts to these species.

Prior to the
issuance of
grading permits
Project Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Mitigation Monitoring and Reporting Program
August 2017 Page 13
Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
BIO-4 Prior to the issuance of grading permits for any development, the project applicant shall include noise reduction measures to reduce noise impacts to wildlife. A note shall be provided on development plans indicating that throughout grading, demolition, and construction, the property owner/developer shall be responsible for requiring contractors to implement the following measures to limit constructionrelated noise:
• During all excavation and grading on-site, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers’ standards.
• The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors (wildlife) nearest the project site.
• The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive
receptors (wildlife) during all project construction.
• No construction shall occur within 500 feet of nesting raptors or threatened or endangered species and 100 feet of all other nesting birds protected by the federal Migratory Bird Treaty Act.

Prior to the
issuance of
grading permits
Project Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department
BIO-5 Prior to approval of any development adjacent to jurisdictional waters or habitat for special status species and all land within the Coastal Habitat, Wetlands & Recreation land use, the project applicant shall submit a photometric plan demonstrating that the project will be designed and shielded so that the project’s contribution of nighttime lighting shall be no greater than 0.10 foot-candles at the edge of the habitat. This would ensure that spill light does not result in exposure of artificial light at levels exceeding the intensity of moonlight (approximately 0.5 foot-candles).

Prior to approval of
any development
adjacent to
jurisdictional
waters or habitat
for special status
species and all
land within the
Coastal Habitat
Project Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Prior to approval of
a trails/access plan
within or adjacent
to jurisdictional
waters
Project Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department
BIO-7 Prior to the issuance of building permits, the project applicant and/or subsequent builder shall prepare an urban-open space interface brochure to be approved by the Long Beach Development Services Department to educate residents on the responsibilities associated with living near sensitive biological habitat. The brochure shall address relevant issues, including the role of natural predators in the wildlands and how to minimize impacts of human and domestic pets on native communities and their inhabitants, including the “Light’s Out for Birds” programs. The approved brochure, along with attachments, shall be included as part of the rental/lease agreements and as part of the sales literature for future developments.

Prior to the
issuance of
building permits
Project Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Mitigation Monitoring and Reporting Program
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Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
BIO-8 If construction is proposed between January 15 to September 1st, a qualified biologist must conduct a nesting bird survey(s) no more than three days prior to initiation of construction activities to document the presence or absence of nesting birds in or adjacent to the project site.

The preconstruction survey(s) will focus on identifying any raptors and/or passerines nests that may be directly or indirectly affected by construction activities. Any nest permanently vacated for the season would not warrant protection pursuant to the Migratory Bird Treaty Act.

If active nests are documented, the following measures are required:
• Species-specific measures shall be prepared by a qualified biologist and implemented to prevent abandonment of the active nest. At a minimum, grading in the vicinity of a nest shall be postponed until the young birds have fledged. A minimum exclusion buffer of 100 feet shall be maintained during construction, depending on the species and location.

The perimeter of the nest setback zone shall be fenced or adequately demarcated with stakes and flagging at 20-foot intervals, and construction personnel and activities are restricted from the area.
• A survey report by a qualified biologist verifying that no active nests are present, or that the young have fledged, shall be submitted to the Long Beach Development Services Department prior to initiation of grading in the nest-setback zone. The qualified biologist shall serve as a biological monitor during those periods when construction activities occur near active nest areas to ensure that no inadvertent impacts on these nests occur.
• A final report of the findings, prepared by a qualified biologist, shall be submitted to the Long Beach Development Services Department prior to construction-related activities that have the potential to disturb any active nests during the nesting season.

No more than
three days prior to
initiation of
construction
activities
Project Applicant/
Developer and a
qualified biologist
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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5.5 CULTURAL RESOURCES
CUL-1 Future development or redevelopment projects on or near buildings or structures 45 years of age or older shall require an intensive-level historical evaluation. Prior to issuance of grading permits, the project applicant/developer shall prepare the evaluation in accordance with all applicable federal, state, and local guidelines for evaluating historical resources. If, based on the evaluation of the property, it is determined that the proposed development or redevelopment project will have a substantial adverse effect on a historical resource (i.e., it would reduce its integrity to the point that it would no longer be eligible for inclusion in the California Register of Historical Resources or in the list of Long Beach Landmarks), then the provisions of Mitigation Measure CUL-2 shall be implemented by the property owner or project
applicant/developer to eliminate or reduce the project’s impact on historical resources.

Prior to issuance
of grading permits
Project
Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department
CUL-2 If, based on the intensive-level historical evaluation required under Mitigation Measure CUL-1, it is determined that the proposed development or redevelopment project will have a substantial adverse effect on a historical resource, the City of Long Beach shall require the property owner or project applicant/developer to implement the following measures:

A. Rehabilitation According to the Secretary of the Interior’s Standards

1. If the proposed project includes renovation, alteration, or an addition to a historical resource (not including total
demolition), then the property owner or project
applicant/developer shall first seek to design all proposed renovation, alterations, or additions to the historical resource in a manner that is consistent with the Secretary of the Interior’s Standards for Rehabilitation (Standards), found at:
http://www.nps.gov/tps/standards/rehabilitation/rehab/stand. htm.

Prior to any
disturbance of a
historical resource,
as determined by
the intensive-level
historical
evaluation of a
property
Property Owner
or Project
Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
a. Plans for rehabilitation shall be created under the
supervision of a professional meeting the Department of Interior’s Professional Qualifications Standards in
Architectural History or Historic Architecture and be
designed by a licensed architect with demonstrated
historic preservation experience.
b. Plans shall be reviewed in the schematic design phase prior to any construction work, as well as in the 60 and 90 percent construction documents phases, for compliance
with the Standards by a historic preservation professional meeting the Secretary of the Interior’s Professional
Qualifications Standards with demonstrated experience
with the Standards compliance reviews.
c. The qualified historic preservation professional reviewing the plans shall create a technical memo at each phase
and submit the memo to the City of Long Beach
Development Services Department for concurrence.
d. At the discretion of the City, a detailed character-defining features analysis and/or historical resource treatment plan may need to be prepared for select historical resources by a historic preservation professional meeting the Secretary of the Interior’s Professional Qualifications Standards if the nature of the project or the significance of the property warrants such detailed analysis.
e. A qualified historic preservation professional shall monitor construction activities at key milestones to ensure that the work to be conducted complies with the Standards. The
milestones shall be agreed upon in advance by the City
and property owner or project applicant/developer.
f. City staff and the qualified historic preservation
professional shall review the finished
rehabilitation/renovation in person upon completion.
g. In the event that any historical resource(s) are leased to

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B. Retention/On-Site Relocation- For Proposed Demolition

1. If the proposed project includes total demolition of a historical resource, the property owner or project
applicant/developer shall first consider an alternative that retains the historical resource and incorporates it into the overall project development as an adaptive re-use of the building.

2. If the project site permits, the historical resource should be relocated to another location on the site, and the resource should be reincorporated into the overall project.

3. If the City determines that retention/onsite relocation of the historical resource is not feasible through a credible
feasibility study, the City shall elect to allow the property owner or project applicant/developer to move forward with the development/redevelopment project; however, all other requirements outlined in this mitigation measure shall apply.

C. Third Party Sale

1. If the City determines that retention or onsite relocation of the historical resource is not feasible, then the property owner or project applicant/developer shall offer any historical resources scheduled for demolition to the public for sale and offsite relocation by a third party:
a. The historic resource(s) shall be advertised by the
property owner or project applicant/developer at a
minimum in the following locations: project
applicant’s/developer’s website (if applicable); City of

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Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
Long Beach website; Los Angeles Times website and
print editions; Long Beach Press Telegram.
b. The bidding period shall remain open for 60 days after the date of advertisement to allow adequate response
time from interested parties.
c. Qualified parties shall meet the following minimum
qualifications to be considered a realistic buyer:
possess adequate financial resources to relocate and
rehabilitate the historical resource(s); possess an
available location for the historical resource(s); and
provide for a new use for the historical resource(s).
d. The City shall approve the qualified buyer. If no such buyer comes forward within the allotted time frame, the City shall elect to issue a demolition permit for the
historical resource. However, all other requirements
outlined in this mitigation measure shall apply.

D. Recordation

1. The property owner or project applicant/developer shall create HABS-like Level II documentation prepared in
accordance with the Secretary of the Interior’s Standards and Guidelines for Architectural and Engineering
Documentation. Information on the Standards and
Guidelines is available at the following links:
http://www.nps.gov/history/local-law/arch_stnds_6.htm.
http://www.nps.gov/history/hdp/standards/index.htm.
a. Photographs with large-format black-and-white
negatives (4 inches by 5 inches or larger) of the
property as a whole shall be provided; photocopies with large format negatives of select existing drawings, site plans, or historic views where available. A minimum of
12 views showing context and relationship of historical resources to each other shall be provided; aerial views showing the whole property shall also be provided.

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E. Salvage and Reuse

1. If offsite relocation of the historical resource by a third party is not accomplished, the property owner or project
applicant/developer shall create a salvage and reuse plan identifying elements and materials of the resource that can be saved prior to any demolition work.
a. The salvage and reuse plan shall be included in bid
documents prepared for the site and shall be created
by a historic preservation professional meeting the
Secretary of the Interior’s Professional Qualifications Standards with demonstrated experience in creating
salvage and reuse plans.
b. Elements and materials that may be salvageable
include windows; doors; roof tiles; decorative elements;

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Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
bricks, foundation materials, and/or paving materials;
framing members; furniture; lighting; and flooring
materials, such as tiles and hardwood.

2. The property owner or project applicant/developer shall identify individuals, organizations, or businesses interested in receiving the salvaged items; these may include Habitat for Humanity Restore; other affordable housing
organizations; or salvage yards. The following steps shall be taken by the property owner or project applicant/developer:
a. Identification of the individuals, organizations, or businesses interested in receiving the salvaged items
shall be completed in consultation with the City.
b. Identification of the individuals, organizations, or businesses interested in receiving the salvaged items
shall be accomplished by contacting potentially
interested parties directly first.
c. Items to be salvaged shall be advertised in the
following locations for a period of 60 days if none of the contacted parties are able to receive the items: Los
Angeles Times and Long Beach Press Telegram.

3. The property owner or project applicant/developer shall remove salvageable items in the gentlest, least destructive manner possible. Historic materials and features shall be protected by storing salvaged items in indoor, climate- and weather-controlled conditions until recipients can retrieve them. The removal of salvageable items shall be performed by a licensed contractor with demonstrated experience with implementing salvage and reuse plans.

F. Other Optional Interpretive, Commemorative, or Educational Measures
The City may also elect to require additional (optional) mitigation measures crafted in response to a specific historical resource’s

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August 2017 Page 23
Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
CUL-3 Prior to the issuance of grading permits, and for any subsequent permit involving excavation to increased depth, the project applicant for each development or redevelopment project considered for approval pursuant to the Southeast Area Specific Plan shall provide letters to the City of Long Beach from a qualified archaeologist and paleontologist (for excavations five feet below ground surface and deeper) who meet the Secretary of the Interior’s Professional Qualifications Standards.

The letters shall state that the project applicant has retained these individuals, and that the archaeological consultant will be present during all grading in previously undisturbed areas and other significant ground-disturbing activities and that the paleontological consultant will be present during all grading that occurs below 5 feet from the ground surface. In the event archeological or paleontological resources are discovered during ground-disturbing activities, the professional archeological or paleontological monitor shall have the authority to halt any activities adversely impacting potentially significant cultural resources until they can be formally evaluated. Suspension of ground disturbances in the vicinity of the discoveries shall not be lifted until the archaeological and/or paleontological monitor, in coordination with the construction contractor, has evaluated discoveries to assess whether they are significant cultural resources, pursuant to the California Environmental Quality Act (CEQA). If significance criteria are met, then the project shall be required to perform data recovery, professional identification, radiocarbon dates as applicable, and other special studies. The resources shall be offered for curation or preservation to a repository with a retrievable collection system and an educational and research interest in the materials, such as the Los Angeles County Museum of Natural History or California State University, Fullerton, or other local museum or repository. If no museum or repository is willing to accept the resource, the resource shall be considered the property of the City and may be stored, disposed of, transferred, exchanged, or otherwise handled by the City at its discretion.

Prior to the
issuance of
grading permits,
and for any
subsequent permit
involving
excavation to
increased depth
Project
Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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At least 30 days
prior to ground
disturbance
Project
Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department
CUL-5 Any development that is proposed on undeveloped or vacant land shall prepare a Phase I Cultural Resources Investigation prior to the issuance of grading permits. The cultural report shall be prepared by a qualified archeologist consistent with the most recent standards and guidelines. The report shall set forth criteria for evaluating the significance of resources discovered during construction and identify appropriate data recovery methods and procedures to mitigate project impacts on significant resources. At a minimum, the report shall include a summary of available information on known sites and sensitive locations in the project area; a historical context for the evaluation of resources that may be encountered during construction; data requirements and the appropriate field and laboratory methods to be used to acquire data needed for significance evaluation and impact mitigation. The report will also identify specific locations where cultural resources monitors would be required during grading and identify reporting and curating requirements for artifacts uncovered during Prior to the
issuance of
grading permits
Project
Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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August 2017 Page 25
Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
construction.

CUL-6 If human remains are encountered during construction excavation and grading activities, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the county coroner has made the necessary findings as to origin and disposition, pursuant to Public Resources Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the NAHC. The NAHC will then identify the person(s) thought to be the most likely descendent of the deceased Native American, who will then help determine what course of action should be taken in dealing with the remains. Preservation of the remains in place or project design alternatives shall be considered.

Within 24 hours of
discovering human
remains of Native
American descent
Project
Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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5.8 HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Prior to the issuance of grading permits for individual development projects within the Southeast Area Specific Plan, the project applicant/developer shall submit a Phase I Environmental Site Assessment (ESA) to the City of Long Beach Development Services Department to identify environmental conditions of the development site and determine whether contamination is present. The Phase I ESA shall be prepared by an Environmental Professional in accordance with the American Society for Testing and Materials (ASTM) Standard E 1527.13, Standard Practice for Environmental Site Assessments:

Phase I Environmental Site Assessment Process. If recognized environmental conditions related to soils or groundwater are identified in the Phase I ESA, the project applicant shall perform soil and soil gas sampling, as required, as a part of a Phase II ESA. If contamination is found at significant levels, the project applicant shall remediate all contaminated soils with the oversight and in accordance with state and local agency requirements (California Department of Toxic Substances Control, Regional Water Quality Control Board, Long Beach Fire Department, etc.). All contaminated soils and/or material encountered shall be disposed of at a regulated site and in accordance with applicable laws and regulations prior to the completion of grading. Prior to the issuance of building permits, a report documenting the completion, results, and any follow-up remediation on the recommendations, if any, shall be provided to the City of Long Beach Development Services Department evidencing that all site remediation activities have been completed.

Prior to the
issuance of
grading permits
Project
Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Mitigation Monitoring and Reporting Program
August 2017 Page 27
Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
HAZ-2 If soil is encountered during Project area development that is suspected of being impacted by hazardous materials, work at the subject construction activity area shall be halted, and the suspect site conditions shall be evaluated by a qualified environmental professional.

The results of the evaluation shall be submitted to the Department of Toxic Substances Control (DTSC), or the Los Angeles Regional Water Quality Control Board (RWQCB) or other applicable oversight agency, as appropriate, and the necessary response/remedial measures shall be implemented—as directed by DTSC, RWQCB, or other applicable oversight agency—until all specified requirements of the oversight agencies are satisfied and a no further action status is attained.

During grading
activities
Project
Applicant/
Developer
Long Beach
Development
Services
Long Beach
Development
Services

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Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
HAZ-3 Prior to the issuance of demolition permits for any buildings or structures, the project applicant/developer shall conduct the following inspections and assessments for all buildings and structures onsite and shall provide the City of Long Beach Development Services Department with a copy of the report of each investigation or assessment.
• The project applicant shall retain a California Certified Asbestos Consultant (CAC) to perform abatement project
planning, monitoring (including air monitoring), oversight, and reporting of all asbestos-containing materials (ACM) encountered. The abatement, containment, and disposal of all ACM shall be conducted in accordance with the South Coast Air Quality Management District’s Rule 1403 and
California Code of Regulation Title 8, Section 1529
(Asbestos).
• The project applicant shall retain a licensed or certified lead inspector/assessor to conduct the abatement, containment, and disposal of all lead waste encountered. The contracted lead inspector/assessor shall be certified by the California Department of Public Health (CDPH). All lead abatement shall be performed by a CDPH-certified lead supervisor or a CDPHcertified worker under the direct supervision of a lead supervisor certified by CDPH. The abatement, containment, and disposal of all lead waste encountered shall be conducted in accordance with the US Occupational Safety and Health Administration Rule 29; CFR Part 1926; and California Code of Regulation, Title 8, Section 1532.1 (Lead).
• Evidence of the contracted professionals attained by the project applicant shall be provided to the City of Long Beach Development Services Department. Additionally, contractors performing ACM and lead waste removal shall provide
evidence of abatement activities to the City of Long Beach Building and Safety Bureau.

Prior to the
issuance of
demolition permits
Project
Applicant/
Developer
Long Beach
Development
Services
Long Beach
Development
Services

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Mitigation Monitoring and Reporting Program
August 2017 Page 29
Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor

5.9 HYDROLOGY AND WATER QUALITY
HYD-1 Prior to the issuance of permits for any development or redevelopment projects pursuant to the Southeast Area Specific Plan, the City of Long Beach shall ensure that the following drainage improvements are fully funded for and implemented:
• Any development or redevelopment project that would
impact existing storm drain facilities within the Southeast Area Specific Plan area (public and private) that is less than 24-inches in size shall fully fund upsizing of such facilities to a minimum 24-inch or greater pipe size as prescribed by City of Long Beach Public Works Department.
• Any development or redevelopment project that would
impact the four segments of City of Long Beach’s storm
drains in Pacific Coast Highway for which improvements
were recommended by the 2005 Master Plan of Drainage
Update shall fully fund upsizing of those storm drain
segments as indicated below or other final size as
prescribed by City of Long Beach Public Works Department.  Segments 220835 and 220015 to 30 inches;
 Segment 220805 to 54 inches;
 Segment 220710 to 84 inches.
• Any development or redevelopment project that would
impact the four segments of City of Long Beach’s storm
drains in Seville Way (Segment 220810) for which
improvements were recommended by the 2005 Master Plan
of Drainage Update shall fully fund upsizing of that storm drain segment to 48 inches or other final size as prescribed by City of Long Beach Public Works Department.

Prior to the
issuance of
grading or
building permits
Long Beach
Development
Services
Department in
coordination with
Project
Applicant/
Developer
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department

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Page 30 ends

Prior to the
issuance of
grading or
building permits
Project
Applicant/
Developer
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department
HYD-3 The project applicant/developer of each development or redevelopment project that would be accommodated by the Southeast Area Specific Plan shall request the “allowable discharge rate” – which limits peak flow discharges as compared to existing conditions based on regional flood control constraints – from the Los Angeles County Department of Public Works, and shall comply with such discharge rate. Compliance with the “allowable discharge rate” shall be demonstrated in the hydrology and hydraulic study to be completed pursuant to Mitigation Measure HYD-2.

Prior to the
issuance of
grading or building
permits
Project
Applicant/
Developer
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department
HYD-4 The project applicant/developer, architect, and construction contractor for each development or redevelopment project that would be accommodated by the Southeast Area Specific Plan shall incorporate low-impact development (LID) best management practices (BMPs) within the respective project, providing for water quality treatment and runoff reduction and/or detention in accordance with local stormwater permit requirements.

Prior to the
issuance of
grading or building
permits
Project
Applicant/
Developer,
Architect, and
Construction
Contractor
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department
HYD-5 Upon submission of development applications for development projects in the tsunami inundation zone (as identified in the City’s Natural Hazards Mitigation Plan) the Development Services Department shall provide project applicants with tsunami awareness and preparedness materials.

During
development
applications
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Mitigation Monitoring and Reporting Program
August 2017 Page 31
Table 1-3 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
HYD-6 Prior to certificate of occupancy, project applicants and developers shall demonstrate to the Development Services Department that lease agreements and disclosures provided to homeowners and tenants disclose that those parties would be in a tsunami inundation zone (as identified in the City’s Natural Hazards Mitigation Plan). This notification shall include tsunami awareness and preparedness materials as well as information outlining applicable evacuation plans and routes.

Prior to certificate
of occupancy
Project
Applicant/
Developer
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department

5.12 NOISE
N-1 Prior to issuance of demolition, grading, and/or building permits for development projects accommodated by the Southeast Area Specific Plan, a note shall be provided on development plans indicating that ongoing during grading, demolition, and construction, the property owner/developer shall be responsible for requiring contractors to implement the following measures to limit construction-related noise:
• Construction activity is limited to the daytime hours between 7 AM to 7 PM on Monday through Friday and 9 AM to 6 PM
on Saturday, as prescribed in the City’s municipal code.

Construction is prohibited on Sundays.
• All internal combustion engines on construction equipment and trucks are fitted with properly maintained mufflers. • Stationary equipment such as generators and air
compressors shall be located as far as feasible from nearby noise-sensitive uses.
• Stockpiling is located as far as feasible from nearby noisesensitive receptors. • Construction traffic shall be limited to the haul routes established by the City of Long Beach.

Prior to issuance
of demolition,
grading, and/or
building permits
Project
Applicant/
Developer and
Architect
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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Prior to the
issuance of
building permits
Project
Applicant/
Developer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department
N-3 Prior to issuance of a building permit for projects involving the development of new industrial uses within 200 feet of any existing residential use, the property owner/developer shall retain an acoustical engineer to conduct an acoustic analysis that includes a vibration analysis for potential impacts from vibration generated by industrial activities. The detailed acoustical analysis shall be submitted to the City of Long Beach Development Services Department for review and shall demonstrate that the vibration levels at any nearby residential use would be below 78 VdB during the daytime (7 AM to 10 PM) and 72 VdB during the nighttime (10 PM to 7 AM), which are the Federal Transit Administration’s daytime and nighttime criteria to regulate general vibration impacts at affected residential uses.

Prior to the
issuance of
building permits
Project
Applicant/
Developer and
Acoustical
Engineer
Long Beach
Development
Services
Department
Long Beach
Development
Services
Department

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5.16 TRANSPORTATION AND TRAFFIC
TRAF-1 Prior to the issuance of the first building permit pursuant to the proposed Project, the City of Long Beach shall update the City’s traffic mitigation fee program to include the improvements outlined in Mitigation Measure TRAF-3. The City shall prepare a "nexus" study that will serve as the basis for requiring development impact fees under AB 1600 legislation, as codified by California Code Government Section 66000 et seq., to support changes under consideration for the SEASP. The established procedures under AB 1600 require that a "reasonable relationship" or nexus exist between the traffic improvements and facilities required to mitigate the traffic impacts of new development pursuant to the proposed Project.

Traffic improvements and facilities necessary to mitigate the Project impacts shall be included, among other improvements, in the AB 1600 nexus study. The City’s fee program shall be updated based on the nexus study. Fees are assessed when there is new construction, an increase in square footage in an existing building, or the conversion of existing square footage to a more intensive use. The development fees collected are applied toward circulation improvements and right-of-way acquisition.

Fees are calculated by multiplying the proposed square footage, dwelling unit, or hotel room by the appropriate rate. Traffic mitigation fees are included with any other applicable fees payable at the time the building permit is issued. The City will use the traffic mitigation fees to fund construction (or to recoup fees advanced to fund construction) of the transportation improvements identified in Mitigation Measure TRAF-3.

Prior to issuance
of the first building
permit
City of Long
Beach
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department
TRAF-2 As part of the subsequent environmental review for development projects that would be accommodated by the SEASP, a site-specific traffic study shall be prepared by the project applicant/developer to evaluate the project’s potential traffic and transportation impacts consistent with the City of Long Beach Guidelines for Signalized Intersections and the Los Angeles County CMP Guidelines to identify specific improvements, as deemed necessary, to provide safe and efficient onsite circulation and access, and limit cut through traffic on adjacent neighborhoods. The traffic study for the first development project to be considered under the SEASP shall include an analysis of signal timing of 2nd Street through Naples to identify timing adjustments needed to improve signal synchronization.

The traffic study shall be approved by the Public Works Department.

Payment of fees, construction of improvements, and signal timing shall be implemented prior to issuance of a building permit.

As part of the
subsequent
environmental
review for
development
projects
Project
Applicant/
Developer
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department

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TRAF-3 Prior to issuance of building permits for development projects that would be accommodated by the SEASP, project applicants/developers shall make fair-share payments to the City of Long Beach toward construction of the traffic improvements listed below. The following traffic improvements and facilities are necessary to mitigate impacts of the SEASP and shall be included in the City’s fee mechanism(s):

Existing With Project Improvements
Studebaker Road & SR-22 Westbound Ramps: Construct a spiral striped roundabout with two circulating lanes, with a southbound slip (bypass) lane. The southbound approach would be striped with two through lanes and one shared through-left turn lane; the westbound approach would have two left turn lanes and one right turn slip lane; and the northbound approach would have two through lanes and one right turn slip lane. This measure would be funded through the City of Long Beach Capital Improvement Plan (CIP) and fair-share contributions from area developments.
• 3. Studebaker Road & SR-22 Westbound Ramps: Construct a spiral striped roundabout with two circulating lanes, with a southbound slip (bypass) lane. The southbound approach would be striped with two through lanes and one shared through-left turn lane; the westbound approach would have two left turn lanes and one right turn slip lane; and the northbound approach would have two through lanes and one right turn slip lane. This measure would be funded through the City of Long Beach Capital Improvement Plan (CIP) and fair-share contributions from area developments. Alternatively, the intersection could remain signalized with the following improvements:
• Modify the westbound approach from two left turn lanes and one right turn lane, to three left turn lanes and one right turn lane.
• Modify the southbound approach from one left turn lane and one through lane, to one left turn lane and three through lanes.
• Optimize the AM and PM signal cycle lengths and splits. • 17. Shopkeeper Road & 2nd Street: This intersection would require the following improvements:
• Modify the northbound approach from one shared throughleft turn lane and one right turn lane, to one shared throughleft turn lane and two right turn lanes.

Prior to the
issuance of
occupancy permits
Project
Applicant/
Developer
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department

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Mitigation Monitoring and Reporting Program
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• Modify the westbound approach from one left turn lane, two through lanes, and one shared through-right turn lane, to two left turn lanes, two through lanes, and one shared
through-right turn lane.
• 27. 2nd Street & Bay Shore Ave Avenue: This intersection would require the following improvements:
• Reconfigure the northbound approach to provide a
dedicated left-turn lane, and a shared through/right-turn lane.
• Add a southbound right-turn lane.
• Add an eastbound right-turn lane and restripe the shared through/right-turn lane as a through lane.

Cumulative Year (2035) With Project Improvements
• 3. and 11. Studebaker Road & SR-22 West- and Eastbound Ramps:

Construct a spiral striped roundabout with two circulating lanes, with a southbound slip (bypass) lane. The southbound approach would be striped with two through lanes and one shared through-left turn lane; the westbound approach would have two left turn lanes and one right turn slip lane; and the northbound approach would have two through lanes and one right turn slip lane. This measure would be funded through the City of Long Beach Capital Improvement Plan (CIP).

Alternatively, the intersection could remain signalized and with the following improvements:
• Modify the westbound approach from two left turn lanes and one right turn lane, to three left turn lanes and one right turn lane.
• Modify the northbound approach from one through lane and one shared through-right turn lane, to two through lanes and one shared through-right turn lane.
• Modify the southbound approach from one left turn lane and one through lane, to one left turn lane and three through lanes.
• Optimize the AM and PM signal cycle lengths and splits. • 15. Marina Drive & 2nd Street: This intersection would require the following improvements:
• Modify the northbound approach from one left turn lane, one

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shared through-left turn lane, one through lane, and one right turn lane, to two left turn lanes, one through lane, and one right turn lane.
• Modify the southbound approach from one left turn lane, one shared through-left turn lane, and one right turn lane, to two left turn lanes, one through lane, and one right turn lane. • Modify the westbound approach from one left turn lane, two through lanes, and one shared through-right turn lane, to two left turn lanes, two through lanes, and one shared
through-right turn lane.
• 17. Shopkeeper Road & 2nd Street: This intersection would require the following improvements:
• Modify the westbound approach from one left turn lane, two through lanes, and one shared through-right turn lane, to two left turn lanes, two through lanes, and one shared
through-right turn lane.
• Modify the eastbound approach from one left turn lane, two through lanes, and one shared through-right turn lane, to one left turn lane, three through lanes, and one right turn lane.
• 20. PCH & Studebaker Road: This intersection would require the following improvements:
• Modify the southbound approach from one left turn lane, two through lanes, one right turn lane, and one right turn lane, to one left turn lane, three through lanes, one right turn lane. • Optimization of the PM signal cycle lengths and splits.

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TRAF-4 Prior to issuance of building permits for development projects that would be accommodated by the SEASP, project applicants/developers shall make fair-share payments to the City of Seal Beach toward construction of the traffic improvement listed below. Fair-share payments shall occur through either: 1) an agreement between the developer and City of Seal Beach to pay fair share funding for the improvement or 2) payment to the City of Seal Beach traffic mitigation fee program that is based on nexus requirements contained in the Mitigation Fee Act (Govt. Code § 66000 et seq.) and 14 Cal. Code of Regs. § 15126.4(a)(4). The traffic mitigation fee program must include the intersection improvements identified below. If the City’s traffic fee program has not incorporated the intersections identified below at the time of building permits and the applicant has made reasonable efforts to contribute its fair share, then project applicants shall have no further obligation to comply with this mitigation measure.
• 9. Seal Beach Boulevard & 2nd Street/Westminster
Boulevard: Modify the northbound approach from having one left turn lane, two through lanes, and one shared through-right turn lane, to having one left turn lane, three through lanes, and one right turn lane.
• 22. PCH & Seal Beach Boulevard: This intersection would require three through lanes on the northbound approach.

Prior to the
issuance of
occupancy permits
Project
Applicant/
Developer
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department
TRAF-5 Prior to issuance of grading permits for development projects that would be accommodated by the SEASP, project applicants/developers shall prepare a construction management plan. The construction management plan shall be approved by the City of Long Beach Public Works Department. The construction management plan shall identify construction hours, truck routes, travel patterns for haul routes, staging and parking areas, staggered worker arrival times, and safety procedures for pedestrians and cyclists. The construction management plan shall prohibit the use of heavy construction vehicles during peak hours. The plan shall also require the construction contractor to implement the following measures during construction activities, which shall be discussed at the pre-grading conference/meeting:
• Minimize obstruction of through-traffic lanes and provide temporary traffic controls, such as a flag person, during all roadway improvement activities to maintain adequate access for Prior to the
issuance of
grading permits
Project
Applicant/
Developer
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department

SOUTHEAST AREA SPECIFIC PLAN MITIGATION MONITORIN G AND REPORTING PROG RAM

CITY OF LONG BEACH
Mitigation Monitoring and Reporting Program

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emergency vehicles and personnel.
• Develop a traffic plan to minimize interference for emergency vehicles and personnel from demolition and construction activities (e.g., advanced public notice of demolition and construction activities)
TRAF-6 Prior to issuance of the first the occupancy permits for development projects that would be accommodated by the SEASP, the City and Caltrans shall jointly identify feasible operational and physical improvements and the associated fair-share funding contribution necessary to mitigate Project-related impacts to state transportation facilities. In the event that Caltrans prepares a valid study, as defined below, that identifies fair share contribution funding sources attributable to and paid from private and public development to supplement other regional and State funding sources necessary undertake improvements to the I-22, I-605, and I-405, in the Project study area, then the project applicant shall use reasonable efforts to pay the applicable fair share amount to Caltrans.

The study shall be reviewed and approved by the California Transportation Commission. It shall include fair share contributions related to private and or public development based on nexus requirements contained in the Mitigation Fee Act (Govt. Code § 66000 et seq.) and 14 Cal. Code of Regs. § 15126.4(a)(4) and, to this end, the study shall recognize that impacts to Caltrans I-22, I-605, and I-405 facilities that are not attributable to development located within the City of Long Beach are not required to pay in excess of such developments’ fair share obligations. The fee study shall also be compliant with Government Code § 66001(g) and any other applicable provisions of law. The study shall set forth a timeline and other relevant criteria for implementation of the recommendations contained within the study to the extent the other agencies agree to participate in the fee study program.

In the event the study has been prepared, project applicants shall use reasonable efforts to pay the fair share amount to Caltrans. If Caltrans chooses to accept the project applicant’s fair share payment, Caltrans shall apply the payment to the fee program adopted by Caltrans or agreed upon by the City and Caltrans as a result of the fair share fee study. Caltrans shall only accept the fair share payment if the fair share Prior to the
issuance of the
first occupancy
permits
City of Long
Beach
Long Beach
Development
Services and
Public Works
Departments
Long Beach
Development
Services
Department

SOUTHEAST AREA SPECIFIC PLAN MITIGATION MONITORIN G AND REPORTING PROG RAM

CITY OF LONG BEACH
Mitigation Monitoring and Reporting Program
August 2017 Page 39
fee study has been completed. If, within five years from the date that the first building permit is issued for the Project, Caltrans has not completed the fair share fee study, then project applicants shall have no further obligation to comply with this mitigation measure

SOUTHEAST AREA SPECIFIC PLAN MITIGATION MONITORIN G AND REPORTING PROG RAM

CITY OF LONG BEACH
Mitigation Monitoring and Reporting Program

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Planning Commission July 20, 2023
6615 – 6695 East Pacific Coast Highway
Site Plan Review, Lot Line Adjustment, Lot Merger, and Local Coastal Development Permit for a project that includes the demolition of two existing office buildings (6615 and 6695 East Pacific Coast Highway) on the site, and the construction of a new six-story mixed-use project consisting of 390 residential dwelling units (seventeen [17] of which are affordable [very low income]), 5,351 square feet of commercial/retail space in a building with 576 vehicular parking spaces in an above-grade parking structure, 196 bicycle parking spaces, and 45,141 square feet of public and private open space area within the Mixed-Use Community Core (MU-CC) designation of the Southeast Area Specific Plan (SP-2). (District 3) Application No. 2201-12 and 2208-10
Vicinity Map
2 Zoning:
• Southeast Area Specific Plan(SP-2),
Mixed-Use Community Core (MU-CC)
General Plan (1989):
• Mixed Uses (LUD 7)
General Plan (2019):
• Regional Serving Facility (RSF)
LCP Area:
• Southeast Area
Coastal Zone:
• Coastal Zone (City Jurisdiction)
Legend
Mixed-Use Development Site
Building and Parking to Remain
Public Right-of-Way (Studebaker Road) to be
improved
Existing Conditions – Development Site
3 Existing Conditions – Building to Remain
4 Project Proposal
5 The proposed project includes the following requested approvals:
• Site Plan Review to:
o Demolish two existing office buildings, paved areas, and ornamental vegetation. Existing office building at 6621 E Pacific Coast Highway would remain in place.
o Construct a 6-story mixed-use development consisting of:
• 390 residential units (17 affordable units [very-low]) • 5,351 square feet of commercial/retail
• 576 vehicle parking spaces
• 196 bicycle parking spaces
• Construct necessary improvements within public right-of-way. • Lot Line Adjustment between 6615 and 6621 E Pacific Coast Highway • Lot Merger to merge two parcels (development site)
• Local Coastal Development Permit for all discretionary and subdivision actions.

State Density Bonus
6 State Density Bonus Law (Government Code Section 65915 through 65918) • The Applicant is proposing 17 very-low-income affordable units in the project, which qualifies the project for a 20 percent increase in the base density established for the site.
• Pursuant to state law, the Applicant is entitled to concessions, incentives and/or waivers:
• Incentive: Building massing
• Waiver: Building height
• Waiver: Building stories
• Waiver: Building story requirements along Shopkeeper Road fronting wetlands
• Waiver: Variety of heights
• Project is eligible for reduced parking under Senate Bill (SB) 1818 = total 576 parking spaces
• 456 parking spaces for the residential uses,
• 98 parking spaces for residential guest uses (SEASP)
• 22 spaces are required for the commercial (SEASP)
Development Site
7 Building to
Remain
Renderings and Materials
8 Floor Plan - Typical
9 • The ground floor areas include indoor
amenity areas adjacent to outdoor
common space.
• Residential units wrap three sides of
the above-grade parking structure.
• The orientation of the proposed
project is informed by the site shape,
requirements to provide open space
(public and private), location of
required view corridor/paseo, and site
access from Studebaker Road.

Landscape Plan
10 Ground Level Roof Deck
Open Space
11 • Required Open Space = 20 percent of project area (32,645 square feet) • Provided Open Space = 45,141 square feet
• Public Open Space Provided = 24,507 square feet
• Private (Outdoor) Open Space Provided = 20,634 square feet Lot Merger and Lot Line Adjustment
12 Potential Shopkeeper Road (Not Part of Project)
13 Potential Shopkeeper Road Alignment SEASP Figure 7-4 • The existing Shopkeeper Road dedicated public right-of-way is unbuilt. • Consistent with SEASP, the project was designed to not preclude the connection of Shopkeeper Road to Studebaker in an alignment that will not impact a delineated wetland. • The extension of Shopkeeper Road is not included as part of this application.

1. The design is harmonious, consistent and complete within itself and is compatible in design, character and scale, with neighboring structures and the community in which it is located;

2. The design conforms to any applicable special design guidelines adopted by the Planning Commission or specific plan requirements, such as the design guidelines for R-3 and R-4 multifamily development, the downtown design guidelines, PD guidelines or the General Plan;

3. The design will not remove significant mature trees or street trees, unless no alternative design is possible;

4. There is an essential nexus between the public improvement requirements established by this ordinance and the likely impacts of the proposed development;

5. The project conforms with all requirements set forth in Chapter 21.64 (Transportation Demand Management), which requirements are summarized in Table 25-1; and

6. The approval is consistent with the green building standards for public and private development, as listed in Section 21.45.400.

7. The project is in compliance with the housing replacement requirements of Section 21.11.050 of Chapter 21.11 (No Net Loss) or Section 21.68.040.E of this Title, as applicable, and will result in the same or greater number of dwelling units; and in the case of existing affordable dwelling units, that the dwelling units will be replaced at the same or deeper affordability levels, and that applicable tenant protections of the Long Beach Municipal Code will be met.

Required Findings – Site Plan Review
14 1.

Each adjusted lot shall have a minimum lot width of twenty-five feet (25') and in no case shall such lot width be less than four-fifths (⅘) of the average lot width within a radius of three hundred feet (300') from said lot;

2. No zoning violations shall result from the adjustment;

3. Individual sewer connections are available to each adjusted lot, or necessary easements are provided to the satisfaction of the director of public works;

4. All drainage across the adjusted lot line shall be eliminated or necessary easements are provided to the satisfaction of the director of public works; and

5. A processing fee for a lot line adjustment shall be paid to the director of public works as provided for in the city council resolution establishing fees.

Required Findings – Lot Line Adjustment
15 1. Any one of such contiguous parcels or units held by the same owner does not conform to the minimum size standards as required by the zoning regulations, and at least one of such contiguous parcels is not developed with a separate building for which a permit has been issued by the city; or

2. A single project is developed on contiguous lots in such a manner that one or more of these recorded lots could be sold separately from this project but will result in reduction of required parking, setbacks, open spaces, or violation of other development standards as specified in the current zoning regulations.

Required Findings – Lot Merger
16 1. The proposed development conforms to the certified Local Coastal Program, including but not limited to all requirements for replacement of low- and moderate-income housing; and

2. The proposed development conforms to the public access and recreation policies of Chapter 3 of the Coastal Act.

This second finding applies only to development located seaward of the nearest public highway to the shoreline.

3. For an application for a religious assembly use, if an exception or waiver of LCP requirements is sought under section 21.52.219.8.G, that the exception or waiver allows the minimum deviation from LCP requirements necessary to comply with RLUIPA, and that the decisionmaker has imposed all conditions necessary to comply with all provisions of the LCP, with the exception of the provision(s) for which implementation would violate RLUIPA.

4. The proposed development is sited, designed and managed to minimize the transport of pollutants by runoff into coastal waters and groundwater, and to minimize increases in runoff volume and velocity from the site which may adversely impact coastal resources or coastal bluff stability. Best management practices shall be implemented, as applicable, including but not limited to applicable local, regional, state and federal water quality permits, standards and guidance provided in the LCP, best practices and other measures as may be recommended by the city engineer.

5. For an application to restrict short-term rentals in accordance with the provisions and procedures outlined in Chapter 5.77 (Short-Term Rentals) of the certified LCP, the project shall conform with the certified local coastal program, including with the provisions relating to coastal access and recreation. The required findings must include a cumulative impacts analysis informed, at least in part, by monitoring data collected on approved projects that restrict STRs and on STRs throughout the coastal zone. The responsible hearing body shall also find…
Required Findings – Local Coastal Development Permit
17 • The project shall comply with Mitigation Measures included in Program Environmental Impact Report (EIR 02-16) (SCH # 2015101075).
• The applicant shall file a restrictive covenant to maintain the 17 dwelling units as affordable housing for very-low income households for a period not less than 55 years.
• The existing Covenants, Conditions, and Restrictions (CC&Rs) shall be amended to reflect the shared parking areas. • The architectural, design, and materials shall comply with plans presented to the Planning Commission. • Building shall meet LEED Silver certification.
• All landscaping shall comply with the plant palette included in Appendix D of SEASP. • Public access signage shall be included in the sign program and installed prior to occupancy. • The building shall contain all electric appliances with the residential units. • The project shall join the SEASP Transportation Management Association (TMA). • The final selection of window and door systems shall be in compliance with Bird-Safe Treatment requirements of SEASP. • Final photometric plan required to demonstrate compliance with SEASP lighting requirements. • All modifications to onsite vegetation, including trees, shall be in compliance with the Migratory Bird Treaty Act (MBTA) and SEASP policies.
• Conditions related to parking policies in the vicinity of the Alamitos Bay Marina.

Conditions of Approval
18 California Environmental Quality Act
19 • A Program EIR State Clearinghouse No.2015101075) (EIR 02-16) ) (SCH No. 2023040370) was prepared pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines for the SEASP. • A Compliance Checklist (PECC 03-23) was prepared for the proposed project that included the following technical studies:
• Air Quality and Greenhouse Gas Analysis
• Biological Technical Report
• Historic Evaluation
• Geotechnical Investigation Report
• LID Feasibility Screening Memorandum
• Phase I Environmental Site Assessment
• Sea Level Rise Analysis
• Construction Noise Modeling
• Transportation Memorandum
• Sewer Area Study
• Will Serve Letters: Water Department, Energy Resources Department, Southern California Edison • Based on the project-specific analysis, the project is consistent with and within the scope of the project previously analyzed as part of the SEASP Program EIR and subject to the SEASP Mitigation Monitoring and Reporting Program and warrants no further environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15168 and 15162.

Noticing
20 • Noticing of the hearing was completed in accordance with Section 21.21 of the Municipal Code.
• A total of 184 notices of public hearing were mailed to a 300-foot radius on July 3, 2023.
• Six (6) notices were posted on the project site.
• Three (3) public comments have been received in response to the required noticing.

Recommendation
21 • Determine that the project is consistent with and within the scope of the project previously analyzed as part of the Southeast Area Specific Plan Program Environmental Impact Report (State Clearinghouse No.2015101075) (PECC 03-23) and subject to the Southeast Area Specific Plan Mitigation Monitoring and Reporting Program and warrants no further environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15168 and 15162; • Approve Site Plan Review (SPR22-082), and adopt the proposed findings and conditions of approval related thereto, for a project consisting of the demolition of two existing office buildings (6615 and 6695 East Pacific Coast Highway) on the site, and the construction of a new six-story mixed-use project consisting of 390 residential dwelling units (seventeen [17] of which are affordable [very low income]), 5,351 square feet of commercial/retail space in a building with 576 vehicular parking spaces in an above-grade parking structure, 196 bicycle parking spaces, and 45,141 square feet of public and private open space area within the Mixed-Use Community Core (MU-CC) designation of the Southeast Area Specific Plan (SP-2) located at 6615, 6621, and 6695 East Pacific Coast Highway; • Approve Lot Line Adjustment (LLA22-002), and adopt the proposed findings and conditions of approval related thereto, to reposition the eastern property line between two parcels (APNs: 7237-020-050 and 7237-020-041); • Approve a request to merge (LMG22-012) two (2) lots (APNs: 7237-020-050 and 7237-020-040) into a single 163,249- square-foot (3.75-acre) lot, and adopt the proposed findings and conditions of approval related thereto; and, • Approve a Local Coastal Development Permit (LCDP22-049) for all discretionary and subdivision actions required for the proposed project and adopt the proposed findings and conditions of approval related thereto. (District 3) Thank you
Maryanne Cronin
[email protected]
Elevations
23 Elevations
24 Long Beach Marketplace
Planning Commission Hearing
July 20, 2023
Who is Carmel
Partners?

WE CREATE EXCEPTIONAL MULTIFAMILY

COMMUNITIES THAT ENRICH LIVES AND

NEIGHBORHOODS
• Founded in 1996
• Vertically Integrated: Investment,
Development, Construction & Asset
Management
• Built over 4,500 units in Southern
California in past 10 years
• 80% non-profit investors

Long Beach
Marketplace
6615 and 6695 E. Pacific Coast
Highway
• Acquired 5.32-acre site in 2017, prior to
SEASP certification
• Project site located on 3.75 acres; 6621 E.

PCH office building will remain in place
• Design team:
• Architect: Architects Orange
• Landscape: Urban Arena
• Design
• Designed to comply with SEASP
• Designed to allow for future Shopkeeper
Rd connection
Gateway Rendering
PCH
PCH
1 Maryanne Cronin
From: Carol Williams <[email protected]>
Sent: Wednesday, July 19, 2023 5:40 PM
To: [email protected]; Council District 3
Cc: City Manager; [email protected]; Maryanne Cronin; Carol Williams Subject: Interval House Offices 6615 PCH
Attachments: Interval House Concerns 6615 PCH.pdf
‐EXTERNAL‐
Dear Suzie Price and Kristina Duggan,
As you might know, Interval House has been in our office in the Long Beach Marketplace Offices for the past 25 years. With the help of friends and designers like Barbara Barry, we took out walls and made our office space beautiful. Interval House has 80 employees and for all of our outreach centers and offices, we pay over $280,000 a year in rent for over 10,000 square feet of space. Interval House has been at this location for over 25 years and we are working on critical programs for the community. We work very hard to pay for these spaces that we call home.

Our office spaces at 6615 Pacific Coast Highway in the Marketplace Office Park is now up for redevelopment.

We have tried for the past couple of years to vigorously request information from the management and owners (a conglomerate) about when they would be asking us to vacate our offices. (There is a little clause in our lease saying they can give us 6 months notice to leave our space.) The management never gets back to us. Once again, we have been here over 25 years and we have upgraded our 8,000 square feet of office space in an extraordinary way.

They just won’t respond.

The location we are in is imperative as it is important for us to be near Seal Beach / Orange County and, of course, to be in Long Beach as well.
2 The management has told us over the past two years that there won’t be any problem and there will be a building (6621 PCH) near the oil wells that won’t be torn down due to environmental reasons.

When we ask to move to the building now, they won’t respond. The space that would be big enough for us seems to be occupied. They have told us that the renters there owe them money and that they will get them out but this never happens.

There’s a planning hearing tomorrow Thursday night about the development of our building. It seems very strange that we would need to go to a public meeting to ask the same questions that we have been asking our landlords.

Is there any way that the City staff that is working on the building plans and permits can talk with the actual owner and make them talk to us?
Questions:

Before the meeting tomorrow night, we were hoping to get input from you as to whether or not you could help us to get the owners and management to let us know what the future holds:

When will they be actually tearing down the building?
When can we move to the other building 6621 PCH?
Other Options:

In Naples, there is a building I know you are all aware of 5470 2nd Street, Long Beach. It used to have Naples Sushi and it also had the offices of Suzie Price’s campaign at one time. As you are probably well aware, the owners of this location never seemed to rent it out and we were wondering if you could help us (maybe you Suzie because you might know the owners there) to see if you could help us find a space in that building.

In Closing:
3 Is there somebody that we can talk to in the City Manager’s office or in the planning department that could enlighten us before the hearing tomorrow?
Lediya Beltran, our Director of Administration and Finance, and Jerry Arceo, Facilities and Special Projects Director, will plan on being at that Planning Hearing tomorrow if there will be any benefit in that to find out some concrete information.

Please note we are cc:ing City Manager ,Tom Modica, the Planning Bureau Manager, Alison Spindler-Ruiz, and the Project Planner, Maryanne Cronin, in hopes that they will be able to help us as well.

Should we try to contact any other officials to help us? Rex Richardson, Robert Garcia, or Josh Lowenthal?
We know you all know how critical it is for our life saving programs to be assured of our home, our 80 employees and our hundreds of clients depend on this.

Please see attached letter that we have written to the management.

Thank you very much for any assistance you can give us.

Carol Williams
(562) 754-8224 cell
‐‐
Carol Williams
Executive Director
Interval House
Tel: (562) 594‐9492
Fax: (562) 596‐3370
[email protected]
4 1
Alex Medina
From: Rebekah Youngblood <[email protected]>
Sent: Thursday, July 20, 2023 9:35 AM
To: PlanningCommissioners
Cc: Mitchell Tsai; Mitchell M. Tsai Attorney at Law, P.C.; Stephanie Papayanis Subject: SWMSRCC - [City of Long Beach, 6615 Pacific Coast Highway]- Comment Letter Attachments: 20230720_Long Beach_6615 PCH_Cmt Ltr _v2_Complete.pdf ‐EXTERNAL‐
Good Morning,
Attached please find our comment letter regarding agenda item #2 (23‐056PL) for the Planning Commission meeting today.

Please confirm receipt of this email.

Thank you very much for your time.
‐‐
Rebekah Youngblood
Office Manager
Mitchell M. Tsai, Attorney At Law
139 South Hudson Avenue Suite 200
Pasadena, CA 91101
Phone: (626) 314-3821
Fax: (626) 389-5414
Email: [email protected]
Website: http://www.mitchtsailaw.com
CONFIDENTIALITY NOTICE: This e-mail transmission, and any documents, files or previous e-mail messages accompanying it, may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this message is STRICTLY PROHIBITED and may violate applicable laws including the Electronic Communications Privacy Act. If you have received this transmission in error, please immediately notify us by reply e-mail at [email protected] or by telephone at (626) 381-9248 and destroy the original transmission and its attachments without reading them or saving them to disk. Thank you.

P: (626) 381-9248
F: (626) 389-5414
E: [email protected]
Mitchell M. Tsai
Attorney At Law
139 South Hudson Avenue
Suite 200
Pasadena, California 91101

VIA E-MAIL
July 20, 2023
Planning Commission
City of Long Beach
411 W. Ocean Blvd., 3rd Fl.

Long Beach, CA 90802
Em: [email protected]
RE: Agenda Item No. 2: 6615 Pacific Coast Highway Project Dear Chair Verduzco-Vega and Honorable Commissioners,
On behalf of the Southwest Mountain States Regional Council of Carpenters (“Southwest Mountain States Carpenters” or “SWMSRCC”), my Office is submitting these comments to the City of Long Beach (“City”) regarding the 6615 Pacific Coast Highway project (Project”).

The Project consists of the demolition of two existing office buildings and the construction of a new six-story mixed-use development consisting of 390 residential dwelling units (seventeen [17] of which are affordable [very low income]), 5,351 square feet of commercial/retail space, a 576 vehicular parking structure, and private open space area.

The Southwest Mountain States Carpenters is a labor union representing 63,000 union carpenters in 10 states, including California, and has a strong interest in well-ordered land use planning and in addressing the environmental impacts of development projects. Individual members of SWMSRCC live, work, and recreate in the City and surrounding communities and would be directly affected by the Project’s environmental impacts.

The Southwest Mountain States Carpenters expressly reserves the right to supplement these comments at or prior to hearings on the Project, and at any later hearing and proceeding related to this Project. Gov. Code, § 65009, subd. (b); Pub. Res. Code, § 21177, subd. (a); see Bakersfield Citizens for Local Control v. Bakersfield (2004) 124 City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

Page 2 of 27 ends

Cal.App.4th 1184, 1199-1203; see also Galante Vineyards v. Monterey Water Dist. (1997) 60 Cal.App.4th 1109, 1121.

The Southwest Mountain States Carpenters incorporates by reference all comments raising issues regarding the environmental assessment for the Project prior to approval of the Project. See Citizens for Clean Energy v City of Woodland (2014) 225 Cal.App.4th 173, 191 (finding that any party who has objected to the project’s environmental documentation may assert any issue timely raised by other parties).

I. THE CITY SHOULD REQUIRE THE USE OF A LOCAL
WORKFORCE TO BENEFIT THE COMMUNITY’S ECONOMIC

DEVELOPMENT AND ENVIRONMENT
The City should require the Project to be built using local workers who have graduated from a Joint Labor-Management Apprenticeship Program approved by the State of California, have at least as many hours of on-the-job experience in the applicable craft which would be required to graduate from such a state-approved apprenticeship training program, or who are registered apprentices in a state-approved apprenticeship training program.

Community benefits such as local hire can also be helpful to reduce environmental impacts and improve the positive economic impact of the Project. Local hire provisions requiring that a certain percentage of workers reside within 10 miles or less of the Project site can reduce the length of vendor trips, reduce greenhouse gas emissions, and provide localized economic benefits. As environmental consultants Matt Hagemann and Paul E. Rosenfeld note:
[A]ny local hire requirement that results in a decreased worker trip length from the default value has the potential to result in a reduction of construction-related GHG emissions, though the significance of the reduction would vary based on the location and urbanization level of the project site.

March 8, 2021 SWAPE Letter to Mitchell M. Tsai re Local Hire Requirements and Considerations for Greenhouse Gas Modeling.

Workforce requirements promote the development of skilled trades that yield sustainable economic development. As the California Workforce Development Board and the University of California, Berkeley Center for Labor Research and Education concluded:

City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

Page 3 of 27 ends

[L]abor should be considered an investment rather than a cost—and investments in growing, diversifying, and upskilling California’s workforce can positively affect returns on climate mitigation efforts. In other words, well-trained workers are key to delivering emissions reductions and moving California closer to its climate targets.1
Furthermore, workforce policies have significant environmental benefits given that they improve an area’s jobs-housing balance, decreasing the amount and length of job commutes and the associated greenhouse gas (“GHG”) emissions. In fact, on May 7, 2021, the South Coast Air Quality Management District found that that the “[u]se of a local state-certified apprenticeship program” can result in air pollutant reductions.2

Locating jobs closer to residential areas can have significant environmental benefits.

As the California Planning Roundtable noted in 2008:

People who live and work in the same jurisdiction would be more likely to take transit, walk, or bicycle to work than residents of less balanced communities and their vehicle trips would be shorter. Benefits would include potential reductions in both vehicle miles traveled and vehicle hours traveled.3
Moreover, local hire mandates and skill-training are critical facets of a strategy to reduce vehicle miles traveled (“VMT”). As planning experts Robert Cervero and Michael Duncan have noted, simply placing jobs near housing stock is insufficient to achieve VMT reductions given that the skill requirements of available local jobs must match those held by local residents.4 Some municipalities have even tied local hire and 1 California Workforce Development Board (2020) Putting California on the High Road: A Jobs and Climate Action Plan for 2030 at p. ii, available at https://laborcenter.berkeley.edu/ wp-content/uploads/2020/09/Putting-California-on-the-High-Road.pdf. 2 South Coast Air Quality Management District (May 7, 2021) Certify Final Environmental Assessment and Adopt Proposed Rule 2305 – Warehouse Indirect Source Rule – Warehouse Actions and Investments to Reduce Emissions Program, and Proposed Rule 316 – Fees for Rule 2305, Submit Rule 2305 for Inclusion Into the SIP, and Approve Supporting Budget Actions, available at http://www.aqmd.gov/docs/defaultsource/Agendas/Governing-Board/2021/2021-May7-027.pdf?sfvrsn=10. 3 California Planning Roundtable (2008) Deconstructing Jobs-Housing Balance at p. 6, available at https://cproundtable.org/static/media/uploads/publications/cpr-jobshousing.pdf 4 Cervero, Robert and Duncan, Michael (2006) Which Reduces Vehicle Travel More: JobsHousing Balance or Retail-Housing Mixing? Journal of the American Planning Association City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

Page 4 of 27 ends

other workforce policies to local development permits to address transportation issues. Cervero and Duncan note that:

In nearly built-out Berkeley, CA, the approach to balancing jobs and housing is to create local jobs rather than to develop new housing. The city’s First Source program encourages businesses to hire local residents, especially for entry- and intermediate-level jobs, and sponsors vocational training to ensure residents are employment-ready. While the program is voluntary, some 300 businesses have used it to date, placing more than 3,000 city residents in local jobs since it was launched in 1986. When needed, these carrots are matched by sticks, since the city is not shy about negotiating corporate participation in First Source as a condition of approval for development permits.

Recently, the State of California verified its commitment towards workforce development through the Affordable Housing and High Road Jobs Act of 2022, otherwise known as Assembly Bill No. 2011 (“AB2011”). AB2011 amended the Planning and Zoning Law to allow ministerial, by-right approval for projects being built alongside commercial corridors that meet affordability and labor requirements.

The City should consider utilizing local workforce policies and requirements to benefit the local area economically and to mitigate greenhouse gas, improve air quality, and reduce transportation impacts.

II. THE CITY SHOULD IMPOSE TRAINING REQUIREMENTS FOR
THE PROJECT’S CONSTRUCTION ACTIVITIES TO PREVENT
COMMUNITY SPREAD OF COVID-19 AND OTHER INFECTIOUS

DISEASES
Construction work has been defined as a Lower to High-risk activity for COVID-19 spread by the Occupations Safety and Health Administration. Recently, several construction sites have been identified as sources of community spread of COVID19.5

72 (4), 475-490, 482, available at http://reconnectingamerica.org/assets/Uploads/UTCT825.pdf. 5 Santa Clara County Public Health (June 12, 2020) COVID-19 CASES AT

CONSTRUCTION SITES HIGHLIGHT NEED FOR CONTINUED VIGILANCE IN SECTORS THAT HAVE REOPENED, available at https://www.sccgov.org/sites/ covid19/Pages/press-release-06-12-2020-cases-at-construction-sites.aspx.

City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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Southwest Mountain States Carpenters recommend that the City adopt additional requirements to mitigate public health risks from the Project’s construction activities.

SWMSRCC requests that the City require safe on-site construction work practices as well as training and certification for any construction workers on the Project Site.

In particular, based upon Southwest Mountain States Carpenters’ experience with safe construction site work practices, SWMSRCC recommends that the City require that while construction activities are being conducted at the Project Site:

Construction Site Design:
• The Project Site will be limited to two controlled entry points.
• Entry points will have temperature screening technicians taking temperature readings when the entry point is open. • The Temperature Screening Site Plan shows details
regarding access to the Project Site and Project Site logistics for conducting temperature screening.
• A 48-hour advance notice will be provided to all trades prior to the first day of temperature screening.
• The perimeter fence directly adjacent to the entry points will be clearly marked indicating the appropriate 6-foot social distancing position for when you approach the screening area. Please reference the Apex temperature screening site map for additional details.
• There will be clear signage posted at the project site directing you through temperature screening.
• Provide hand washing stations throughout the
construction site.

Testing Procedures:
• The temperature screening being used are non-contact
devices.
• Temperature readings will not be recorded.

City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

Page 6 of 27 ends

• Personnel will be screened upon entering the testing center and should only take 1-2 seconds per individual.
• Hard hats, head coverings, sweat, dirt, sunscreen or any other cosmetics must be removed on the forehead before
temperature screening.
• Anyone who refuses to submit to a temperature screening or does not answer the health screening questions will be
refused access to the Project Site.
• Screening will be performed at both entrances from 5:30 am to 7:30 am.; main gate [ZONE 1] and personnel gate
[ZONE 2]
• After 7:30 am only the main gate entrance [ZONE 1] will continue to be used for temperature testing for anybody gaining entry to the project site such as returning personnel, deliveries, and visitors.
• If the digital thermometer displays a temperature reading above 100.0 degrees Fahrenheit, a second reading will be taken to verify an accurate reading.
• If the second reading confirms an elevated temperature, DHS will instruct the individual that he/she will not be allowed to enter the Project Site. DHS will also instruct the individual to promptly notify his/her supervisor and his/her human resources (HR) representative and provide them with a copy of Annex A.

Planning
• Require the development of an Infectious Disease
Preparedness and Response Plan that will include basic
infection prevention measures (requiring the use of personal protection equipment), policies and procedures for prompt identification and isolation of sick individuals, social distancing (prohibiting gatherings of no more than 10
people including all-hands meetings and all-hands lunches) City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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communication and training and workplace controls that
meet standards that may be promulgated by the Center for Disease Control, Occupational Safety and Health
Administration, Cal/OSHA, California Department of
Public Health or applicable local public health agencies.6 The United Brotherhood of Carpenters and Carpenters International Training Fund has developed COVID-19 Training and Certification to ensure that Carpenter union members and apprentices conduct safe work practices. The City should require that all construction workers undergo COVID-19 Training and Certification before being allowed to conduct construction activities at the Project Site.

Southwest Mountain States Carpenters has also developed a rigorous Infection Control Risk Assessment (“ICRA”) training program to ensure it delivers a workforce that understands how to identify and control infection risks by implementing protocols to protect themselves and all others during renovation and construction projects in healthcare environments.7

ICRA protocols are intended to contain pathogens, control airflow, and protect patients during the construction, maintenance and renovation of healthcare facilities.

ICRA protocols prevent cross contamination, minimizing the risk of secondary infections in patients at hospital facilities.

The City should require the Project to be built using a workforce trained in ICRA protocols.

III. THE CITY MUST PREPARE A SUBSEQUENT ENVIRONMENTAL

IMPACT REPORT FOR THE PROJECT
CEQA is a California statute designed to inform decision makers and the public about the potential, significant environmental effects of a project. 14 California Code of 6 See also The Center for Construction Research and Training, North America’s Building Trades Unions (April 27 2020) NABTU and CPWR COVIC-19 Standards for U.S Constructions Sites, available at https://www.cpwr.com/sites/default/files/NABTU_ CPWR_Standards_COVID-19.pdf; Los Angeles County Department of Public Works (2020) Guidelines for Construction Sites During COVID-19 Pandemic, available at https://dpw.lacounty.gov/building-and-safety/docs/pw_guidelines-construction-sites.pdf. 7 For details concerning Southwest Carpenters’ ICRA training program, see https://icrahealthcare.com/.

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Regulations (“CEQA Guidelines”) § 15002(a)(1).8 At its core, “[i]ts purpose is to inform the public and its responsible officials of the environmental consequences of their decisions before they are made.” Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal. 3d 553, 564.

To achieve this purpose, CEQA mandates preparation of an Environmental Impact Report (“EIR”) for projects so that the foreseeable impacts of pursuing the project can be understood and weighed. Communities for a Better Environment v. Richmond (2010) 184 Cal. App. 4th 70, 80. The EIR requirement “is the heart of CEQA.” CEQA Guidelines, § 15003(a).

The preparation and circulation of an EIR is more than a set of technical hurdles for agencies and developers to overcome. The EIR’s function is to ensure that government officials who decide to build or approve a project do so with a full understanding of the environmental consequences and, equally important, that the public is assured those consequences have been considered. For the EIR to serve these goals it must present information so that the foreseeable impacts of pursuing the project can be understood and weighed, and the public must be given an adequate opportunity to comment on that presentation before the decision to go forward is made. Communities for a Better Environment v. Richmond (2010) 184 Cal. App. 4th 70, 80 (quoting Vineyard Area Citizens for Responsible Growth, Inc. v. City of Rancho Cordova (2007) 40 Cal. 4th 412, 449–450).

Here, the City contends that no subsequent EIR is necessary pursuant to CEQA Guidelines sections 15162 and 15168(c)(2) because the Project is within the scope of activities analyzed in the 2017 Southeast Area Specific Program EIR (“SAESP” and “PEIR”) and will not result in any new significant impacts or changed circumstances.

The City’s contention is legally erroneous.
8 The CEQA Guidelines, codified in Title 14 of the California Code of Regulations, section 15000 et seq, are regulatory guidelines promulgated by the state Natural Resources Agency for the implementation of CEQA. (Cal. Pub. Res. Code § 21083.) The CEQA Guidelines are given “great weight in interpreting CEQA except when . . . clearly unauthorized or erroneous.” Center for Biological Diversity v. Department of Fish & Wildlife (2015) 62 Cal. 4th 204, 217.

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A. The City’s Invoked CEQA Exemption Based on Tiering from a Program EIR Is Legally Unsupported
As an initial matter, the CEQA Guidelines § 15152 provide that “tiering“ refers to using the analysis of general matters contained in a broader EIR (such as one prepared for a general plan or policy statement) with later EIRs and negative declarations on narrower projects; incorporating by reference the general discussions from the broader EIR; and concentrating the later EIR or negative declaration solely on the issues specific to the later project.” (Emph. added.) Thus, the CEQA tiering Guidelines contemplate future EIRs or NDs, or at least initial studies, rather than a total CEQA exemption. Hence, the City’s alleged CEQA exemption cannot stand.

Such conclusion is consistent with Court of Appeal’s recent ruling, providing that:
“If the subsequent project is consistent with the program or plan for which the EIR was certified, then ‘CEQA requires a lead agency to prepare an initial study to determine if the later project may cause significant environmental effects not examined in the first tier EIR.’ (Ibid., citing Pub. Resources Code, § 21094, subds. (a), (c).) ‘If the subsequent project is not consistent with the program or plan, it is treated as a new project and must be fully analyzed in a project—or another tiered EIR if it may have a significant effect on the environment.’” (San Mateo Gardens, supra, 1 Cal.5th at p. 960.)” (Save Our Access v. City of San Diego (2023) __ Cal.App.5th __ [2023 Cal. App. LEXIS 478, at *32-33] (June 23, 2023, No. D080071), emph. added.)
Moreover, under Save Our Access v. City of San Diego, supra, the standard of review of the agency’s decision as to whether to prepare a new or supplemental EIR based on tiering from a Program EIR is fair argument and therefore de novo:
“We similarly apply the fair argument test to review an agency's determination whether to prepare a new or supplemental EIR in a later new project following certification of a program EIR. (Sonoma, supra, 6 Cal.App.4th at pp. 1319, 1320–1321.) The Legislature's use of similar language in sections 21151 and 21094 indicate “it intended to establish a similar low threshold for an agency's determination whether to prepare a new EIR on a later new project that follows certification of a program or plan EIR. In other words, if there is substantial evidence in the record City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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that the later project may arguably have a significant adverse effect on the environment which was not examined in the prior program EIR, doubts must be resolved in favor of environmental review and the agency must prepare a new tiered EIR, notwithstanding the existence of contrary evidence.” (Sonoma, at pp. 1319, 1320–1321.)” (Save Our Access v.

City of San Diego (2023) ___Cal.App.5th___ [2023 Cal. App. LEXIS 478, at *53-54, (June 23, 2023, No. D080071)], emph. added.)
Thus, a tiering CEQA exemption is not warranted as a matter of law, and, under the fair argument standard of review an agency’s CEQA decision based on tiering from a Program EIR, there is a fair argument the Project will have impacts. Hence, the City must prepare an EIR, given the potential for significant environmental impacts stemming from the Project, as discussed below.

B. The PEIR Failed to Analyze the Project’s Environmental Justice Impacts Under state law: “[E]nvironmental justice” means the fair treatment of people of all races, cultures, and incomes with respect to the development, adoption, implementation, and enforcement of environmental laws, regulations, and policies.” (Gov. Code, § 65040.12, subd. (e).) “Fairness in this context means that the benefits of a healthy environment should be available to everyone, and the burdens of pollution or other physical impacts should not be focused on sensitive populations or on communities that already are experiencing its adverse effects.”9 See also, Cal. Gov. Code § 65302(h) [environmental justice].

As shown by the below screenshot, the 2022 CalEPA Final Map of Disadvantaged Communities demonstrates that the Project site is precisely within the disadvantaged community area.
10 9 See, https://oag.ca.gov/environment/justice 10
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Thus, the PEIR, which was circulated and certified in 2017 and far before the 2018 legislative changes requiring an analysis of environmental justice principles and public participation and involvement of people in disadvantaged communities who will be subject to more air and other impacts, did not and could not have studied the Project’s impacts on the disadvantaged communities. A subsequent EIR must therefore be prepared to study this impact on the disadvantaged communities, including their potential health impacts due to the proposed massive increase in density and intensity on a site that has been historically subject to less intensive office uses.

C. There Are New Transportation Impact Methodology Requirements, Not Analyzed in the PEIR
In July 2020, Senate Bill (“SB”) 743 took effect in order to help reduce transportation impacts. Specifically, SB 743 changed the standard for evaluating transportation impacts under CEQA from a Level of Service (“LOS”) standard to Vehicle Miles Traveled (“VMT”) standard. Thus, pursuant to CEQA Guidelines, section 15064.3(a), VMT “is the most appropriate measure of transportation impacts”.

While not focused on traffic congestion as with LOS, the VMT standard imposes specific requirements to not exceed or even reduce VMT depending on the type of the project. Thus, according to the 2018 Governor’s Office of Planning and Research City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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(“OPR”) Technical Advisory on Evaluating Transportation Impacts in CEQA (“OPR Technical Advisory”), “projects that generate or attract fewer than 110 trips per day generally may be assumed to cause a less-than-significant transportation impact.”11 It then follows that projects generating or attracting more than 110 trips may have significant impacts. Here, the Project proposes 390 units, over 5,000 sf. of commercial/retail space, 567 vehicle parking spaces, and over 50,000 sf. of public open space. As such, it will reasonably foreseeably generate or attract far more than 110 trips per day and may therefore have significant impacts under the OPR Technical Advisory.

Moreover, per the OPR Technical Advisory, 12 the land use project VMT thresholds recommended by OPR for projects in metropolitan planning organization (MPO) areas are listed below:
• For residential projects, OPR recommends a project threshold of 15 percent below the existing VMT per capita, either measured as a regional VMT per capita or as city VMT per capita. The VMT for the residential metric only includes VMT generated by residents, some of which starts and ends outside the area.
• For office projects, OPR recommends a project threshold of 15 percent below the existing regional VMT per employee. The VMT for the office metric only includes VMT generated by workers employed in the area. • For retail projects, OPR recommends a project threshold of any net increase in total area VMT. Another VMT per capita threshold option is total VMT per service population (total of residents and employees). (Ibid. at 12-14.) It does not appear the Project meets these thresholds either; in any event, the OPR’s 2018 thresholds of significance for traffic impacts were not and could not have been part of the prior community plan of 2017 or its EIR.

11 Office of Planning and Research, Technical Advisory on Evaluating Transportation Impacts in CEQA (Dec. 2018), p. 12, available at https://opr.ca.gov/docs/20190122- 743_Technical_Advisory.pdf (accessed on May 23, 2023.) 12 See, https://opr.ca.gov/docs/20180416-743_Technical_Advisory_4.16.18.pdf City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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Here, the PEIR, which was certified in 2017, relies on the outdated LOS methodology to analyze traffic and transportation impacts. Draft PEIR (“DPEIR”) at 5.16-8, et seq.13
Although the Project attempts to rectify the PEIR’s failure by conducting a VMT analysis, the VMT analysis, by the Project’s own admission, “is not consistent with the City’s current transportation impact study guidelines” because it analyzes the Project’s VMT using the PEIR’s methodology (i.e. estimating per service population) rather based “on a per capita basis and compared against Los Angeles County as a regional baseline.” Project Environmental Analysis (EA”) at 170.14 Thus, there is a fair argument that the Project may have traffic impacts under the VMT threshold standards, requiring an EIR to analyze the Project’s VMT in accordance with the City’s transportation impact guidelines and OPR Guidelines in order to adequately assess and mitigate the Project’s transportation impacts.

D. The Project Requires New Feasible Mitigation Measures to Mitigate Greenhouse Gas Impacts
The Project at hand also requires new feasible mitigation measures not specified in the PEIR such as electric vehicle (“EV”) parking and charging stations and solar system installation. Such measures are of particular importance given the PEIR’s conclusion that its GHG impacts are “significant and unavoidable” and that its “cumulative contribution to the long-term GHG emissions in the state would be considered potentially significant”. DPEIR at 5.7-29; 5-7-49.

First, although the PEIR notes that projects must comply with the CALGreen Building Code (“GBC”) (DPEIR at 5.7-44), it identifies an outdated version of the GBC and therefore fails to specify the new requirement that residential buildings must designate 10% of their parking spaces as EV capable, equip 25% of the parking spaces with low power level 2 EV charging receptacles, and equip 5% of the spaces with level 2 EV supply equipment. GBC 4.106.4.2. Nor does the Project specify how many of the 576 provided parking spaces will be EV capable and ready, if at all. 13 The DPEIR can be found at
http://longbeach.legistar.com/View.ashx?M=F&ID=5416407&GUID=DD29947D-598F44DF-9CCD-3E466135D92D. 14 The EA is available at http://longbeach.legistar.com/View.ashx?M=F&ID=12165911&GUID=FC79C233-89E1- 4801-8932-1C73065DB377.

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Further, both the PEIR and the Project fail to include a mitigation measure requiring the installation of photovoltaic and battery system, as required by section 1040.10 of the 2022 Energy Efficiency Standards. Thus, a subsequent EIR must be prepared to specify and incorporate these additional feasible mitigation measures.

E. The Project May Have Significant Hazardous Material and Public Health Impacts Which Were Not Analyzed in the PEIR
Yet another reason why an EIR must be prepared is because there is a fair argument that the Project may have significant unanalyzed hazardous material impacts stemming from the Project site being located within the boundary of the former Seal Beach Oil Field and Chevron Seal Beach Gas Plant. See, Environmental Analysis (“EA” as part of the Attachment J to the Staff Report, Appendix J) at 113.

Notably, while acknowledging the potential of hazards impacts, the EA for the Project defers identification and mitigation of same until at the time of issuing permits. Thus, the City proposes mitigation measures, whereby the Applicant will provide a new updated Phase I assessment, and – if that assessment determines that there are recognized environmental conditions (“REC”) on site – then also a Phase II assessment and a Health Risk Assessment (“HRA”). EA, at 116.

The mitigation measure is ineffective and illusory. First, there should be no doubt that there are RECs on the Project site, in light of the potential vapor intrusion and the more comprehensive definition of REC under the ASTM Standard E1527-21, adopted by the Environmental Protection Agency (“EPA”). Thus, under the ASTM’s revised standards, adopted by EPA as of 2022, a REC is more broadly defined:
• “Under ASTM E1527-13, a REC is defined as the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment.
• Under ASTM E1527-21, a REC means (1) the presence of
hazardous substances or petroleum due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products due to a likely release to the environment; or (3) the presence of hazardous substances or petroleum products City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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under conditions that pose a material threat of a future release to the environment. Further, the new standard provides clarifying discussion notes and examples to assist the environmental professional in applying the definition. Together, the new definition and interpretations direct a consultant to rely on the environmental professional’s experience regarding the likelihood of certain conditions resulting in releases, such as the long term operation of a dry cleaner, instead of discounting that professional experience based on the lack of current “indications of a release.”15 (ital. original, bold emphasis added.)
In light of the Project’s admitted proximity to the former Seal Beach Oil Field and Chevron Seal Beach Gas Plant, there must be RECs on the Project site.

In addition, per the Geotechnical Investigation report in Appendix J, “the eastern portion of the site was previously used as a landfill between the mid-1960 and early 1961. An aerial view of the site is shown in Figure 2. The site boundaries and approximate location of the landfill are also indicated.” Appendix J, pdf p. 628 [Geotechnical Investigation Report, p. 1.] Historical landfill sites have a potential for soil contamination. (Exhibit D [Phase I re landfill].)
Landfills may also accumulate methane gas (Exhibit F [EPA report on Landfill Gas]),
16 which is dangerous to the people and may lead to fire and explosions, and thereby adversely affect human beings, requiring mandatory findings of significance under CEQA.

Hazards and dangers of methane gas have been acknowledged by the City of Los Angeles,17 including Division 71, Sec 91.7101 through 91.7109, as well as CA Building Code, both of which require specific mitigation measures.

Based on So-Cal’s caution:
“METHANE AND HEALTH AND SAFETY
15 See, https://www.quarles.com/publications/epa-approves-astm-e1527-21-phase-i-esastandard-for-all-appropriate-inquiry/ 16 See, https://www.epa.gov/lmop/basic-information-about-landfill-gas 17 See, https://www.ladbs.org/docs/default-source/publications/ordinances/methane-code-- -ordinance-no-175790.pdf?sfvrsn=d8eeb53_10
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Methane is non-toxic and creates no hazard when inhaled in limited quantities; however, if large quantities of natural gas or methane is allowed to displace air, lack of oxygen may result in suffocation.

Methane can be flammable when mixed with air between certain concentrations (4.5 percent to 15 percent) and where there is an ignition source.

SoCalGas® conducts extensive safety programs to prevent the escape of natural gas from its system; and as a health and safety precaution, adds a distinctive odor to natural gas so most people can easily notice its presence.

If you smell a natural gas odor, hear the hissing sound of gas escaping or see other signs of a leak, REMAIN calm. DON'T smoke or light a match, candle or other flame. DON'T turn electrical appliances or lights on or off, operate machinery, or use any device that could create a spark. IMMEDIATELY EVACUATE the area, and from a safe location, call SoCalGas at 1-800-427- 2200, or call 911 if the damage results in a natural gas leak that may endanger life or cause bodily harm or property damage.”18
Thus, methane gas may be dangerous to public health depending on its concentrations.

In addition, the LA City’s Methane Ordinance mentions about fire hazards of methane:
“WHEREAS, there was a fire in the Fairfax Area of the City of Los Angeles in 1985, due to high volume of methane gas seepage through cracks in the concrete floor of a building;
WHEREAS, in Council File No. 01-1305, the City Council directed the City’s Departments of Building and Safety, Engineering, and Planning, as well as, the Chief Legislative Analyst and Office of Administrative and Research Services, to form a work group and recommend uniform safety requirements regarding methane, for all future development throughout the City; WHEREAS, a study by the work group was conducted regarding areas throughout the City of Los Angeles to identify areas where subsurface methane gas may be found;…”
18 https://www.socalgas.com/stay-safe/methane-emissions/methane-and-health-andsafety#:~:text=Methane%20is%20non%2Dtoxic%20and,oxygen%20may%20result%20in %20suffocation.

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In light of these fire hazards and according to these directives, the City of Los Angeles mapped all the sites in the Project as being in methane zone.

Further, the LA City’s methane ordinance provides general methane mitigation measures, and specific methane mitigation measures. Thus, under SEC. 91.7103.

GENERAL METHANE MITIGATION REQUIREMENTS:

All new buildings and paved areas located in a Methane Zone or Methane Buffer Zone shall comply with these requirements and the Methane Mitigation Standards established by the Superintendent of Building. The Methane Mitigation Standards provide information describing the installation procedures, design parameters and test protocols for the methane gas mitigation system, which are not set forth in the provisions of this division.

The LA City’s methane ordinance then lists numerous mitigation standards, including methane testing at the project sites, that must be complied with.

In addition, the Methane Ordinance provides additional remedial measures:
“SEC. 91.7109. ADDITIONAL REMEDIAL MEASURES. 91.7109.1.

General Remedial Measures.

In the event the concentration of methane gas in any building located in a Methane Zone or Methane Buffer Zone reaches or exceeds 25 percent of the minimum concentration of gas that will form an ignitable mixture with air at ambient temperature and pressure, the owner shall hire an engineer to investigate, recommend and implement mitigating measures. These measures shall be subject to approval of this Department and the Fire Department. 91.7109.2.

Abandoned Oil Well.

Any abandoned oil well encountered during construction shall be evaluated by the Fire Department and may be required to be reabandoned in accordance with applicable rules and regulations of the Division of Oil, Gas and Geothermal Resources of the State of California.

Buildings shall comply with these provisions and the requirements of Section 91.6105 of this Code, whichever is more restrictive.” (Emph. added.)
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In addition, Section 91.6105 of the Building Code provides:

SEC. 91.6105. SEPARATION FROM OIL WELLS.
(Amended by Ord. No. 186,488, Eff. 12/27/19.)
No school, hospital, sanitarium or assembly occupancy shall be within 200 feet from the center of the oil well casing.

No public utility fuel manufacturing plant or public utility electrical generating, receiving or distribution plant shall be located within 200 feet from the center of the oil well casing.

No building more than 400 square feet (37 m 2 ) in area and taller than 36 feet in height shall be erected within 50 feet from the center of an oil well casing.

A distance separation between the exterior wall of the building and the center of an oil well casing shall be maintained with a horizontal distance equal to 1-1/2 times the building's height, provided however, that that distance need not exceed 200 feet. The building height for this provision shall be measured vertically from the adjacent lowest ground elevation to the ceiling of the top story.

EXCEPTIONS: The distance separation may be reduced to the following:

1. 35 feet separation if a solid 6 inches thick masonry wall and no shorter than 6 feet tall to be constructed within 50 feet from the building in between the oil well and all portions of the building.

2. 26 feet if any portion of the building exterior walls within 50 feet from the center of an oil well casing shall be constructed with no openings and one hour fire resistive construction with a 3 foot high fire rated parapet.

3. 15 feet if any portion of the building exterior walls within 50 feet from the center of an oil well casing shall be constructed with no openings and two-hour fire resistive construction with a 3 foot high fire rated parapet.

The provisions specified within this section shall not apply to oil wells that have been abandoned per LAMC Section 57.5706.3.16 and in accordance City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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with the applicable rules and regulations of the Division of Oil, Gas and Geothermal Resources of the State of California.

The City of Long Beach here must also study the potential of methane accumulation at the Project site, test the methane concentration levels, and further determine whether it is safe to allow a Project of such mass and scale on a site that has been a landfill in the past and may have related hazards impacts, including from methane.

As such, the Project – with its extensive demolition and grading – may exacerbate the soil conditions and potential contamination and have hazard impacts, requiring immediate mitigation measures before an exemption determination may be made.

In addition, the mitigation measures will be ineffective since they will apply only at the time of issuing permit and long after the Project approval along with its exemption determination. At that point, the public or decisionmakers will be unable to review the findings and accuracy of the Phase I or II ESA or the HRA; neither can they be able to review and ensure that the hazards impacts are duly mitigated to clearly insignificant levels to avoid an EIR.

The lack of this timely study of the Project’s hazards impacts or belated mitigation measures, as well as the fact that the Project is located near sensitive natural resources and waters and involves massive demolition, grading and construction near sensitive natural resources and waters, enlarges the scope of the fair argument that the Project may have hazards impacts on the environment, requiring an EIR.

Moreover, although the PEIR (relied upon for the Project exemption) recognizes that “[i]ndividual development projects that would be allowed under the Southeast Area Specific Plan could impact areas of hazardous substance contamination existing or remaining from historical operations, resulting in a significant impact on the environment . . . [and] significant health risk[s] to existing and future residents and/or workers”, it fails to in fact analyze or quantify the impacts; nor does it provide specific measures in the event that such contamination occurs and instead solely relies on regulatory measures. DPEIR at 5.8-19 – 5.8-20. However, determinations that regulatory compliance will be sufficient to prevent significant adverse impacts must be based on a project-specific analysis of potential impacts and the effect of regulatory compliance. See Californians for Alternatives to Toxics v. Department of Food & Agric. (2005) 136 Cal. App. 4th 1; Ebbetts Pass Forest Watch v Department of Forestry & Fire Protection (2008) 43 Cal.4th 936, 956.

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The omission is critical for both the Project’s operational and construction impacts since the Project’s massive demolition and grading activities may spread the contaminated soil and vapors to sensitive receptors – both future residents of the Project, as well as the residents, visitors, or patrons of nearby facilities.

Further, such impacts may be exacerbated by the Project’s location in the flood and tsunami zone, rendering the risk of flooding or inundation and the associated spread of contaminants and public health impacts greater. (See PEIR, p. 5.9-35 [“A development project could exacerbate existing tsunami flood hazard if, for instance, it removed a barrier to coastal flooding, or if it lowered the elevation of a site in or next to an existing tsunami flood zone. . . implementation of the proposed [p]roject would allow development of new residential uses in the area along PCH designated Mixed Use Community Core, potentially placing additional residents and structures within the inundation zone of future tsunamis”].) The Project’s EA here, along with its geotechnical report, admits that the Project may have unstable soils, is in the liquefaction area, and groundwater was found not too deep, even at 0 to 3 feet deep. (EA, pp. 92-93 & Appendix J.) As such, the Project site and its soils may not even support such mass and scale of the proposed development.

Such hazards impacts might not have occurred if the Project were not that massive or did not involve demolition. Critically, while the 2017 PEIR contemplated mixed use on the Project site, it did not study any specific project in 2017 to evaluate the current Project’s impacts.

Similarly, the Project may present similar hazards impacts during its construction phase which may affect both the construction workers as well as a wider scope of sensitive receptors due to exposure to potentially contaminated soil, as well as dust and debris stemming from the Project’s demolition of the existing commercial structures on the Project site.

Moreover, the Project concedes that “[b]ased on the age of existing onsite structures that are proposed for demolition, hazardous building materials such as lead-based paint (LBP) and asbestos-containing materials (ACMs) may be present within the structures.” EA at 115.

Nevertheless, as noted above, in an attempt to downplay the significance of the potential impacts and the PEIR’s failure to study such impacts, the Project relies upon a mitigation measure which requires that “[i]f contamination is found at significant City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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levels, the project applicant shall remediate all contaminated soils and soil vapor with the oversight and in accordance with state and local agency requirements (California Department of Toxic Substances Control, Regional Water Quality Control Board, Long Beach Fire Department, etc.). . . Applicable soil and soil vapor remediation efforts shall occur prior to the issuance of building permits. If soil vapor with elevated concentrations of VOCs or methane cannot be sufficiently removed below regulatory screening levels, the applicant shall retain a qualified environmental professional to identify long-term vapor mitigation measures based on the remaining extent of petroleum hydrocarbons, volatile organic compounds, and methane concentrations, and all recommendations shall be followed.” EA at 116.

In addition to failing to alleviate the need for a comprehensive hazardous waste study, the mitigation measure also fails because it is improperly deferred in violation of CEQA, as its mitigation measures concede that remediation efforts have not yet occurred and fails to specify what the remedial measures will be. See CEQA Guidelines, § 15126.4 [“Formulation of mitigation measures shall not be deferred until some future time.”]
Accordingly, for this reason too, an EIR must be prepared which specifically analyzes and mitigates the Project’s hazardous material impacts both during the operational and construction phases.

F. The Project’s Potential Biological Impacts Must Be Reassessed As noted in the EA, “[t]he project site is located in the coastal zone [and] The LCWC and the SEASP Wetland Complex Boundary are to the east of the project site.” EA at

61. Additionally, the Project site is directly adjacent to the San Gabriel River. Given the Project’s extensive demolition, grading, and construction activities, there is a strong possibility that dust, debris, and contaminated soil could enter the waters and wetlands which wildlife rely upon for food and habitat. Thus, the Project poses potentially significant biological impacts, necessitating further analysis.

Although the City’s exemption relies on mitigation of the Project’s biological impacts by noting that “the proposed project would prepare a construction management plan; a monitoring biologist would be required on-site during any grading activities; and a project-specific contractor training program would be developed and implemented to train construction contractors of sensitive biological resources”, such measures fail to in fact prevent impacts stemming from the spread of contaminated and other City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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construction materials. EA at 65. A subsequent EIR must adequately study and mitigate such impacts.

G. The Project May Have Significant Cumulative Impacts, Not Analyzed in the PEIR
CEQA Guidelines Section 15130(a) provides that “An EIR shall discuss cumulative impacts of a project when the project’s incremental effect is cumulatively considerable.” A cumulative impact has been defined as “an impact which is created as a result of the combination of the project evaluated in the EIR together with other projects causing related impacts.” Id.

Here, there are at least two other proposed similar projects directly adjacent to the Project at hand. The 6500 Pacific Coast Highway project calls for the development of two mixed-use 5-story buildings with 600 residential units and 4,000 square-feet of ground floor restaurant space, and the 6700 Pacific Coast Highway project calls for the development of a 6-story building containing 303 residential units atop 3,390 square feet of ground-floor commercial uses. As stated in the UrbanizeLA article, those three sites alone will produce a total of 1,360 dwelling units and massive commercial space, in lieu of the current low-intensity office buildings.19 (Exhibit D [UrbanizeLA article].)
A review of the City’s General Plan Housing Element site allocation for those sites shows that the proposed projects far exceed the contemplated numbers of units and further do not meet the numbers of moderate income or affordable housing units contemplated on those sites.

The SEASP Program EIR – while contemplating an increase in density of 6,66320 dwelling units on 1,472 acres – could not foresee and hence did not study the concentration of 1,360 units in one particular area on Pacific Coast Highway. Besides, there is no information as to how many of those 6,663 units have been built since the adoption of the SEASP in 2017, or further yet, since the City started preparing the EIR for the SEASP in 2015, and therefore must have relied upon the baseline conditions and unit count in 2015. As such, it is reasonably foreseeable that the See, https://la.urbanize.city/post/1300-apartments-coming-pacific-coast-highway-longbeach 20 See, https://ceqanet.opr.ca.gov/Project/2015101075
City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

Page 23 of 27 ends

number of 6,663 units in the SEASP area that was studied in the EIR has already been exceeded and therefore the SEASP EIR cannot be relied upon to excuse a cumulative impact analysis of the density of the Project, along with other related past, present, and reasonably foreseeable projects. Before claiming an exemption for the Project, the City must adequately disclose whether, where, and what part of the 6,663 dwelling units were built already since 2015 in the SEASP area. The City must also consider the fact that at least 1,360 units, including the Project’s dwelling units, will be concentrated in only one small area, near the sensitive natural resources, and consider whether there is a fair argument that such a cumulative impact of overconcentration of dwelling units – especially in the EPA marked disadvantaged community area – may have cumulative impacts, including traffic, air quality, GHG, open space, public services, population and housing, aesthetics, geology/soils, land use, and critically impacts on human beings, as a result of both the exceeding density, potential hazards impacts, and the existing environmental conditions on site.

Moreover, the Project, along with these similar projects may collectively contribute to potentially significant cumulative environmental impacts in the area, and collectively burden utilities and public service’s ability to adequately serve the Project Site. For this reason too, an EIR must be prepared to analyze such cumulative impacts and an exemption is improper.

IV. THE PROJECT IS CLEARLY INCONSISTENT WITH THE
GENERAL PLAN’S HOUSING ELEMENT, AS WELL AS LAND
USE AND CIRCULATION ELEMENTS.

As the Staff Report concedes, the Project site is contemplated in the Housing Element to produce moderate income units. (Staff Report, pp. 10-13.) It does not.

The City tries to excuse this non-compliance by arguing that the Project provides 17 low-income units. However, the Housing Element specifically contemplated moderate-income units, since the City had been especially short of those and therefore found non-compliant in its RHNA numbers.

In addition, the overconcentration of 1,360 units at and near the Project site suggests that the Project may be inconsistent with the Land Use Element and Circulation Elements. The Project, along with its related projects at 6700 and 6500 E. Pacific Coast Highway sites – all of which are proposed at the presently low-intensity uses of office space or surface parking lots – will be inconsistent with the General Plan’s City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

Page 24 of 27 ends

policies of smart growth under the Land Use Element, with environmental considerations in mind. Thus, the City’s Land Use Element provides:
“Our vision for Long Beach continues this tradition by promoting success and rewarding residents and businesses who invest in our neighborhoods, public spaces, economy and infrastructure. We have a vision for our City as a place where environmental considerations are integral to all planning and development decisions. We envision our City as a place where people can learn at all stages of their lives and draw on this education for personal growth. We have a bold vision for Long Beach: We are a place where people can take advantage of big city opportunities without losing the benefits of living in compact and comfortable neighborhoods with the beach at their front door.”21 (Land Use Element, p. 3.)
The Project – with its massive development of dwelling units, along with other nearby related projects and without adequate environmental considerations, including for hazards impacts – is inconsistent with the above-quoted policy. The Project is also inconsistent with the Land Use Element’s listed goals of smart growth:
“Today, the City of Long Beach is committed to continuing its tradition of improving the physical environment by achieving multiple and interrelated land use goals:
» Be a model for healthy and sustainable planning and development. » Support continuous economic development. » Grow smart and plan for change.
» Preserve and enhance neighborhoods and local retail hubs. » Offer broad-based housing opportunities.
» Design for superior mobility and connectivity.
» Provide a fair and equitable land use plan.
» Provide reliable public facilities and infrastructure. » Increase access to green and open spaces.
21 See, Land Use Element, at https://www.longbeach.gov/globalassets/lbds/medialibrary/documents/planning/advance/lueude/land-use-element-final-adopted-december2019 City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

Page 25 of 27 ends

» Restore resources and reconnect to our natural environment.” (Id. at p. 13.) Since the Project is inconsistent with the above-noted Land Use Element principles and goals, it is necessarily inconsistent with also the Mobility Element that has to support such massive growth in just a small area. Yet, as shown on the City’s website,22 the Mobility Element of the City was amended only in 2013 and therefore does not account for either the Land Use Element updates in 2019 or the SEASP.

Neither can such 2013 Mobility Element account for the significant vehicular travel that will be generated or attracted by the Project individually and along with other nearby related projects.

The Project’s inconsistency with the City’s General Plan policies and elements by itself creates a fair argument that the Project may have significant land use and aesthetic impacts, as well as traffic and related impacts.

This inconsistency also shows that the Project is not consistent with the City’s General Plan and therefore violates the Planning and Zoning Law as well.

Lastly, as mentioned above, the Project may have significant impacts on the disadvantage community it is proposed in, and thereby violates the Planning and Zoning Law’s environmental justice principles.

For these reasons too the Project should not be approved, let alone with a CEQA exemption, and an EIR must be prepared to study and mitigate the Project’s impacts.

V. THE CITY MUST DENY THE PROJECT SINCE IT IS

INCONSISTENT WITH THE COASTAL ACT
The Project’s mass and scale and the associated obstruction of public coastal views is manifestly inconsistent with the public access provisions of the Coastal Act.

Specifically, section 30251 of the Coastal Act requires that The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. New development 22 See, https://www.longbeach.gov/lbds/planning/advance/general-plan/ City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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in highly scenic areas such as those designated in the California Coastline Preservation and Recreation Plan prepared by the Department of Parks and Recreation and by local government shall be subordinate to the character of its setting.

The importance of public access is further evidenced by the Coastal Commission’s recent reasoning and findings related to a Dana Point project where the Commission found:23
“The City approved a new 47,988 sq. ft. six-level hotel on two vacant lots, in a seemingly hazardous area, over which expansive coastal views from public vantage points are currently available. While the scope of the development isn’t as large as other commercial developments in the area, the project could have significant impacts to coastal resources if not fully consistent with the certified LCP. Thus, the extent and scope of the project, which does not appear to be consistent with the certified LCP, weighs in favor of a finding of substantial issue. . .

Public access to the coast is a highly important coastal resource that requires enhancement and strict protection. . . Given the significance of the coastal resources affected by the proposed development, this factor also weighs in favor of a finding of substantial issue.

The Court’s description of the fundamental goals of the Coastal Act is instructive and further confirms the Project’s mass and scale and its failure to ensure public access violate the Coastal Act.

As compared with the existing low-rise commercial buildings (mostly one story) extending across a massive surface parking lot on the Project site which allows both open space and plenty of public access to the ocean and scenic vista, the Project – with two 5-story buildings will fully bock public views and scenic vista. 23 See, Coastal Commission’s decision on the Dana Point Project in 2019 at https://documents.coastal.ca.gov/reports/2019/12/Th14b/Th14b-12-2019-report.pdf ; see also Coastal Commission’s similar decision on a Project in Venice at https://documents.coastal.ca.gov/reports/2021/11/W16c/W16c-11-2021-report.pdf ; Coastal Commission’s finding of inconsistency with Huntington Beach’s project https://documents.coastal.ca.gov/reports/2022/5/Th9a10a/Th9a10a-5-2022- staffreport.pdf
City of Long Beach – 6615 Pacific Coast Highway Project July 20, 2023

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Moreover, because the Project is not a hotel but rather a mostly market-rate residential development, it will benefit mostly its residents and not provide general public access.

As such, the Project should not be approved and does not qualify for a coastal development permit.

VI. CONCLUSION
In sum, SMSWRCC maintains that the City should require a local workforce, that the City impose training requirements for the Project’s construction activities to prevent community spread of COVID-19 and other infectious diseases, that the City prepare an initial study and a new EIR for the Project to be CEQA compliant, and that the City revise the Project to ensure that it complies with the Coastal Act, CEQA, and the City’s General Plan and its Elements. If the City has any questions, feel free to contact my office.

Sincerely,
Talia Nimmer
Attorneys for Southwest Mountain
States Regional Council of Carpenters
Attached:

March 8, 2021 SWAPE Letter to Mitchell M. Tsai re Local Hire Requirements and Considerations for Greenhouse Gas Modeling (Exhibit A); Air Quality and GHG Expert Paul Rosenfeld CV (Exhibit B); Air Quality and GHG Expert Matt Hagemann CV (Exhibit C); Phase I Environmental Site Assessment of an Analogous Project with Landfills (Exhibit D);
Urbanize LA Article re 1300 dwelling units proposed at and near the Project site (Exhibit E); and
EPA report on Landfill Gas and Methane (Exhibit F).

EXHIBIT A
1 2656 29th Street, Suite 201
Santa Monica, CA 90405
Matt Hagemann, P.G, C.Hg.
(949) 887-9013
[email protected]
Paul E. Rosenfeld, PhD
(310) 795-2335
[email protected]
March 8, 2021
Mitchell M. Tsai
155 South El Molino, Suite 104
Pasadena, CA 91101
Subject: Local Hire Requirements and Considerations for Greenhouse Gas Modeling Dear Mr. Tsai,
Soil Water Air Protection Enterprise (“SWAPE”) is pleased to provide the following draft technical report explaining the significance of worker trips required for construction of land use development projects with respect to the estimation of greenhouse gas (“GHG”) emissions. The report will also discuss the potential for local hire requirements to reduce the length of worker trips, and consequently, reduced or mitigate the potential GHG impacts.

Worker Trips and Greenhouse Gas Calculations
The California Emissions Estimator Model (“CalEEMod”) is a “statewide land use emissions computer model designed to provide a uniform platform for government agencies, land use planners, and environmental professionals to quantify potential criteria pollutant and greenhouse gas (GHG) emissions associated with both construction and operations from a variety of land use projects.”1 CalEEMod quantifies construction-related emissions associated with land use projects resulting from off-road construction equipment; on-road mobile equipment associated with workers, vendors, and hauling; fugitive dust associated with grading, demolition, truck loading, and on-road vehicles traveling along paved and unpaved roads; and architectural coating activities; and paving.2
The number, length, and vehicle class of worker trips are utilized by CalEEMod to calculate emissions associated with the on-road vehicle trips required to transport workers to and from the Project site during construction.3 1 “California Emissions Estimator Model.” CAPCOA, 2017, available at: http://www.aqmd.gov/caleemod/home. 2 “California Emissions Estimator Model.” CAPCOA, 2017, available at: http://www.aqmd.gov/caleemod/home. 3 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/defaultsource/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34. 2 Specifically, the number and length of vehicle trips is utilized to estimate the vehicle miles travelled (“VMT”) associated with construction. Then, utilizing vehicle-class specific EMFAC 2014 emission factors, CalEEMod calculates the vehicle exhaust, evaporative, and dust emissions resulting from construction-related VMT, including personal vehicles for worker commuting.4
Specifically, in order to calculate VMT, CalEEMod multiplies the average daily trip rate by the average overall trip length (see excerpt below):
“VMTd = Σ(Average Daily Trip Rate i * Average Overall Trip Length i) n Where:
n = Number of land uses being modeled.”5
Furthermore, to calculate the on-road emissions associated with worker trips, CalEEMod utilizes the following equation (see excerpt below):
“Emissionspollutant = VMT * EFrunning,pollutant
Where:

Emissionspollutant = emissions from vehicle running for each pollutant VMT = vehicle miles traveled
EFrunning,pollutant = emission factor for running emissions.” 6 Thus, there is a direct relationship between trip length and VMT, as well as a direct relationship between VMT and vehicle running emissions. In other words, when the trip length is increased, the VMT and vehicle running emissions increase as a result. Thus, vehicle running emissions can be reduced by decreasing the average overall trip length, by way of a local hire requirement or otherwise.

Default Worker Trip Parameters and Potential Local Hire Requirements As previously discussed, the number, length, and vehicle class of worker trips are utilized by CalEEMod to calculate emissions associated with the on-road vehicle trips required to transport workers to and from the Project site during construction.7In order to understand how local hire requirements and associated worker trip length reductions impact GHG emissions calculations, it is important to consider the CalEEMod default worker trip parameters. CalEEMod provides recommended default values based on site-specific information, such as land use type, meteorological data, total lot acreage, project type and typical equipment associated with project type. If more specific project information is known, the user can change the default values and input projectspecific values, but the California Environmental Quality Act (“CEQA”) requires that such changes be justified by substantial evidence.8 The default number of construction-related worker trips is calculated by multiplying the 4 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/defaultsource/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 14-15. 5 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/defaultsource/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 23. 6 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/defaultsource/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 15. 7 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/defaultsource/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34. 8 CalEEMod User Guide, available at: http://www.caleemod.com/, p. 1, 9. 3 number of pieces of equipment for all phases by 1.25, with the exception of worker trips required for the building construction and architectural coating phases.9Furthermore, the worker trip vehicle class is a 50/25/25 percent mix of light duty autos, light duty truck class 1 and light duty truck class 2, respectively.”10 Finally, the default worker trip length is consistent with the length of the operational home-to-work vehicle trips.11 The operational home-to-work vehicle trip lengths are:
“[B]ased on the location and urbanization selected on the project characteristic screen. These values were supplied by the air districts or use a default average for the state. Each district (or county) also assigns trip lengths for urban and rural settings” (emphasis added). 12 Thus, the default worker trip length is based on the location and urbanization level selected by the User when modeling emissions. The below table shows the CalEEMod default rural and urban worker trip lengths by air basin (see excerpt below and Attachment A).13
Worker Trip Length by Air Basin
Air Basin Rural (miles) Urban (miles)
Great Basin Valleys 16.8 10.8
Lake County 16.8 10.8
Lake Tahoe 16.8 10.8
Mojave Desert 16.8 10.8
Mountain Counties 16.8 10.8
North Central Coast 17.1 12.3
North Coast 16.8 10.8
Northeast Plateau 16.8 10.8
Sacramento Valley 16.8 10.8
Salton Sea 14.6 11
San Diego 16.8 10.8
San Francisco Bay Area 10.8 10.8
San Joaquin Valley 16.8 10.8
South Central Coast 16.8 10.8
South Coast 19.8 14.7
Average 16.47 11.17
Minimum 10.80 10.80
Maximum 19.80 14.70
Range 9.00 3.90
9 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/defaultsource/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34. 10 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 15. 11 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 14. 12 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 21. 13 “Appendix D Default Data Tables.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/defaultsource/caleemod/05_appendix-d2016-3-2.pdf?sfvrsn=4, p. D-84 – D-86. 4 As demonstrated above, default rural worker trip lengths for air basins in California vary from 10.8- to 19.8- miles, with an average of 16.47 miles. Furthermore, default urban worker trip lengths vary from 10.8- to 14.7- miles, with an average of 11.17 miles. Thus, while default worker trip lengths vary by location, default urban worker trip lengths tend to be shorter in length. Based on these trends evident in the CalEEMod default worker trip lengths, we can reasonably assume that the efficacy of a local hire requirement is especially dependent upon the urbanization of the project site, as well as the project location.

Practical Application of a Local Hire Requirement and Associated Impact To provide an example of the potential impact of a local hire provision on construction-related GHG emissions, we estimated the significance of a local hire provision for the Village South Specific Plan (“Project”) located in the City of Claremont (“City”). The Project proposed to construct 1,000 residential units, 100,000-SF of retail space, 45,000-SF of office space, as well as a 50-room hotel, on the 24-acre site. The Project location is classified as Urban and lies within the Los Angeles-South Coast County. As a result, the Project has a default worker trip length of 14.7 miles.14 In an effort to evaluate the potential for a local hire provision to reduce the Project’s construction-related GHG emissions, we prepared an updated model, reducing all worker trip lengths to 10 miles (see Attachment B). Our analysis estimates that if a local hire provision with a 10-mile radius were to be implemented, the GHG emissions associated with Project construction would decrease by approximately 17% (see table below and Attachment C).

Local Hire Provision Net Change
Without Local Hire Provision
Total Construction GHG Emissions (MT CO2e) 3,623
Amortized Construction GHG Emissions (MT CO2e/year) 120.77 With Local Hire Provision
Total Construction GHG Emissions (MT CO2e) 3,024
Amortized Construction GHG Emissions (MT CO2e/year) 100.80 % Decrease in Construction-related GHG Emissions 17%
As demonstrated above, by implementing a local hire provision requiring 10 mile worker trip lengths, the Project could reduce potential GHG emissions associated with construction worker trips. More broadly, any local hire requirement that results in a decreased worker trip length from the default value has the potential to result in a reduction of construction-related GHG emissions, though the significance of the reduction would vary based on the location and urbanization level of the project site.

This serves as an example of the potential impacts of local hire requirements on estimated project-level GHG emissions, though it does not indicate that local hire requirements would result in reduced construction-related GHG emission for all projects. As previously described, the significance of a local hire requirement depends on the worker trip length enforced and the default worker trip length for the project’s urbanization level and location.
14 “Appendix D Default Data Tables.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/defaultsource/caleemod/05_appendix-d2016-3-2.pdf?sfvrsn=4, p. D-85. 5 Disclaimer
SWAPE has received limited discovery. Additional information may become available in the future; thus, we retain the right to revise or amend this report when additional information becomes available. Our professional services have been performed using that degree of care and skill ordinarily exercised, under similar circumstances, by reputable environmental consultants practicing in this or similar localities at the time of service. No other warranty, expressed or implied, is made as to the scope of work, work methodologies and protocols, site conditions, analytical testing results, and findings presented. This report reflects efforts which were limited to information that was reasonably accessible at the time of the work, and may contain informational gaps, inconsistencies, or otherwise be incomplete due to the unavailability or uncertainty of information obtained or provided by third parties.

Sincerely,
Matt Hagemann, P.G., C.Hg.

Paul E. Rosenfeld, Ph.D.

Location Type Location Name Rural H-W
(miles)
Urban H-W
(miles)
Air Basin Great Basin 16.8 10.8
Air Basin Lake County 16.8 10.8
Air Basin Lake Tahoe 16.8 10.8
Air Basin Mojave Desert 16.8 10.8
Air Basin Mountain 16.8 10.8
Air Basin North Central 17.1 12.3
Air Basin North Coast 16.8 10.8
Air Basin Northeast 16.8 10.8
Air Basin Sacramento 16.8 10.8
Air Basin Salton Sea 14.6 11
Air Basin San Diego 16.8 10.8
Air Basin San Francisco 10.8 10.8
Air Basin San Joaquin 16.8 10.8
Air Basin South Central 16.8 10.8
Air Basin South Coast 19.8 14.7
Air District Amador County 16.8 10.8
Air District Antelope Valley 16.8 10.8
Air District Bay Area AQMD 10.8 10.8
Air District Butte County 12.54 12.54
Air District Calaveras 16.8 10.8
Air District Colusa County 16.8 10.8
Air District El Dorado 16.8 10.8
Air District Feather River 16.8 10.8
Air District Glenn County 16.8 10.8
Air District Great Basin 16.8 10.8
Air District Imperial County 10.2 7.3
Air District Kern County 16.8 10.8
Air District Lake County 16.8 10.8
Air District Lassen County 16.8 10.8
Air District Mariposa 16.8 10.8
Air District Mendocino 16.8 10.8
Air District Modoc County 16.8 10.8
Air District Mojave Desert 16.8 10.8
Air District Monterey Bay 16.8 10.8
Air District North Coast 16.8 10.8
Air District Northern Sierra 16.8 10.8
Air District Northern

16.8 10.8
Air District Placer County 16.8 10.8
Air District Sacramento 15 10
Attachment A
Air District San Diego 16.8 10.8
Air District San Joaquin

16.8 10.8
Air District San Luis Obispo 13 13
Air District Santa Barbara 8.3 8.3
Air District Shasta County 16.8 10.8
Air District Siskiyou County 16.8 10.8
Air District South Coast 19.8 14.7
Air District Tehama County 16.8 10.8
Air District Tuolumne 16.8 10.8
Air District Ventura County 16.8 10.8
Air District Yolo/Solano 15 10
County Alameda 10.8 10.8
County Alpine 16.8 10.8
County Amador 16.8 10.8
County Butte 12.54 12.54
County Calaveras 16.8 10.8
County Colusa 16.8 10.8
County Contra Costa 10.8 10.8
County Del Norte 16.8 10.8
County El Dorado-Lake 16.8 10.8
County El Dorado- 16.8 10.8
County Fresno 16.8 10.8
County Glenn 16.8 10.8
County Humboldt 16.8 10.8
County Imperial 10.2 7.3
County Inyo 16.8 10.8
County Kern-Mojave 16.8 10.8
County Kern-San 16.8 10.8
County Kings 16.8 10.8
County Lake 16.8 10.8
County Lassen 16.8 10.8
County Los Angeles- 16.8 10.8
County Los Angeles- 19.8 14.7
County Madera 16.8 10.8
County Marin 10.8 10.8
County Mariposa 16.8 10.8
County Mendocino- 16.8 10.8
County Mendocino- 16.8 10.8
County Mendocino- 16.8 10.8
County Mendocino- 16.8 10.8
County Merced 16.8 10.8
County Modoc 16.8 10.8
County Mono 16.8 10.8
County Monterey 16.8 10.8
County Napa 10.8 10.8
County Nevada 16.8 10.8
County Orange 19.8 14.7
County Placer-Lake 16.8 10.8
County Placer-Mountain 16.8 10.8
County Placer- 16.8 10.8
County Plumas 16.8 10.8
County Riverside- 16.8 10.8
County Riverside-

19.8 14.7
County Riverside-Salton 14.6 11
County Riverside-South 19.8 14.7
County Sacramento 15 10
County San Benito 16.8 10.8
County San Bernardino- 16.8 10.8
County San Bernardino- 19.8 14.7
County San Diego 16.8 10.8
County San Francisco 10.8 10.8
County San Joaquin 16.8 10.8
County San Luis Obispo 13 13
County San Mateo 10.8 10.8
County Santa Barbara-

8.3 8.3
County Santa Barbara-

8.3 8.3
County Santa Clara 10.8 10.8
County Santa Cruz 16.8 10.8
County Shasta 16.8 10.8
County Sierra 16.8 10.8
County Siskiyou 16.8 10.8
County Solano- 15 10
County Solano-San 16.8 10.8
County Sonoma-North 16.8 10.8
County Sonoma-San 10.8 10.8
County Stanislaus 16.8 10.8
County Sutter 16.8 10.8
County Tehama 16.8 10.8
County Trinity 16.8 10.8
County Tulare 16.8 10.8
County Tuolumne 16.8 10.8
County Ventura 16.8 10.8
County Yolo 15 10
County Yuba 16.8 10.8
Statewide Statewide 16.8 10.8
Air Basin Rural (miles) Urban (miles)
Great Basin Valleys 16.8 10.8
Lake County 16.8 10.8
Lake Tahoe 16.8 10.8
Mojave Desert 16.8 10.8
Mountain Counties 16.8 10.8
North Central Coast 17.1 12.3
North Coast 16.8 10.8
Northeast Plateau 16.8 10.8
Sacramento Valley 16.8 10.8
Salton Sea 14.6 11
San Diego 16.8 10.8
San Francisco Bay Area 10.8 10.8
San Joaquin Valley 16.8 10.8
South Central Coast 16.8 10.8
South Coast 19.8 14.7
Average 16.47 11.17
Mininum 10.80 10.80
Maximum 19.80 14.70
Range 9.00 3.90
Worker Trip Length by Air Basin

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population General Office Building 45.00 1000sqft 1.03 45,000.00 0 High Turnover (Sit Down Restaurant) 36.00 1000sqft 0.83 36,000.00 0 Hotel 50.00 Room 1.67 72,600.00 0
Quality Restaurant 8.00 1000sqft 0.18 8,000.00 0
Apartments Low Rise 25.00 Dwelling Unit 1.56 25,000.00 72 Apartments Mid Rise 975.00 Dwelling Unit 25.66 975,000.00 2789 Regional Shopping Center 56.00 1000sqft 1.29 56,000.00 0

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
9 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 33

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Southern California Edison
Operational Year 2028
CO2 Intensity
(lb/MWhr)
702.44 CH4 Intensity 0.029
(lb/MWhr)
N2O Intensity 0.006
(lb/MWhr)
Village South Specific Plan (Proposed)
Los Angeles-South Coast County, Annual
CalEEMod Version: CalEEMod.2016.3.2 Page 1 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual Attachment B
Project Characteristics - Consistent with the DEIR's model.

Land Use - See SWAPE comment regarding residential and retail land uses.

Construction Phase - See SWAPE comment regarding individual construction phase lengths.

Demolition - Consistent with the DEIR's model. See SWAPE comment regarding demolition.

Vehicle Trips - Saturday trips consistent with the DEIR's model. See SWAPE comment regarding weekday and Sunday trips.

Woodstoves - Woodstoves and wood-burning fireplaces consistent with the DEIR's model. See SWAPE comment regarding gas fireplaces.

Energy Use -
Construction Off-road Equipment Mitigation - See SWAPE comment on construction-related mitigation.

Area Mitigation - See SWAPE comment regarding operational mitigation measures.

Water Mitigation - See SWAPE comment regarding operational mitigation measures.

Table Name Column Name Default Value New Value
tblFireplaces FireplaceWoodMass 1,019.20 0.00
tblFireplaces FireplaceWoodMass 1,019.20 0.00
tblFireplaces NumberWood 1.25 0.00
tblFireplaces NumberWood 48.75 0.00
tblVehicleTrips ST_TR 7.16 6.17
tblVehicleTrips ST_TR 6.39 3.87
tblVehicleTrips ST_TR 2.46 1.39
tblVehicleTrips ST_TR 158.37 79.82
tblVehicleTrips ST_TR 8.19 3.75
tblVehicleTrips ST_TR 94.36 63.99
tblVehicleTrips ST_TR 49.97 10.74
tblVehicleTrips SU_TR 6.07 6.16
tblVehicleTrips SU_TR 5.86 4.18
tblVehicleTrips SU_TR 1.05 0.69
tblVehicleTrips SU_TR 131.84 78.27
CalEEMod Version: CalEEMod.2016.3.2 Page 2 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

2.0 Emissions Summary
tblVehicleTrips SU_TR 5.95 3.20
tblVehicleTrips SU_TR 72.16 57.65
tblVehicleTrips SU_TR 25.24 6.39
tblVehicleTrips WD_TR 6.59 5.83
tblVehicleTrips WD_TR 6.65 4.13
tblVehicleTrips WD_TR 11.03 6.41
tblVehicleTrips WD_TR 127.15 65.80
tblVehicleTrips WD_TR 8.17 3.84
tblVehicleTrips WD_TR 89.95 62.64
tblVehicleTrips WD_TR 42.70 9.43
tblWoodstoves NumberCatalytic 1.25 0.00
tblWoodstoves NumberCatalytic 48.75 0.00
tblWoodstoves NumberNoncatalytic 1.25 0.00
tblWoodstoves NumberNoncatalytic 48.75 0.00
tblWoodstoves WoodstoveDayYear 25.00 0.00
tblWoodstoves WoodstoveDayYear 25.00 0.00
tblWoodstoves WoodstoveWoodMass 999.60 0.00
tblWoodstoves WoodstoveWoodMass 999.60 0.00
CalEEMod Version: CalEEMod.2016.3.2 Page 3 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2021 0.1713 1.8242 1.1662 2.4000e0030.4169 0.0817 0.4986 0.1795 0.0754 0.2549 0.0000 213.1969 213.1969 0.0601 0.0000 214.6993 2022 0.6904 4.1142 6.1625 0.0189 1.3058 0.1201 1.4259 0.3460 0.1128 0.4588 0.0000 1,721.682 6 1,721.682
6 0.1294 0.0000 1,724.918
7 2023 0.6148 3.3649 5.6747 0.0178 1.1963 0.0996 1.2959 0.3203 0.0935 0.4138 0.0000 1,627.529 5 1,627.529
5 0.1185 0.0000 1,630.492
5 2024 4.1619 0.1335 0.2810 5.9000e0040.0325 6.4700e0030.0390 8.6300e0036.0400e0030.0147 0.0000 52.9078 52.9078 8.0200e0030.0000 53.1082 Maximum 4.1619 4.1142 6.1625 0.0189 1.3058 0.1201 1.4259 0.3460 0.1128 0.4588 0.0000 1,721.682 6 1,721.682
6 0.1294 0.0000 1,724.918
7 Unmitigated Construction
CalEEMod Version: CalEEMod.2016.3.2 Page 4 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2021 0.1713 1.8242 1.1662 2.4000e0030.4169 0.0817 0.4986 0.1795 0.0754 0.2549 0.0000 213.1967 213.1967 0.0601 0.0000 214.6991 2022 0.6904 4.1142 6.1625 0.0189 1.3058 0.1201 1.4259 0.3460 0.1128 0.4588 0.0000 1,721.682 3 1,721.682
3 0.1294 0.0000 1,724.918
3 2023 0.6148 3.3648 5.6747 0.0178 1.1963 0.0996 1.2959 0.3203 0.0935 0.4138 0.0000 1,627.529 1 1,627.529
1 0.1185 0.0000 1,630.492
1 2024 4.1619 0.1335 0.2810 5.9000e0040.0325 6.4700e0030.0390 8.6300e0036.0400e0030.0147 0.0000 52.9077 52.9077 8.0200e0030.0000 53.1082 Maximum 4.1619 4.1142 6.1625 0.0189 1.3058 0.1201 1.4259 0.3460 0.1128 0.4588 0.0000 1,721.682 3 1,721.682
3 0.1294 0.0000 1,724.918
3 Mitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 9-1-2021 11-30-2021 1.4103 1.4103
2 12-1-2021 2-28-2022 1.3613 1.3613
3 3-1-2022 5-31-2022 1.1985 1.1985
4 6-1-2022 8-31-2022 1.1921 1.1921
5 9-1-2022 11-30-2022 1.1918 1.1918
6 12-1-2022 2-28-2023 1.0774 1.0774
7 3-1-2023 5-31-2023 1.0320 1.0320
8 6-1-2023 8-31-2023 1.0260 1.0260
CalEEMod Version: CalEEMod.2016.3.2 Page 5 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 5.1437 0.2950 10.3804 1.6700e0030.0714 0.0714 0.0714 0.0714 0.0000 220.9670 220.9670 0.0201 3.7400e003222.5835 Energy 0.1398 1.2312 0.7770 7.6200e0030.0966 0.0966 0.0966 0.0966 0.0000 3,896.073 2 3,896.073
2 0.1303 0.0468 3,913.283
3 Mobile 1.5857 7.9962 19.1834 0.0821 7.7979 0.0580 7.8559 2.0895 0.0539 2.1434 0.0000 7,620.498 6 7,620.498
6 0.3407 0.0000 7,629.016
2 Waste 0.0000 0.0000 0.0000 0.0000 207.8079 0.0000 207.8079 12.2811 0.0000 514.8354 Water 0.0000 0.0000 0.0000 0.0000 29.1632 556.6420 585.8052 3.0183 0.0755 683.7567 Total 6.8692 9.5223 30.3407 0.0914 7.7979 0.2260 8.0240 2.0895 0.2219 2.3114 236.9712 12,294.18 07 12,531.15
19 15.7904 0.1260 12,963.47
51 Unmitigated Operational
9 9-1-2023 11-30-2023 1.0265 1.0265
10 12-1-2023 2-29-2024 2.8857 2.8857
11 3-1-2024 5-31-2024 1.6207 1.6207
Highest 2.8857 2.8857
CalEEMod Version: CalEEMod.2016.3.2 Page 6 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.0 Construction Detail
Construction Phase
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2016.3.2 Page 7 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Demolition Demolition 9/1/2021 10/12/2021 5 30
2 Site Preparation Site Preparation 10/13/2021 11/9/2021 5 20 3 Grading Grading 11/10/2021 1/11/2022 5 45
4 Building Construction Building Construction 1/12/2022 12/12/2023 5 500 5 Paving Paving 12/13/2023 1/30/2024 5 35
6 Architectural Coating Architectural Coating 1/31/2024 3/19/2024 5 35 OffRoad Equipment
Residential Indoor: 2,025,000; Residential Outdoor: 675,000; Non-Residential Indoor: 326,400; Non-Residential Outdoor: 108,800; Striped Parking Area: 0 (Architectural Coating ±sqft)
Acres of Grading (Site Preparation Phase): 0
Acres of Grading (Grading Phase): 112.5
Acres of Paving: 0
CalEEMod Version: CalEEMod.2016.3.2 Page 8 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Demolition Excavators 3 8.00 158 0.38
Demolition Rubber Tired Dozers 2 8.00 247 0.40
Site Preparation Rubber Tired Dozers 3 8.00 247 0.40
Site Preparation Tractors/Loaders/Backhoes 4 8.00 97 0.37 Grading Excavators 2 8.00 158 0.38
Grading Graders 1 8.00 187 0.41
Grading Rubber Tired Dozers 1 8.00 247 0.40
Grading Scrapers 2 8.00 367 0.48
Grading Tractors/Loaders/Backhoes 2 8.00 97 0.37
Building Construction Cranes 1 7.00 231 0.29
Building Construction Forklifts 3 8.00 89 0.20
Building Construction Generator Sets 1 8.00 84 0.74
Building Construction Tractors/Loaders/Backhoes 3 7.00 97 0.37 Building Construction Welders 1 8.00 46 0.45
Paving Pavers 2 8.00 130 0.42
Paving Paving Equipment 2 8.00 132 0.36
Paving Rollers 2 8.00 80 0.38
Architectural Coating Air Compressors 1 6.00 78 0.48
Trips and VMT
CalEEMod Version: CalEEMod.2016.3.2 Page 9 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.2 Demolition - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0496 0.0000 0.0496 7.5100e0030.0000 7.5100e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0475 0.4716 0.3235 5.8000e0040.0233 0.0233 0.0216 0.0216 0.0000 51.0012 51.0012 0.0144 0.0000 51.3601 Total 0.0475 0.4716 0.3235 5.8000e0040.0496 0.0233 0.0729 7.5100e0030.0216 0.0291 0.0000 51.0012 51.0012 0.0144 0.0000 51.3601 Unmitigated Construction On-Site

3.1 Mitigation Measures Construction
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 6 15.00 0.00 458.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Grading 8 20.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 9 801.00 143.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Paving 6 15.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 160.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2016.3.2 Page 10 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.2 Demolition - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 1.9300e0030.0634 0.0148 1.8000e0043.9400e0031.9000e0044.1300e0031.0800e0031.8000e0041.2600e0030.0000 17.4566 17.4566 1.2100e0030.0000 17.4869 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.7000e0047.5000e0048.5100e0032.0000e0052.4700e0032.0000e0052.4900e0036.5000e0042.0000e0056.7000e0040.0000 2.2251 2.2251 7.0000e0050.0000 2.2267 Total 2.9000e0030.0641 0.0233 2.0000e0046.4100e0032.1000e0046.6200e0031.7300e0032.0000e0041.9300e0030.0000 19.6816 19.6816 1.2800e0030.0000 19.7136 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0496 0.0000 0.0496 7.5100e0030.0000 7.5100e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0475 0.4716 0.3235 5.8000e0040.0233 0.0233 0.0216 0.0216 0.0000 51.0011 51.0011 0.0144 0.0000 51.3600 Total 0.0475 0.4716 0.3235 5.8000e0040.0496 0.0233 0.0729 7.5100e0030.0216 0.0291 0.0000 51.0011 51.0011 0.0144 0.0000 51.3600 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 11 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.3 Site Preparation - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.7000e0046.0000e0046.8100e0032.0000e0051.9700e0032.0000e0051.9900e0035.2000e0041.0000e0055.4000e0040.0000 1.7801 1.7801 5.0000e0050.0000 1.7814 Total 7.7000e0046.0000e0046.8100e0032.0000e0051.9700e0032.0000e0051.9900e0035.2000e0041.0000e0055.4000e0040.0000 1.7801 1.7801 5.0000e0050.0000 1.7814 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1807 0.0000 0.1807 0.0993 0.0000 0.0993 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0389 0.4050 0.2115 3.8000e0040.0204 0.0204 0.0188 0.0188 0.0000 33.4357 33.4357 0.0108 0.0000 33.7060 Total 0.0389 0.4050 0.2115 3.8000e0040.1807 0.0204 0.2011 0.0993 0.0188 0.1181 0.0000 33.4357 33.4357 0.0108 0.0000 33.7060 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 13 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.4 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1741 0.0000 0.1741 0.0693 0.0000 0.0693 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0796 0.8816 0.5867 1.1800e0030.0377 0.0377 0.0347 0.0347 0.0000 103.5405 103.5405 0.0335 0.0000 104.3776 Total 0.0796 0.8816 0.5867 1.1800e0030.1741 0.0377 0.2118 0.0693 0.0347 0.1040 0.0000 103.5405 103.5405 0.0335 0.0000 104.3776 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 14 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.4 Grading - 2021
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.6400e0031.2700e0030.0144 4.0000e0054.1600e0033.0000e0054.2000e0031.1100e0033.0000e0051.1400e0030.0000 3.7579 3.7579 1.1000e0040.0000 3.7607 Total 1.6400e0031.2700e0030.0144 4.0000e0054.1600e0033.0000e0054.2000e0031.1100e0033.0000e0051.1400e0030.0000 3.7579 3.7579 1.1000e0040.0000 3.7607 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.1741 0.0000 0.1741 0.0693 0.0000 0.0693 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0796 0.8816 0.5867 1.1800e0030.0377 0.0377 0.0347 0.0347 0.0000 103.5403 103.5403 0.0335 0.0000 104.3775 Total 0.0796 0.8816 0.5867 1.1800e0030.1741 0.0377 0.2118 0.0693 0.0347 0.1040 0.0000 103.5403 103.5403 0.0335 0.0000 104.3775 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 15 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.4 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0807 0.0000 0.0807 0.0180 0.0000 0.0180 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0127 0.1360 0.1017 2.2000e0045.7200e0035.7200e0035.2600e0035.2600e0030.0000 19.0871 19.0871 6.1700e0030.0000 19.2414 Total 0.0127 0.1360 0.1017 2.2000e0040.0807 5.7200e0030.0865 0.0180 5.2600e0030.0233 0.0000 19.0871 19.0871 6.1700e0030.0000 19.2414 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 16 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.4 Grading - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 2.8000e0042.1000e0042.4400e0031.0000e0057.7000e0041.0000e0057.7000e0042.0000e0041.0000e0052.1000e0040.0000 0.6679 0.6679 2.0000e0050.0000 0.6684 Total 2.8000e0042.1000e0042.4400e0031.0000e0057.7000e0041.0000e0057.7000e0042.0000e0041.0000e0052.1000e0040.0000 0.6679 0.6679 2.0000e0050.0000 0.6684 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 0.0807 0.0000 0.0807 0.0180 0.0000 0.0180 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.0127 0.1360 0.1017 2.2000e0045.7200e0035.7200e0035.2600e0035.2600e0030.0000 19.0871 19.0871 6.1700e0030.0000 19.2414 Total 0.0127 0.1360 0.1017 2.2000e0040.0807 5.7200e0030.0865 0.0180 5.2600e0030.0233 0.0000 19.0871 19.0871 6.1700e0030.0000 19.2414 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 17 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.5 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.2158 1.9754 2.0700 3.4100e0030.1023 0.1023 0.0963 0.0963 0.0000 293.1324 293.1324 0.0702 0.0000 294.8881 Total 0.2158 1.9754 2.0700 3.4100e0030.1023 0.1023 0.0963 0.0963 0.0000 293.1324 293.1324 0.0702 0.0000 294.8881 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 18 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.5 Building Construction - 2022
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0527 1.6961 0.4580 4.5500e0030.1140 3.1800e0030.1171 0.0329 3.0400e0030.0359 0.0000 441.9835 441.9835 0.0264 0.0000 442.6435 Worker 0.4088 0.3066 3.5305 0.0107 1.1103 8.8700e0031.1192 0.2949 8.1700e0030.3031 0.0000 966.8117 966.8117 0.0266 0.0000 967.4773 Total 0.4616 2.0027 3.9885 0.0152 1.2243 0.0121 1.2363 0.3278 0.0112 0.3390 0.0000 1,408.795 2 1,408.795
2 0.0530 0.0000 1,410.120
8 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.2158 1.9754 2.0700 3.4100e0030.1023 0.1023 0.0963 0.0963 0.0000 293.1321 293.1321 0.0702 0.0000 294.8877 Total 0.2158 1.9754 2.0700 3.4100e0030.1023 0.1023 0.0963 0.0963 0.0000 293.1321 293.1321 0.0702 0.0000 294.8877 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 19 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1942 1.7765 2.0061 3.3300e0030.0864 0.0864 0.0813 0.0813 0.0000 286.2789 286.2789 0.0681 0.0000 287.9814 Total 0.1942 1.7765 2.0061 3.3300e0030.0864 0.0864 0.0813 0.0813 0.0000 286.2789 286.2789 0.0681 0.0000 287.9814 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 20 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0382 1.2511 0.4011 4.3000e0030.1113 1.4600e0030.1127 0.0321 1.4000e0030.0335 0.0000 417.9930 417.9930 0.0228 0.0000 418.5624 Worker 0.3753 0.2708 3.1696 0.0101 1.0840 8.4100e0031.0924 0.2879 7.7400e0030.2957 0.0000 909.3439 909.3439 0.0234 0.0000 909.9291 Total 0.4135 1.5218 3.5707 0.0144 1.1953 9.8700e0031.2051 0.3200 9.1400e0030.3292 0.0000 1,327.336 9 1,327.336
9 0.0462 0.0000 1,328.491
6 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.1942 1.7765 2.0061 3.3300e0030.0864 0.0864 0.0813 0.0813 0.0000 286.2785 286.2785 0.0681 0.0000 287.9811 Total 0.1942 1.7765 2.0061 3.3300e0030.0864 0.0864 0.0813 0.0813 0.0000 286.2785 286.2785 0.0681 0.0000 287.9811 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 21 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.6 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 6.7100e0030.0663 0.0948 1.5000e0043.3200e0033.3200e0033.0500e0033.0500e0030.0000 13.0175 13.0175 4.2100e0030.0000 13.1227 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.7100e0030.0663 0.0948 1.5000e0043.3200e0033.3200e0033.0500e0033.0500e0030.0000 13.0175 13.0175 4.2100e0030.0000 13.1227 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 22 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.6 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.7000e0042.7000e0043.1200e0031.0000e0051.0700e0031.0000e0051.0800e0032.8000e0041.0000e0052.9000e0040.0000 0.8963 0.8963 2.0000e0050.0000 0.8968 Total 3.7000e0042.7000e0043.1200e0031.0000e0051.0700e0031.0000e0051.0800e0032.8000e0041.0000e0052.9000e0040.0000 0.8963 0.8963 2.0000e0050.0000 0.8968 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 6.7100e0030.0663 0.0948 1.5000e0043.3200e0033.3200e0033.0500e0033.0500e0030.0000 13.0175 13.0175 4.2100e0030.0000 13.1227 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.7100e0030.0663 0.0948 1.5000e0043.3200e0033.3200e0033.0500e0033.0500e0030.0000 13.0175 13.0175 4.2100e0030.0000 13.1227 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 23 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.6 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0109 0.1048 0.1609 2.5000e0045.1500e0035.1500e0034.7400e0034.7400e0030.0000 22.0292 22.0292 7.1200e0030.0000 22.2073 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0109 0.1048 0.1609 2.5000e0045.1500e0035.1500e0034.7400e0034.7400e0030.0000 22.0292 22.0292 7.1200e0030.0000 22.2073 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 24 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.6 Paving - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.9000e0044.1000e0044.9200e0032.0000e0051.8100e0031.0000e0051.8200e0034.8000e0041.0000e0054.9000e0040.0000 1.4697 1.4697 4.0000e0050.0000 1.4706 Total 5.9000e0044.1000e0044.9200e0032.0000e0051.8100e0031.0000e0051.8200e0034.8000e0041.0000e0054.9000e0040.0000 1.4697 1.4697 4.0000e0050.0000 1.4706 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0109 0.1048 0.1609 2.5000e0045.1500e0035.1500e0034.7400e0034.7400e0030.0000 22.0292 22.0292 7.1200e0030.0000 22.2073 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.0109 0.1048 0.1609 2.5000e0045.1500e0035.1500e0034.7400e0034.7400e0030.0000 22.0292 22.0292 7.1200e0030.0000 22.2073 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 25 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

3.7 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0101 6.9900e0030.0835 2.8000e0040.0307 2.3000e0040.0309 8.1500e0032.2000e0048.3700e0030.0000 24.9407 24.9407 6.1000e0040.0000 24.9558 Total 0.0101 6.9900e0030.0835 2.8000e0040.0307 2.3000e0040.0309 8.1500e0032.2000e0048.3700e0030.0000 24.9407 24.9407 6.1000e0040.0000 24.9558 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 4.1372 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 3.1600e0030.0213 0.0317 5.0000e0051.0700e0031.0700e0031.0700e0031.0700e0030.0000 4.4682 4.4682 2.5000e0040.0000 4.4745 Total 4.1404 0.0213 0.0317 5.0000e0051.0700e0031.0700e0031.0700e0031.0700e0030.0000 4.4682 4.4682 2.5000e0040.0000 4.4745 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 27 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile

3.7 Architectural Coating - 2024
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0101 6.9900e0030.0835 2.8000e0040.0307 2.3000e0040.0309 8.1500e0032.2000e0048.3700e0030.0000 24.9407 24.9407 6.1000e0040.0000 24.9558 Total 0.0101 6.9900e0030.0835 2.8000e0040.0307 2.3000e0040.0309 8.1500e0032.2000e0048.3700e0030.0000 24.9407 24.9407 6.1000e0040.0000 24.9558 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2016.3.2 Page 28 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 1.5857 7.9962 19.1834 0.0821 7.7979 0.0580 7.8559 2.0895 0.0539 2.1434 0.0000 7,620.498 6 7,620.498
6 0.3407 0.0000 7,629.016
2 Unmitigated 1.5857 7.9962 19.1834 0.0821 7.7979 0.0580 7.8559 2.0895 0.0539 2.1434 0.0000 7,620.498 6 7,620.498
6 0.3407 0.0000 7,629.016
2 4.2 Trip Summary Information

4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Apartments Low Rise 145.75 154.25 154.00 506,227 506,227 Apartments Mid Rise 4,026.75 3,773.25 4075.50 13,660,065 13,660,065 General Office Building 288.45 62.55 31.05 706,812 706,812 High Turnover (Sit Down Restaurant) 2,368.80 2,873.52 2817.72 3,413,937 3,413,937 Hotel 192.00 187.50 160.00 445,703 445,703
Quality Restaurant 501.12 511.92 461.20 707,488 707,488 Regional Shopping Center 528.08 601.44 357.84 1,112,221 1,112,221 Total 8,050.95 8,164.43 8,057.31 20,552,452 20,552,452
CalEEMod Version: CalEEMod.2016.3.2 Page 29 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual Miles Trip % Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Apartments Low Rise 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 Apartments Mid Rise 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 General Office Building 16.60 8.40 6.90 33.00 48.00 19.00 77 19 4 High Turnover (Sit Down
Restaurant)

16.60 8.40 6.90 8.50 72.50 19.00 37 20 43
Hotel 16.60 8.40 6.90 19.40 61.60 19.00 58 38 4
Quality Restaurant 16.60 8.40 6.90 12.00 69.00 19.00 38 18 44 Regional Shopping Center 16.60 8.40 6.90 16.30 64.70 19.00 54 35 11

5.0 Energy Detail

5.1 Mitigation Measures Energy

4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Apartments Low Rise 0.543088 0.044216 0.209971 0.116369 0.014033 0.006332 0.021166 0.033577 0.002613 0.001817 0.005285 0.000712 0.000821 Apartments Mid Rise 0.543088 0.044216 0.209971 0.116369 0.014033 0.006332 0.021166 0.033577 0.002613 0.001817 0.005285 0.000712 0.000821 General Office Building 0.543088 0.044216 0.209971 0.116369 0.014033 0.006332 0.021166 0.033577 0.002613 0.001817 0.005285 0.000712 0.000821 High Turnover (Sit Down
Restaurant)

0.543088 0.044216 0.209971 0.116369 0.014033 0.006332 0.021166 0.033577 0.002613 0.001817 0.005285 0.000712 0.000821 Hotel 0.543088 0.044216 0.209971 0.116369 0.014033 0.006332 0.021166 0.033577 0.002613 0.001817 0.005285 0.000712 0.000821 Quality Restaurant 0.543088 0.044216 0.209971 0.116369 0.014033 0.006332 0.021166 0.033577 0.002613 0.001817 0.005285 0.000712 0.000821 Regional Shopping Center 0.543088 0.044216 0.209971 0.116369 0.014033 0.006332 0.021166 0.033577 0.002613 0.001817 0.005285 0.000712 0.000821 Historical Energy Use: N
CalEEMod Version: CalEEMod.2016.3.2 Page 30 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated

0.0000 0.0000 0.0000 0.0000 0.0000 2,512.646
5 2,512.646
5 0.1037 0.0215 2,521.635
6 Electricity
Unmitigated

0.0000 0.0000 0.0000 0.0000 0.0000 2,512.646
5 2,512.646
5 0.1037 0.0215 2,521.635
6 NaturalGas
Mitigated

0.1398 1.2312 0.7770 7.6200e0030.0966 0.0966 0.0966 0.0966 0.0000 1,383.426 7 1,383.426
7 0.0265 0.0254 1,391.647
8 NaturalGas
Unmitigated

0.1398 1.2312 0.7770 7.6200e0030.0966 0.0966 0.0966 0.0966 0.0000 1,383.426 7 1,383.426
7 0.0265 0.0254 1,391.647
8 CalEEMod Version: CalEEMod.2016.3.2 Page 31 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

1.30613e
+007

0.0704 0.6018 0.2561 3.8400e0030.0487 0.0487 0.0487 0.0487 0.0000 696.9989 696.9989 0.0134 0.0128 701.1408 General Office
Building
468450 2.5300e0030.0230 0.0193 1.4000e0041.7500e0031.7500e0031.7500e0031.7500e0030.0000 24.9983 24.9983 4.8000e0044.6000e00425.1468 High Turnover (Sit
Down Restaurant)

8.30736e
+006

0.0448 0.4072 0.3421 2.4400e0030.0310 0.0310 0.0310 0.0310 0.0000 443.3124 443.3124 8.5000e0038.1300e003445.9468 Hotel 1.74095e
+006

9.3900e0030.0853 0.0717 5.1000e0046.4900e0036.4900e0036.4900e0036.4900e0030.0000 92.9036 92.9036 1.7800e0031.7000e00393.4557 Quality
Restaurant

1.84608e
+006

9.9500e0030.0905 0.0760 5.4000e0046.8800e0036.8800e0036.8800e0036.8800e0030.0000 98.5139 98.5139 1.8900e0031.8100e00399.0993 Regional
Shopping Center
91840 5.0000e0044.5000e0033.7800e0033.0000e0053.4000e0043.4000e0043.4000e0043.4000e0040.0000 4.9009 4.9009 9.0000e0059.0000e0054.9301 Total 0.1398 1.2312 0.7770 7.6200e0030.0966 0.0966 0.0966 0.0966 0.0000 1,383.426 8 1,383.426
8 0.0265 0.0254 1,391.647
8 Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 32 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

1.30613e
+007

8.30736e
+006

0.0448 0.4072 0.3421 2.4400e0030.0310 0.0310 0.0310 0.0310 0.0000 443.3124 443.3124 8.5000e0038.1300e003445.9468 Hotel 1.74095e
+006

9.3900e0030.0853 0.0717 5.1000e0046.4900e0036.4900e0036.4900e0036.4900e0030.0000 92.9036 92.9036 1.7800e0031.7000e00393.4557 Quality
Restaurant

1.84608e
+006

9.9500e0030.0905 0.0760 5.4000e0046.8800e0036.8800e0036.8800e0036.8800e0030.0000 98.5139 98.5139 1.8900e0031.8100e00399.0993 Regional
Shopping Center
91840 5.0000e0044.5000e0033.7800e0033.0000e0053.4000e0043.4000e0043.4000e0043.4000e0040.0000 4.9009 4.9009 9.0000e0059.0000e0054.9301 Total 0.1398 1.2312 0.7770 7.6200e0030.0966 0.0966 0.0966 0.0966 0.0000 1,383.426 8 1,383.426
8 0.0265 0.0254 1,391.647
8 Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 33 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Apartments Low
Rise
106010 33.7770 1.3900e0032.9000e00433.8978
Apartments Mid
Rise

3.94697e
+006
1,257.587
9 0.0519 0.0107 1,262.086
9 General Office
Building
584550 186.2502 7.6900e0031.5900e003186.9165
High Turnover (Sit
Down Restaurant)

6.1 Mitigation Measures Area

6.0 Area Detail

5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Apartments Low
Rise
106010 33.7770 1.3900e0032.9000e00433.8978
Apartments Mid
Rise

3.94697e
+006
1,257.587
9 0.0519 0.0107 1,262.086
9 General Office
Building
584550 186.2502 7.6900e0031.5900e003186.9165
High Turnover (Sit
Down Restaurant)

1.58904e
+006
506.3022 0.0209 4.3200e003508.1135
Hotel 550308 175.3399 7.2400e0031.5000e003175.9672
Quality
Restaurant
353120 112.5116 4.6500e0039.6000e004112.9141
Regional
Shopping Center
756000 240.8778 9.9400e0032.0600e003241.7395
Total 2,512.646
5 0.1037 0.0215 2,521.635
6 Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 35 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 5.1437 0.2950 10.3804 1.6700e0030.0714 0.0714 0.0714 0.0714 0.0000 220.9670 220.9670 0.0201 3.7400e003222.5835 Unmitigated 5.1437 0.2950 10.3804 1.6700e0030.0714 0.0714 0.0714 0.0714 0.0000 220.9670 220.9670 0.0201 3.7400e003222.5835

6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating

0.4137 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products

7.1 Mitigation Measures Water

7.0 Water Detail

0.4137 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products

4.3998 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0206 0.1763 0.0750 1.1200e0030.0143 0.0143 0.0143 0.0143 0.0000 204.1166 204.1166 3.9100e0033.7400e003205.3295 Landscaping 0.3096 0.1187 10.3054 5.4000e0040.0572 0.0572 0.0572 0.0572 0.0000 16.8504 16.8504 0.0161 0.0000 17.2540 Total 5.1437 0.2950 10.3804 1.6600e0030.0714 0.0714 0.0714 0.0714 0.0000 220.9670 220.9670 0.0201 3.7400e003222.5835 Mitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 37 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 585.8052 3.0183 0.0755 683.7567
Unmitigated 585.8052 3.0183 0.0755 683.7567
CalEEMod Version: CalEEMod.2016.3.2 Page 38 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Apartments Low
Rise

1.62885 /

1.02688

10.9095 0.0535 1.3400e00312.6471
Apartments Mid
Rise

63.5252 /

40.0485
425.4719 2.0867 0.0523 493.2363
General Office
Building

7.99802 /

4.90201

53.0719 0.2627 6.5900e00361.6019
High Turnover (Sit
Down Restaurant)

10.9272 /

0.697482

51.2702 0.3580 8.8200e00362.8482
Hotel 1.26834 /

0.140927

6.1633 0.0416 1.0300e0037.5079
Quality
Restaurant

2.42827 /

0.154996

11.3934 0.0796 1.9600e00313.9663
Regional
Shopping Center

4.14806 /

2.54236

27.5250 0.1363 3.4200e00331.9490
Total 585.8052 3.0183 0.0755 683.7567
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 39 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

8.1 Mitigation Measures Waste

7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Apartments Low
Rise

1.62885 /

1.02688

10.9095 0.0535 1.3400e00312.6471
Apartments Mid
Rise

63.5252 /

40.0485
425.4719 2.0867 0.0523 493.2363
General Office
Building

7.99802 /

4.90201

53.0719 0.2627 6.5900e00361.6019
High Turnover (Sit
Down Restaurant)

10.9272 /

0.697482

51.2702 0.3580 8.8200e00362.8482
Hotel 1.26834 /

0.140927

6.1633 0.0416 1.0300e0037.5079
Quality
Restaurant

2.42827 /

0.154996

11.3934 0.0796 1.9600e00313.9663
Regional
Shopping Center

4.14806 /

2.54236

27.5250 0.1363 3.4200e00331.9490
Total 585.8052 3.0183 0.0755 683.7567
Mitigated

8.0 Waste Detail
CalEEMod Version: CalEEMod.2016.3.2 Page 40 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 207.8079 12.2811 0.0000 514.8354
Unmitigated 207.8079 12.2811 0.0000 514.8354
Category/Year
CalEEMod Version: CalEEMod.2016.3.2 Page 41 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Apartments Low
Rise

11.5 2.3344 0.1380 0.0000 5.7834
Apartments Mid
Rise
448.5 91.0415 5.3804 0.0000 225.5513
General Office
Building

41.85 8.4952 0.5021 0.0000 21.0464
High Turnover (Sit
Down Restaurant)
428.4 86.9613 5.1393 0.0000 215.4430
Hotel 27.38 5.5579 0.3285 0.0000 13.7694
Quality
Restaurant

7.3 1.4818 0.0876 0.0000 3.6712
Regional
Shopping Center

58.8 11.9359 0.7054 0.0000 29.5706
Total 207.8079 12.2811 0.0000 514.8354
Unmitigated
CalEEMod Version: CalEEMod.2016.3.2 Page 42 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Apartments Low
Rise

11.5 2.3344 0.1380 0.0000 5.7834
Apartments Mid
Rise
448.5 91.0415 5.3804 0.0000 225.5513
General Office
Building

41.85 8.4952 0.5021 0.0000 21.0464
High Turnover (Sit
Down Restaurant)
428.4 86.9613 5.1393 0.0000 215.4430
Hotel 27.38 5.5579 0.3285 0.0000 13.7694
Quality
Restaurant

7.3 1.4818 0.0876 0.0000 3.6712
Regional
Shopping Center

58.8 11.9359 0.7054 0.0000 29.5706
Total 207.8079 12.2811 0.0000 514.8354
Mitigated

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type CalEEMod Version: CalEEMod.2016.3.2 Page 43 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

11.0 Vegetation
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
CalEEMod Version: CalEEMod.2016.3.2 Page 44 of 44 Date: 1/6/2021 1:52 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Annual

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
9 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 33

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Southern California Edison
Operational Year 2028
CO2 Intensity
(lb/MWhr)
702.44 CH4 Intensity 0.029
(lb/MWhr)
N2O Intensity 0.006
(lb/MWhr)
Village South Specific Plan (Proposed)
Los Angeles-South Coast County, Summer
CalEEMod Version: CalEEMod.2016.3.2 Page 1 of 35 Date: 1/6/2021 1:54 PM Village South Specific Plan (Proposed) - Los Angeles-South Coast County, Summer Project Characteristics - Consistent with the DEIR's model.