Los Alamitos City Council
November 18, 2024

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Kerem Gulec
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 9:29:28 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Dear All
It is remarkable to propose this location for such a high density, boilerplate housing project.

The idea of state mandating housing is rather ridiculous by itself and most likely won’t achieve the results it is intended to, but proposing this right next to a neighborhood with completely different characteristics defies pretty much every urban planning principle in the book. Self inflicted wound is perhaps best way to describe this, very short sighted. Destroying livability is essentially akin to asking those who live there to move somewhere else. Perfect way to diminish the attractiveness of the city in the long term by making life miserable for those who live there.

Clearly this can have a significant impact on our neighborhood and such consequences will be unacceptable and unfair but ultimate losers will also include the city of los Alamitos and city of seal beach.

This project location appears to be ill conceived in many ways. Right next to Arbor and Dog parks, which are two of the busiest recreation areas in the city, with arbor park hosting soccer events every week. There is absolutely no way lampson can handle this added traffic due to this development. There is absolutely no way our parks can handle this additional demand from the new condensed housing. It will create parking issues in our neighborhood, crime will go up. It will be a disaster from urban planning perspective and not only diminish value of our neighborhood but our city as well.

As a CPE resident, and an engineer/consultant who has contributed to many planning studies as part of numerous developments across California, I strongly recommend reconsidering the proposed location for the high density housing. This will certainly have a significantly negative impact to its neighbors. And those “neighbors” will likely use every legal tool they have to oppose this development location of which not only defies common sense but likely would not pass any objective criteria/test either. Hopefully, this idea goes away but if not an extensive due dilligence process should be expected and planned. Studies by reputable consultants/experts that investigate and quantify the short/long term impact of the proposed location on its surrounding communities and the city overall should be performed. If these studies are done by the developer, they should be independently peer reviewed by the city and findings should be objectively reconciled. Community members also should be given access to these studies and also an opportunity to perform independent peer reviews, and city should collect their comments. All comments need to should be addressed satisfactorily.

Thank you,
CK GULEC, PhD, PE
3701 Fuchsia Street, Seal Beach
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Kari Scheer
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 9:07:04 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To whom it may concern,
I am a resident of the College Park East neighborhood and strongly oppose building housing of any kind off of Lampson. I have lived in the area since I was 12 years old, went to Pacifica High School and then CSULB. My first job was at the shopping center in Rossmoor. I love this area so much I bought my first home here at 4424 Ironwood ave in 2019. I walk my dog to the dog park daily and watch fireworks in the open field on fourth of July. Putting housing here will destroy my neighborhood for all of the reasons below, do not let this happen! Aesthetics - this will be a major eye sore and disrupt all our mature greenery and open space that we enjoy
Air Quality - more emissions from new drivers will cause terrible air quality Cultural Resources - low income housing will only bring crime and addiction and problems to our quiet neighborhood. Even normal housing will cause a strain on our natural and government resources as it is
Construction Noise and road closure - Lampson is the only route through this area and will force countless people all the way to Katella and major traffic problems. The noise will be unbearable and we already have problems with the base and airplanes at all hours we cannot accept any more noise
Road safety - this road is not safe for a higher volume of drivers and it will become extremely unsafe for pedestrians and kids in the area
Fire / Police / Medical Response - los alamitos response time to emergencies is frightening and already causes Seal beach to assist calls, this will strain neighboring city resources Greenhouse Gas Emissions - cars are terrible for the environment we cannot accept any more emissions on top of what we handle from the 405 and airport Hazards & Hazardous Materials - the runoff from new buildings will be a major problem and we already have a flooding issue in this area, more water and sewage will only exacerbate this problem
Land Use & Planning - we dont have enough natural resources for more bodies and Lampson cannot handle additional drivers
Noise Pollution (vehicles on Lampson) - low income housing will bring people who have noisy cars and work odd hours causing too much noise
Population & Housing - there are too many people here we dont want a higher population Parking in our neighborhood
Public Services - police and fire are already understaffed they cannot handle more of a burden which means we are all in greater danger
Recreation - this will drastically impact the dog park and the ayso fields and the green space in our community. We cannot accept more people in our limited spaces.

Road impacts from heavy equipment - lampson will get destroyed Schools / Libraries - the schools are already overburdened and wont get any additional funding from this for years to come
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc) this is a major concern as this area is already extremely dangerous! Utilities & Service Systems - we dont have the natural resources to support more families in this area
Views from our backyards - will destroy my view of the Base and the fields Kari Scheer-Stachowiak
909-809-8503
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Pauline Creighton
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 5:02:19 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hi !
I am writing an email to stop the Lampson project! This project will negatively affect our community.

Here are my concerns :

Air Quality/ noise pollution/transportation and traffic- the housing project will create more traffic and congestion on Lampson Ave which is already congested to begin with . This can affect the neighborhood air quality /noise pollution in addition to the 405 freeway close to our neighborhood. More traffic on Lampson is dangerous and can create more accidents. I’ve seen a lot of accidents on Lampson because it is a busy street. There is a lot of traffic especially in the morning when parents are rushing to get their kids to school on time. There are times when I leave 20 min early to drop off my kid to school, my kid has been late to school because the amount of traffic on Lampson and on Seal Beach Blvd . There is only 1 Turing lane to get to the schools on Lampson. Imagine 1 turning lane for all the families who live in the neighborhood to get to school.

With the amount of traffic added due to the Lampson project, I wouldn’t feel safe to walk or jog in the neighborhood. Our street is already narrow and most of the sidewalks in College Park East are partial so we are compelled to walk on the street. More traffic equals more air pollution and is unhealthy for us and our children who plays outside. My child already suffers from asthma.

And what about parking? The housing plan may not have enough parking spaces for tenants.

People will use the neighborhood for parking and will create congested with more cars on the street which can be dangerous for our kids who ride their bikes and walk on the streets.

Hazards & Hazardous Materials: building new homes can create dust and hazardous materials into our neighborhood. We take pride in keeping our neighborhood clean and safe.

Land Use & Planning: the housing plan is to create more housing in such a small space . We need the area for our kids to play and use the field for recreation purposes such as utilizing the field for soccer games and for our dogs to play. Our family also use the field to picnic and enjoy the wide space for activities.

Low income housing : low income housing will increase crime in our neighborhood.

Please, do not build this housing project on Lampson! It is not safe and will lot work with our already congested neighborhood. Thank you!
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Pauline Creighton
4424 Dogwood Ave
Seal Beach , ca 90740
562-305-6808
Sent from my iPhone

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Chris Stone
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 4:35:47 PM
IRONSCALES finds this email suspicious! We know Chris Stone by name, but the email was sent from an unfamiliar address [email protected] | Know this sender? I am writing to express my deep concern re: the Lampson Project. I live in College Park East.

Lampson is already a busy street with a high accident rate; adding more traffic does not make sense. I anticipate drivers will elect to cut through our neighborhood using Ironwood and Hazelnut to avoid the inevitable delays along Lampson. This will put our children at risk. I’m also concerned the increased traffic and additional residents will affect our police and fire response in emergencies.

I can only imagine the nightmare it will be during construction.

I hope you will consider the negative impact this Los Alamitos project will have on the citizens of Seal Beach. Residents of Los Alamitos will not be affected at all, yet Seal Beach residents will truly suffer.

Sincerely,
Christine Stone
### THIS IS A TEMPLATE, PLEASE REVIEW AND WRITE YOUR OWN EMAIL USING THE SUGGESTED TOPICS BELOW ###
The developer is required to review each Environmental concern.

They are counting on us not saying anything and breezing through the process.

Now is our time to stop this. Mention as many examples and be specific in asking for environmental/technical studies.

Please be generous when providing examples of how this project could negatively affect our community. Some examples are below, and don't forget to include your name, address, and contact information!
Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
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Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Mike Polye
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Subject: Lampson Avenue Project - Comments and Concern
Date: Tuesday, November 1, 2022 9:02:25 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Mr. Oliver,
I am a resident of the College Park East community in Seal Beach and I am writing to express my grave concern regarding the impacts of a potential housing development slated to be built at 4665 Lampson Avenue in Los Alamitos (“Lampson Avenue Project”).

This new, high-density development will have a myriad of negative impacts on our community both from a quality of life AND environmental standpoint. As a College Park East resident who lives on Ironwood Avenue, which runs parallel to Lampson Avenue, I already experience a great deal of sound pollution from the ever-increasing traffic just beyond my backyard wall. Adding a development to accommodate 800+ additional residents, along with their guests, will only add to the sound pollution from the added traffic and make the northside Ironwood Avenue residents’ backyards unbearable during certain times of day.

Just as concerning as the sound pollution from additional vehicles on Lampson is the increased traffic as a result. Lampson is already a very dangerous road with numerous accidents occurring on a regular basis. The area of Lampson that runs along the community of College Park East has historically been known as “The Alley of Death,” due to the significant number of fatalities that have occurred in the area. With no space to expand Lampson, the increased traffic will only add to the number of dangerous and deadly accidents. Below are some examples worth noting of accidents in this area of Lampson. One of these is from this past month (October 2022). Another involves a child.

I have 3 children of my own, who often ride their bikes in the area, and I do not want their abilities to ride in the area to be hindered by uncontrollable traffic that cannot be accommodated by the Lampson intersections.

General safety and pedestrian safety should be a top priority for both the city of Los Alamitos and Seal Beach. An increase in injury and death rates in the area should not be on anyone’s conscience. https://www.sunnews.org/drunk-driver-gets-15-to-life-for-lampson-avenue-death/ https://www.latimes.com/archives/la-xpm-1989-09-11-me-1559-story.html https://www.oc-breeze.com/2022/10/04/219326_seal-beach-police-investigating-serious-trafficcollision-involving-two-vehicles-on-lampson-avenue/ https://www.laweekly.com/rider-hospitalized-motorcycle-crash-lampson-avenue-seal-beach-ca/ https://www.ocregister.com/2013/06/17/lampson-speeds-scrutinized-after-accidents/ While dangerously increasing traffic and noise pollution are of utmost concern, there are also several other factors that are essential for the City of Los Alamitos to investigate. Below is a list of concerns that MUST be addressed in the environmental impact assessments:
- Aesthetics (visual perception of environment)
o Daytime glare and its impact on drivers, cyclists and neighboring homes 17-377
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
o Nighttime illumination
o Existing visual characteristics
- Property Values
o Existing home values are likely to decrease and be adversely impacted due to additional multi-family dwellings alleviating housing pressure in an area that is primarily single family homes
- Air Quality and Environmental Conditions
o Increased carbon monoxide emissions
o Increased particulate matter
o Increased greenhouse gas emissions
- Biological Impacts
o The appropriate agencies must investigate how this development will impact local wildlife
o There are a large number and variety of birds in the area – hawks, falcons and other large birds of prey, as well as squirrels and other varieties of smaller birds § Do any of these birds nest and feed in the vicinity of the development site? § Do any of these birds of prey have special environmental protective or endangered status?
o How many trees will be eliminated for this project and how will this impact shade and air quality?
- Geology and Soils
o Impact on drainage in the area
o Runoff concerns
o How will the local soccer field conditions be impacted? - Public Protection Services Impact
o Fire protection
§ High population density requires additional fire protection services § Multi-family dwellings tend to require more fire protection o Police protection
§ High population density requires additional fire protection services § Is there an expectation that crime may increase in the general vicinity due to a higher population density?
§ Additional police support from the City of Seal Beach will be required as a result of a development that is taking place in a separate city (Los Alamitos), which will impact Seal Beach taxes
- Other Public Services
o Library
§ Can local libraries accommodate the additional residents? o Parks and Recreation (There are no planned parks or play areas for the residents of this development which will directly impact College Park East parks) § Can local parks accommodate the additional residents causing an increased rate of wear and tear?
As the leader of the city council in Los Alamitos, it is imperative that you perform the necessary steps and due diligence to halt the Lampson Project. I urge you to disapprove the current proposed development plan, reassess and preserve the well-being of the surrounding communities.

Regards,
Mike and Jessica Polye
4201 Ironwood Avenue
Seal Beach, CA 90740
973-517-3963
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(CONT.)
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Matthew Stachowiak
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 8:54:21 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hello,
I strongly oppose the Lampson housing project. The project will cause many problems such as traffic congestion on Lampson, parking problems for nearby home owners, noise pollution, increased need for fire/police resources, construction noise and impact public services. There will be a large impact to the homeowner of the College Park East neighbor with no benefit to them.

I hope you consider these effects on the nearby homeowners in the neighborhood and oppose this new development.

Thank you,
Matthew Stachowiak
4424 Ironwood Ave
Seal Beach CA 90740
714-702-6258
17-386

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Chrysanthi Davilas
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 7:48:21 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Dear City of Los Alamitos,
I have been living in Seal Beach College Park East for 3.5 years now. We moved here for larger space and the school district for my three little girls. The many things I love about this area is the beautiful environment, places to play and ride around, and the easy flow of traffic on Lampson to get my kids to school on time. Unfortunately, I am fearful of this Lampson Project going through for two main reasons:

1. My house happens to be on Ironwood, the closest street from Lampson, where most outside cars will inevitably have to park.

2. Impact on Lampson traffic. Lampson is a quick flowing street which tends to back up if there is any hiccup. Adding more housing to this street, practically a one-way- out street will make everything more difficult for all involved in a daily basis.

I am hoping to be heard on this issue. I love this area and didn’t settle into this expensive home to be impacted so much in such a negative way.

I am hoping the plans get revamped or moved altogether, in an area where it makes more sense.

Thank you for your time.

Sincerely,
Chrysanthi & Nick Davilas
4280 Ironwood Ave
Seal Beach, ca 90740
714-785-3249
Sent from my iPhone
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Jaclyn Power Hudzietz
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 7:34:25 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To whom this may concern,
You cannot build the projected Lampson Ave. development for multiple reasons. I am a young mother living in College Park East with two young children aged 7 and 4. Our 4 year old son has environmental allergies and skin eczema, which is impaired with poor air quality. When the air quality is poor, he suffers from asthma attacks. His skin also flairs up with itchy eczema. The machinery and vehicles needed for the development on Lampson Ave. will produce pollutants and impact the air quality. This will cause an asthma attack that could send my son to the emergency room, which is a financial burden, even having health insurance. His skin will be itchy and he itches until he bleeds when it’s bad. Will you provide financial assistance to cover this cost?
What about those living nearby without the resources that I have, such as health insurance? What can you provide for them? I have transportation, it will be halted by your project and cause a burden to them. What about those without health insurance and the impact the air quality you produce will cause them? That will be a huge detriment to them.

The absurd amount of traffic we will all experience is going to be horrific. We have 9 schools in Seal Beach, Rossmoor and Los Alamitos that are impacted with kids coming and going to school. As a mother who drives her kids to and from school, I do not welcome any road closures. The parking within College Park East is going to be completely insane. Car break ins are going to increase! Crime is going to increase near my home with my small children! No!! If my husband works late, I cannot imagine having to experience criminals in our neighborhood alone.

Closing the road will hurt emergency responders helping anyone in need who live off of Lampson Ave. and nearby. My children and my family are my world and if anything happened and God forbid I had to call 911 for help, your project would lengthen the time it would take him to get to us. Every second counts in an emergency. Whether a child is choking, bleeding badly, having an asthma attack, etc.

There are a lot of new families close the projected area on Lampson. As a mother, I know very well how important the quiet is for (a baby especially) sleep. If there are loud noises from this that wake up sleeping babies, toddlers, children, adolescents, young adults needing to go to work, that would be a huge stress and burden to all of those families. My family included.

Traffic safety on Lampson with this project is going to be critically low. The u-turns needing to be made, road rage it will cause, the cut-thru traffic into the neighborhood I live in is unwelcome. There will be extra cars with more frustrated drivers and that is a dangerous combination.
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
The Lampson Ave. is already a busy street that goes through many cities. It is heavily trafficked and does not need any more traffic. Especially right by our small neighborhood. It is NOT welcomed and will produce more pollution, car accidents, traffic, unsafe driving, and delay commutes for everyone.

Youth sports at Heather Park and Arbor Park will be stopped during this project. AYSO soccer plays at Heather Park and your project will stop and relocate all of hose practices and games.

That is a burden of time for all of those children and their families, please respect us local families and our time.

This is not a positive project either. The housing and population you want is completely unwelcome by my whole family and many of my neighbors and friends. Please do not do this project, please. My family is my world and my life savings have gone into our home. If you make our home a lower value from this project, we will be devastated. Please do not build low income homes there. We are a nice city with high property value that we paid for. We are good people with honest jobs, kids in school and pets in our home. My parents and grandparents live in college park East on Sunflower and on Ironwood. We live on Dogwood and cherish this small city and quaint neighborhood. Please do not put in low income housing on Lampson Ave. I beg of you. We do not want it. Please stop this project. We do not see any positives from it, and only many negatives that I have mentioned above.

Jaclyn Power Hudzietz
4508 Dogwood Ave
Seal Beach, CA 90740
Cell 562-754-3044
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(CONT.)
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Kenai Ramsey
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 7:02:15 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
I am writing to you about the Lampson Project. Even though I live in Huntington Beach, I use Lampson almost everyday to go to my daughter or my mom’s house. I also pick up my grandchildren from a school in Rossmoor and travel to and from the school on Lampson. I am concerned about an increase in the traffic which not only includes many vehicles, but also more car noise, and traffic safety.

I am also concerned about the impact to the schools in Rossmoor. The possibility of more busses, cars, and pedestrian traffic will negatively impact the roads in Rossmoor. In addition, the schools will have the possibility of being overcrowded.

I respectfully ask that you carefully consider how this development project will impact College Park East, Rossmoor, and those of us who use Lampson on a daily basis.

Sincerely,
Debbie Ramsey
### THIS IS A TEMPLATE, PLEASE REVIEW AND WRITE YOUR OWN EMAIL USING THE SUGGESTED TOPICS BELOW ###
The developer is required to review each Environmental concern.

They are counting on us not saying anything and breezing through the process.

Now is our time to stop this. Mention as many examples and be specific in asking for environmental/technical studies.

Please be generous when providing examples of how this project could negatively affect our community. Some examples are below, and don't forget to include your name, address, and contact information!
Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards
Sent from my iPad
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: MARILYN RIORDAN
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 5:14:09 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To: The City of Los Alamitos,
From: Marilyn Riordan
Resident of CPE,
Seal Beach, CA
I am strongly opposed to the proposed housing project on Lampson Avenue between Seal Beach Boulevard and Valley view Boulevard in Los Alamitos. I am a tax paying homeowner with many objections. The following are my concerns:

Aesthetics
Air Quality
Water
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards
Awaiting your reply,
Marilyn Riordan
CPE Home owner
Seal Beach, CA
Sent from my iPhone
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Fred Schutz
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 4:16:41 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
I am writing you to disclose how your Lampson Project will create a negative effect to my personal health. I have respiratory issues. As my backyard sits on Lampson, the dust during the construction will be intolerable. In addition, the dust from the additional traffic after the construction is complete will further contribute to my breathing issues.

Beyond my personal health, not one neighbor has welcomed this plan.

There is no plan for the increased traffic on Lampson. No additional traffic lights. No left turn signals. Cars traveling east will need to make U turns on Rose or Heather Street going west. It is likely these new neighbors will increase traffic inside CPE because Lampson was not designed for so much more traffic. And there is no plan for increasing lanes on Lampson. And even if there is, who wants to live behind a 6 lane road? It would be like living behind Beach Blvd.

The current level of noise is barely acceptable. When we bought our house, we were told the price was lower than the houses a few streets inside CPE because we were on Lampson, and it might be a little more noisy. Now that you are planning on having 550 cars (not to mention the guests of these new neighbors) in addition to what we have been suffering, I can only imagine how much more my home will depreciate, and how much more outside noise we will have to tolerate.

CPE has delightful little parks. Based upon the projected map of the project, there are no parks included. Which means we can expect to have a few thousand new neighbors overcrowding the small parks we have.

I haven’t seen any proposal for additional fire or police. Even though our neighborhood will be increasing by several thousand people. Speaking of which, aren’t projects like this one reserved for non-residential areas? Clearly one building does not define a commercial area.

What will happen when I can’t even park in front of my house because there won’t be enough spaces in the proposed development?
I do not feel a change in this community should be left to one investor or a few city managers.

You have no right to affect my health or quality of life. At the very least, it should be put on a ballot. And not a Los Alamitos ballot, but a Seal Beach one.

Thank you for your time.

Regards,
Fred Schutz
Sent from my iPhone
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: TKV Nolan
To: Tom Oliver
Subject: 4665 Lampson
Date: Tuesday, November 1, 2022 10:38:46 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
I am a resident of this community. I grew up in Seal Beach in College Park East. I lived there for 4 years as a parent and am still in the area for community events.

My children do soccer at Arbor Park every weekend. My children play at Heather Park near your proposed project site.

I am very concerned about your proposed project will negatively affect our neighborhood.

This is our community and I don’t want to ruin our community and keep it true to our roots.

Please strongly consider my concerns for our community. I strongly oppose this project.

Loan Nolan
Rossmoor resident
17-401

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Mariane Gabriel
To: Tom Oliver
Subject: Lampson Project Concerns
Date: Monday, October 31, 2022 1:54:13 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Dear Mr. Oliver,
Please see planning issues regarding the proposed Lampson property development below Significant concerns are the loss of open space for wildlife and traffic impact with no alternative route.

Great Blue Herons, Great Egrets, Osprey, Hawks (several varieties) Barn Owls (protected), doves, finches and many migrating birds are all seen using the quiet lawn/redwood tree areas on the current California Dept of Fish and Game/former WestEd property.

This doesn't begin to consider the mammals and reptiles which use the site.

Los Alamitos has no other uncrowded open space area, epecially along this corridor.

The adjacent human population will also be impacted...traffic, no alternative route for College Park East, Parkewood Los Alamitos, West Garden Grove.Lampson, a curving 2 lane per side street, already heavily traveled, is the only access. This was especially evidenced in 1995 when drainage culverts overflowed in a dramatic rainstorm.

Lampson was closed from Manley Ave in Garden Grove to Seal Beach/Los Alamitos Blvd in Los Alamitos. Many residents could not return home. This impacted nearby Rossmoor also, since many were stuck there. FEMA responded to the flooding.

I realize that my concerns, as a College Park East/Seal Beach resident, may be of little importance to Los Alamitos.

I understand the federal guidelines for affordable housing are valid. However, to place so many with no major road access is imprudent. The area near Oak Middle School or the Los Alamitos race track could be considered since major streets are available.

Perhaps Orange County planners can be helpful.

Thank you for your attention.

Mariane H Gabriel, PharmD
4597 Dogwood Ave
Seal Beach, CA 90740
(562) 598-7906
17-402
17-403

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Jeff Smith
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Concerns
Date: Tuesday, November 1, 2022 4:37:10 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hello Representatives of Seal Beach and Los Alamitos,
I am writing this email to express my deep concerns about the Lampson Project. I have been a College Park East resident since 2016 and love the neighborhood that I have decided to raise my family of five in.

To start, I was born and raised in Los Alamitos (Suburbia Estates neighborhood) and graduated from Los Alamitos High School. I know and understand the deep connection between Seal Beach and Los Alamitos.

That being said, what I don't understand is how a housing development from one city (Los Alamitos) is able to have such a profound impact on the residents of another city (Seal Beach).

Such would be the case if this development comes to fruition. While there are merits to building residential housing, the size and stature, as well as the location, will have a detrimental impact to the residents and overall community of College Park East.

Here are my concerns that I would like addressed:

Traffic - The number of cars on Lampson would increase exponentially. This is one of the main thoroughfares to get from Seal Beach Blvd to Valley View. If you increase the car population by hundreds, I believe traffic would get significantly worse. Additionally, the speed limit is 45mph and as you know, that is exceeded by a number of drivers. I believe my safety and the safety of my family and community members would be in jeopardy. I would like to get a report on the number of tickets that are written for speeding and to see if there is a higher percentage of tickets on Lampson than in other like areas. Additionally, I would like to receive a report on accidents along Lampson in relation to other like areas.

Traffic to and from school - As previously mentioned, I have a family of five (three children) who all attend schools in Los Alamitos Unified. I believe this development would dramatically affect my ability to get my children to and from school in a timely manner. Other than leaving earlier, which is difficult since my wife and I both work and have three children, what can you do to address this? Only right turn out of the development - The fact that residents of this proposed development can only make a right turn (west direction) will lead to a traffic backup on Heather, the very street I take to enter my neighborhood. Many families in our neighborhood walk to Arbor to play AYSO and use the dog park and having hundreds of cars daily make a U-turn to then head east on Lampson creates a safety hazard. How do you plan to address this issue? Emergency Response - this is a major sticking point. More traffic leads to a less 17-405
17-404

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
quick response and when you are dealing with emergencies and every second counts, this impact cannot be overlooked. How will response times be affected with this new development?
Parking - The amount of parking spots in relation to residences for this new development is grossly under-represented. Additionally, the garage parking spots that are being allocated for the single family homes will not actually be used for parking, but instead used for storage, further reducing the amount of available spots. I live right off of Heather St. and know that from this development, the parking in College Park East will be 100% impacted, thus not allowing me to park within a reasonable range of my house. While the convenience of being able to park by my house is extremely important, it isn't actually the number one concern for parking. My number one is that with having our streets flooded with cars that do not live in the neighborhood, nor the city of Seal Beach, my children's ability to play in the streets would be negatively impacted. You may say, they can play at the park. Yes that is true, but not all games/activities can be played at Heather Park. My sons like to play roller hockey, basketball, and ride bikes (etc). They will not be able to do those things or at least not to the extent as they currently are able to.

With more people parking in our neighborhoods, I am fearful that our children, and even adults, will suffer from potentially being struck by cars pulling in and out. The stop sign on Heather and Hazelnut is routinely run. I know that because I see police by my house watching for that specific traffic violation. The law of averages suggest that with an exponential increase in traffic/parking, the risk of accidents (car to car and car to human) will increase. How do you plan to address this?
Recreation - In looking at the plans, I see that the new development has a common area (open space). While common areas are nice, kids, especially little kids, will not find it all that attractive. There is currently no play structure at Arbor Park. The residents of this Los Alamitos Development will nonetheless use Heather Park as their "go to" means of recreational activity, thus overcrowding the area. Heather Park is already a very dated park and that will only increase with the amount of new individuals frequenting it. I know there are plans to rejuvenate Heather Park, but with an increase in hundreds of kids, the park and its new facilities will quickly wear, thus creating a less enjoyable experience and potential safety hazards. How do you plan to address this? Construction Noise and Road Closure - I chose to live in College Park East to provide a great quality of life for my family; having a development of this scale will surely impact our quality of life for a number of years. Construction has collateral damage. With the heavy machinery, road closures, workers coming to and from, the amount of noise, etc. will undoubtedly have a negative impact on my family and others in our community.

How will this be addressed?
I kindly ask that you please reconsider this development and the negative impact that it WILL have on the residents of College Park East and the surrounding area. I will patiently await a response to my concerns listed in this email.

Thank you for your time and consideration
Jeff Smith
4456 Hazelnut Ave., Seal Beach, 90740
562-243-3323
17-405
(CONT.)
17-406
17-407
17-408

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Jennifer Graham
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Saturday, October 29, 2022 4:01:44 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To whom it may Concern,
I am writing in response to the proposed Lampson housing project.

My name is Jennifer Graham and I have been a homeowner in College Park East since 2009. I also grew up in West Garden Grove(right off Lampson/Valley View). I believe the proposed project will negatively impact the area. This will significantly increase the traffic on Lampson in both directions. Over the years, there has been issues with speeding, leading to terrible accidents on Lampson(some fatal). The timing of the signal at Candleberry has also lead to horrible t-bone accidents for cars leaving the neighborhood(it is a blind corner exiting the neighborhood with a very short transition from red on Lampson to green on Candleberry, Lampson drivers speed through the light). Also, on a busy morning for AYSO and the dog park, Lampson becomes dangerous due to increased traffic and people not knowing what driveway to turn into. The left hand turn into these driveways often spills out of the turn lane into traffic reducing it to one lane in the east direction.

My questions are:
1)Are additional traffic signals being planned?
2)Is the overflow parking expected to be College Park East? If so, is Seal Beach planning overnight permit parking only in College Park East?
3)Is Los Alamitos planning to compensate Seal Beach for increased use of its Public Services(i.e. police who patrol and investigate accidents on Lampson)? Will the Los Al police/fire departments be responsible for responding to incidents in the proposed neighborhood, and will potential tenants be informed on potentially longer response times due to distance from the rest of of Los Al?
4)How will this affect public utilities(especially in summer months)? Is the proposed project on the Los Al grid or Seal Beach electrical grid?
Thank you in advance for your attention on this important issue. I look forward to your response.

Sincerely,
Jennifer Graham M.D.
4532 Birchwood Ave
Seal Beach, CA 90740
714-330-5562
17-409
17-410
17-411

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Tom Papoulias
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 4:00:24 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Dear City… I would like to voice my concern on this project which should never start.

The developer is required to review each Environmental concern.

They are counting on us not saying anything and breezing through the process.

Now is our time to stop this. Mention as many examples and be specific in asking for environmental/technical studies.

Please be generous when providing examples of how this project could negatively affect our community. Some examples are below, and don't forget to include your name, address, and contact information!
Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards
Tom Papoulias
Commercial Real Estate
Los Angeles & Scottsdale
[email protected]
562.858.7476
Ca Lic: 01145581
AZ Broker Lic: BR631650000
Serving The Commerical Realstate Industry For 30 Years. 17-412
17-413

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Don Munro
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; Valerie Munro
Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 3:28:59 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hello Mr. Oliver,
As residents of College Park East in Seal Beach, we have concerns about the new housing development planned along Lampson Avenue in Los Alamitos.

As we’re sure you’ve received many letters, we hope that the concerns are taken seriously. We understand that demands for additional housing are being placed on cities. That we have accepted.

Our concern lies in how the new development will negatively impact the quality of life for residents living in the surrounding areas. And in this scenario, it is hard to come up with a positive outcome for nearby residents in Seal Beach and Los Alamitos.

As plans are evaluated, please consider the following:
· Visibility: The 3-story portions of the development will be visible from homes. These buildings will not only be seen from people’s front and back yards, but from inside the house as well. This seems like an unreasonable level of infringement just to be able to add density to a project that will end up having 2-3x the density of the surrounding neighborhoods.

Please consider: (1) scaling back the height of the project or (2) including landscaping to help screen buildings.
· Traffic: This is a very real concern. Not only is the traffic on Lampson dangerous, but residents tend to use the inlets/outlets as an extension of Lampson. So not only should the traffic on Lampson be a consideration, traffic within the existing and proposed communities should be as well. Many will attest to the number of fatal and serious accidents along Lampson, and we too have seen the aftermath of many. Additionally, Lampson is the only way in and out of the neighborhood. Anytime there is an accident or nearby construction, traffic gets routed to Lampson, creating additional traffic. With the anticipated increase in traffic on Lampson, please consider: (1) adding signals (2) additional policing of the roads and (3) improvement of center medians to reduce risk of crossing across medians. · Parking: This is something that we deal with already. What is the contingency, should the new development lack adequate parking for residents, roommates and visiting guests? Also, what happens during weekend soccer tournaments? There are currently times when people park in CPE on the weekends. Since we park our cars in our garage, we already know the frustration of empty curbs being filled by CPE residents with 4+ cars per household. Who wants a street lined with parked cars? Or without a place for guests to park? · General overflow into neighborhood: The proposed community appears to lack many amenities that could improve the quality of life for the new residents as well as increase property values. There appears to be very little grass, no playground, and no sports courts (basketball, volleyball, etc.). As a community, how does that fit with the values of Los Alamitos? While it’s speculation, there will likely be overflow into CPE for use of parks and dog walking.

We are concerned with the additional CPE foot traffic and park use that will surely come as a result. Please consider: (1) Adding additional parks or greenbelts for people to relieve their dogs. (2) Some sort of playground equipment and courts for the residents of the community.

Make it a community that is worthy of the values of the city. Not just another high-density project that will appease the state.

There are many other ways we believe the new development will have an adverse impact on the existing community, but we will leave it at these four. Please consider, seriously, all the concerns sent to you as many are rooted in safety and a reduced quality of life for neighboring communities.

While we understand the state requires additional density, we believe cities need to push back in any way possible to make these new developments livable and reflect the standards and values of the community.

Thanks for your time and consideration.

Best Regards,
Valerie and Don Munro
17-418
17-414
17-415
17-416
17-417

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Rebekah Smith
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 3:26:06 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hello,
My parents moved to college park East when I was in 3rd grade. I lived here until I went to college. Then, when my husband and I had our second (of three) children, we wanted to move to a safe, quiet neighborhood and we decided to move back. We are completely against adding additional housing especially the volume currently projected. This will cause additional traffic and pollution. This will crowd our parks and our neighborhood with cars and change our quiet neighborhood. Our area is not equipped for this plan and will likely cause people to move out of our neighborhood.

Thank you for your time,
Rebekah Smith
4456 Hazelnut Ave, Seal Beach 90740
562.743.6831
17-419

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Matt Owens
To: Tom Oliver
Cc: [email protected]; Jordan Nefulda; Mark Chirco; [email protected]; Shelley Hasselbrink; [email protected]; Tanya Doby; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 3:19:42 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good Afternoon,
I am writing to you as a concerned parent, who, over the course of thirty-eight years living in CPE, has watched the traffic on Heather St become increasingly more congested and the drivers too become increasingly more dangerous. Please take the time to watch this phenomenon for yourselves at 5pm PST on ANY weekday. The parade of cars returning from work is seemingly never ending. And there, right on the side of the street, zooming down the slope (directly next to the mailbox) is your constituents on their scooters and skateboards. I know this because I used to skate that very same slope into the street. A collision is inevitable.

Injuries TO KIDS is inevitable. The addition of residents to ‘The Lampson Project’ as they look for a means to park their cars and u-turn their vehicles will make this even MORE likely and MORE frequent. You have a chance to prevent it from happening.

I appreciate your consideration.

PS. I debated bringing this to your attention, but it too is a legitimate concern of mine, I am worried about the plague of gophers this project will unearth. I’ve sprained many an ankle in gopher holes way too many times at WestEd. Im mortified at the thought of how many gophers are living under that grass. Where will they relocate to? Matt Owens
CPE Resident
17-420
17-421

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Frank Yang
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 2:02:27 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To Whom It May Concern:

I am writing regarding the Lampson housing project. My understanding is that this will create a total of 246 housing units for 800+ residents. I am extremely concerned that this development would create more traffic on Lampson, which is already congested during rush hour. Lampson is the only street College Park East residents can utilize in order to get to the freeways and adding so many more residents would only increase traffic on the street.

I recently moved to College Park East from Los Angeles and one of the main reasons for moving down here was to live in a safe neighborhood where our children can ride their bikes or walk around without constantly having to worry about getting hit by cars. I am worried that more cars would be on the road putting our children in danger. Additionally, more people would mean more cars and more cars would lead to more pollution and noise.

I hope you take these areas of concern from the residents of College Park East before proceeding with the project. Please let me know if you would like me to address any other concerns. Thank you for your consideration.

Sincerely,
Frank Yang
4757 Candleberry Ave.

Seal Beach, CA 90740
Cell: 310-741-1115
17-422
17-423

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Teresa Werner
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 12:55:38 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Please consider all the traffic for lampson. We are very much against a large development that this was not zoned for. Seal beach Blvd is already too crowded and this will even cause more problems. Can our schools handle all of this too? Our college park neighborhood doesn’t want the traffic it will cause either! I know California is working to provide housing but this high density hurts everyone. We did not pay high housing prices to have this happen to our area.

Do we have enough emergency services, parks, libraries, schools? I hope the community is more important than developers making a lot of money. Please consider all of this in your plans. Thank you. Teresa Werner 3800 wisteria street seal beach. 562 822-2012.

Sent from my iPhone
17-424

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Gregg Stone
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 12:23:15 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Dear City of Los Alamitos,
As a resident in College Park East in Seal Beach for over thirty years, the planned development north of Lampson causes me great concerns.

1. Lampson Avenue is a heavily traveled thoroughfare from West Garden Grove to Los Alamitos/Seal Beach. Adding this number of housing units/residents to the area north of Lampson Avenue will only exacerbate an already congested street. There does not appear any access to the proposed development other than off of Lampson.

2. Parks and open spaces add to the quality of life. This proposed development does not add additional parks and diminishes open space.

3. Should this proposed development come to fruition, the traffic density on Lampson at peak times will lead to the use of College Park East residential streets (i.e., Ironwood and Hazelnut) to be used by drivers as alternate “cut through” routes to avoid Lampson traffic.

4. While there may be plans that I have not seen, what resources in terms of fire and police service are included with this proposal?
I would like to request the results of an environmental impact / technical studies regarding how the proposed development will impact the area.

Please reconsider how this development proposed by the City of Los Alamitos will negatively impact their neighbors in College Park East (Seal Beach), West Garden Grove, and Rossmoor.

Sincerely,
Gregg Stone
4525 Guava Avenue
Seal Beach, CA 90740
(562) 972-2463
[email protected]
17-425

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Christina Pottios
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 11:47:50 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To whom it may concern:

I am a resident and home owner in Los Alamitos. I have three young daughters, all active in AYSO soccer, which utilizes Arbor Park for practices and games 3 times a week (each child!) during the Spring and Fall seasons. Arbor Park is one of the only parks in Los Alamitos large enough to accommodate the cities youth sports, such as AYSO. Additionally, the parking is already an issue during the soccer season. Fish and Game has generously allowed the use of their parking lot to accommodate parking issues, but what is this going to look like when this new development comes in? Has this been taken into consideration? My concerns specifically are with:

Aesthetics
Construction Noise and road hazards
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Recreation
Road impacts from heavy equipment
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Views from our backyards
Christina Pottios
12122 Reagan Street
Los Alamitos, Ca 90720
562) 505-0345
17-426
17-427

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: brent rider
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 11:13:03 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Please stop this development lampson street is already over crowded and hundreds of animals are being killed on a yearly basis this will only make things worse we have to remember we've taken away all the nature from the creatures around our area please do not take more they need a place to live as much as we do also both my grandparents died of lung cancer from the carcinogens neither of them smoked a day in there life just from the traffic from the freeway alone let alone another 500 cars a day on Lampson It will put my family at risk as well the noise from traffic is already almost forcing me out on lampson this area used to be the most Desired place to live now alone with the added traffic from the freeway construction and new phone apps that take people around traffic we have enough as it is you're bringing the property value of my property down
### THIS IS A TEMPLATE, PLEASE REVIEW AND WRITE YOUR OWN EMAIL USING THE SUGGESTED TOPICS BELOW ###
The developer is required to review each Environmental concern.

They are counting on us not saying anything and breezing through the process.

Now is our time to stop this. Mention as many examples and be specific in asking for environmental/technical studies.

Please be generous when providing examples of how this project could negatively affect our community. Some examples are below, and don't forget to include your name, address, and contact information!
Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards
Sent from my iPhone
17-428
17-429

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Pam Sasuga
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 11:06:18 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Opposed to the Lampson project, housing development.

I've lived in Seal Beach off of
Lampson for more than 25 years and have enjoyed our neighborhood.

This would lead to more traffic on Lampson in addition to more accidents on Lampson. Alot of parking congestion in addition to more noise pollution, construction issues, poorer air quality, crowded parks, more crime to our vehicles and our homes,, more vehicles in our neighborhood, lower house values, and more rodents due to construction and hurt the aesthetics we have known for many years.

Please consider stopping the Lampson Project.

Thank you.
17-430

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: ysumam
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 9:12:57 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
From: Marjorie Morley, Dogwood Ave CPE
Aesthetics- As a resident of CPE for 20 yrs I purchased my home because of the beautiful drive down Lampson which will be forever changed with this new development. No more country setting! Will be too city-like!
Air quality is already bad with constant 405 widening! This area already has a bad AQMD rating. I have constant black dust in my house. Driveway & pavers also black when rinsed down. It will only be worse with pollution all around our tract.

Construction Noise and road closure -Too much traffic & accidents without the increased amount. Lampson is a speedway as is. Years of accidents will now increase. Noise of medical vehicles will be the norm.

Fire / Police / Medical Response-Will it be Los Al located? Not use SB city services.

Greenhouse Gas Emissions- Will the development be built with with Green Emmisions in mind?
Hazards & Hazardous Waste- Hopefully up to code &`properly stored/disposed of! Land Use & Planning- Hopefully the beginning of this deveoplment will be set back away from the street! Worried about my property value being decreased. Katella developments are enough & ugly looking driving down that street. A mish- mash of looks! I don't want our area looking commercialized.

Noise Pollution (vehicles on Lampson) And how long will this development take from start to finish? Like years?
Population & Housing- Will the new tenants be told of the noise they will have from the Joint Base, eg: helicopters taking off & landing frequently, training sessions, air show yearly. Those planes rumble my house while they practice. Noise level high. Still too many people in a small area.

Parking in our neighborhood should not be allowed in CPE or use of our parks. Don't want dogs polluting our common areas. Want a protocol fir eliminating this problem.

Public Services -Street sweeping & trash pickup will add to noise & pollution. Maybe rodents & such.
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Recreation- should be contained within the new development.

Road impacts from heavy equipment- what will Lampson road condition look like. Will we get flat tires from construction debris. Have to dodge construction debris & be involved in an accident. To the new tenants. Driving from Valley View is very dangerous during the time the sun is at its worst location & you can't see what's coming down the road.

Schools / Libraries- Can Los Al handle an increase in students? Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc) Just increased incidents off accidents.

Taxes- Hope this development doesn't effect any of my already high taxes.

Utilities & Service Systems Will all be underground & out of site? Views from our backyards- Im sure those houses on Lampson will be affected. Those on corners( Rose) more so! Glad I dont live close to Lampson This new development will change the lives of the entire CPE community! And not in a positive way!
Sent from my Verizon, Samsung Galaxy Tablet
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Robbi Maurer
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Tuesday, November 1, 2022 5:27:05 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
The developer is required to review each Environmental concern.

They are counting on us not saying anything and breezing through the process.

Now is our time to stop this. Mention as many examples and be specific in asking for environmental/technical studies.

Please be generous when providing examples of how this project could negatively affect our community. Some examples are below, and don't forget to include your name, address, and contact information!
Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards
Sent from my iPhone
17-434

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: bob moehling
To: Tom Oliver
Cc: [email protected]; Julie R. Hughes
Subject: Lampson Project Comments
Date: Monday, October 31, 2022 9:09:08 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Mr. Tom Oliver,
I have several questions and comments on The Lampson Project proposed in Los Alamitos:

Site Access- Can the project utilize the existing traffic signal at Rose Street by acquiring needed land from the Navy Golf Course to allow a full access entrance at the existing signal- much safer for everyone.

Left turn access at the proposed east entrance- is the proposed left turn lane long enough to handle trips/stacking distance for PM peak hours?
Vehicles exiting site and wanting to travel east have to either make a dangerous left turn out across the WB lanes and incoming EB left turn or go west and make a u-turn at Heather Street- can the WB left turn lane at Heather Street handle all these u-turns (length of left turn lane and traffic signal timing)? Is there an impact at this intersection (Lampson and Heather) due to more than 50 trips in the peak am or pm hour?
Isn’t the proposed west entrance too close to the existing driveway to the dog park/soccer fields (200feet)? The WB left turn lane at the entrance to the dog park/soccer field is only 40 feet long and results in vehicles entering the left turn into the dog park to back out into the EB thru lane.

WB vehicles entering the west entrance turn right from a 45 MPH travel lane into a parking lot that has vehicles possibly backing out of a parking space directly into the entry drive aisle and possibly causing a collision between a car entering and a car backing out of their parking stall. Possibly require a deceleration lane into each/both entrances for WB traffic. West entry should have a sufficient throat distance to allow vehicles to enter the site while safely getting out of the WB lane of travel, without possibly encountering a vehicle backing out or parked in the drive aisle.

What are the regulations that govern development adjacent to the Joint Forces Training Base (JFTB)? What are the regulations that govern the Airport Land Use Committee regarding JFTB and proposed developments adjacent to the JFTB?
What is the impact on Police and Fire response for Los Alamitos emergency programs? I assume the existing Federal building pays zero property tax to Los Alamitos; does property tax on proposed housing units pay for emergency services required? Roof tax = community facilities district to offset financial impacts to city?
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Is the developer proposing financial assistance from the Statewide Community Infrastructure Program (SCIP) or another financing mechanism and/or eligible for other subsidies for housing projects to entice home building and address Los Alamitos' Regional Housing Needs Allocation (RHNA) requirements?
Will the cost of private and public improvements be financed by a community facilities district/Mella Roos Act in effect and passed onto the future home buyer? Are internal drive aisles wide enough for fire apparatus/vehicles and are there sufficiently sized vehicle turnaround areas for large fire vehicles?
Are internal streets/drive aisles private and privately maintained or public and City responsibility? Will parking be prohibited on internal drive aisles to maintain proper clear space for emergency vehicles? Emergency vehicle access easements?
Does Los Alamitos have a tree ordinance regarding mature trees on a development site? How is the impervious surface area proposed to be treated to meet water quality requirements for priority development projects?
Is the project requesting a parking concession due to the project providing affordable housing? Where will the project residents park when there is no parking left on site? Will they park on College Park East streets and cross at the Heather and Rose Street intersections and/or in between the signals on Lampson?
Are proposed Green House Gas emissions significant and/or unacceptable for this change in land use designation?
Thank you for the opportunity to comment on the project and I look forward to your response.

Bob Moehling
3930 Wisteria Street
Seal Beach CA 90740
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Sarah Tello
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Monday, October 31, 2022 8:25:40 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
I am a concerned citizen and would like to voice my concern for this project. It will increase traffic and have a negative environmental impact on our community.

Thank you,
Sarah Tello
Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards
Sent from my iPhone
17-445

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Sarah Wood
To: Tom Oliver
Subject: Lampson Project Comments
Date: Monday, October 31, 2022 7:13:26 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To whom it may concern,
I am writing in protest of the plan to build a 500 unit complex off Lampson Blvd by the Navy Golf Course.

This area cannot sustain the congestion of cars this would create, not to mention, The safety of the bicyclists that use Lampson on a regular basis.

The noise pollution and major impact of the surrounding neighborhoods would become high. There would not be enough park space for all the people that would be moving in. We regularly use the dog park and area next to it which would be taken away.

What would happen with the wild life and Rodents that occupy that area? How would there be a guarantee this would not spill over to the neighboring area?
I have lived in this area for over 15 years and do not want to have to watch how this would destroy this area.

I ask that this be stopped..

Best regards,
Sarah Kennedy
12123 Stonegate Ln
Garden Grove, CA 92845
Sent from Yahoo Mail on Android
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Gmail2
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Monday, October 31, 2022 5:59:35 PM
IRONSCALES finds this email suspicious! The sender of this email Gmail2 is similar by name to your contact Gmail, this might be an impersonation attempt. | Know this sender? The developer is required to review each Environmental concern.

They are counting on us not saying anything and breezing through the process.

Now is our time to stop this. Mention as many examples and be specific in asking for environmental/technical studies.

Please be generous when providing examples of how this project could negatively affect our community. Some examples are below, and don't forget to include your name, address, and contact information!
Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards
Sent from my iPhone
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Nick Papadakis
To: Tom Oliver
Subject: Re: Lampson Project Comments
Date: Tuesday, November 1, 2022 9:35:30 AM
Attachments: image003.png
image002.png
Good morning Tom,
The tone of my comments may overshadow the message. I would like to amend my comment to the following extent:

Please delete the last paragraph of the email I sent to you. I think the first paragraph I wrote conveys the message clearly. The last paragraph begins with, “Many of the residents….” Please delete this paragraph.

Thank you,
Nick Papadakis
Sent from my iPhone
On Oct 31, 2022, at 2:13 PM, Tom Oliver <[email protected]> wrote:

Hi Nick,
Good afternoon. Thanks for your response. The City will consider these issues as a part of the Environmental Impact Report.

As always, if you have any questions, please email or call me, Tom Oliver
Associate Planner
City of Los Alamitos
3191 Katella Avenue
Los Alamitos, CA 90720
(562) 431-3538 x303
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Nick Papadakis <[email protected]>
Sent: Monday, October 31, 2022 11:42 AM
To: Tom Oliver <[email protected]>
Subject: Lampson Project Comments
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
The developer is required to review each Environmental concern.

They are counting on us not saying anything and breezing through the process.

Now is our time to stop this. Mention as many examples and be specific in asking for environmental/technical studies.

Please be generous when providing examples of how this project could negatively affect our community. Some examples are below, and don't forget to include your name, address, and contact information!
Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Views from our backyards
Low income housing may include Section 8 government supported housing.

Unfortunately there is a high incidence of crime associated with Section 8 tenants.

Whether the proposed housing is Section 8 or not, why would any responsible city government permit low income housing to exist adjacent to relatively low crime neighborhoods such as Los Alamitos, Rossmoor, Seal Beach? Why would a responsible city council permit such an element into this area? Nonsense. 17-453
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Many of the residents of this area own fire arms for good reason. Crime is rampant generally. People own fire arms for personal protection because the police have been hand cuffed. Imagine turning loose a low or no income population in the streets of the areas mentioned above. Such people are looking for opportunities to steal and maybe worse. Guns will be used.

Does the city council want gunfights in the streets? Keep the undesirable element away from this area. That is part of your job as public officials. As public servants you should protect your constituents from crime we see on TV occurring in other cities.

Sent from my iPhone
17-455

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Ellen Goldenberg
To: Tom Oliver
Subject: Lampson Project Comments
Date: Monday, October 31, 2022 11:30:25 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
We have lived in College Park East for over 27 years. Our daughters went to McGaugh Elementary, McAuliffe Middle School and Los Alamitos High School. Our nice, quiet, peaceful area is going to be ruined by overbuilding on Lampson. I saw this happen when they tore down the movie theater on Seal Beach Blvd and put in more shops and stores and built The Target Center across the street. They have overbuilt and that brings more traffic which causes more car accidents just in sheer volume alone. They are ruining the area with over building and making it turn into a miniature Los Angeles. We moved to this part of Orange County to escape the LA congestion and traffic and if this project goes forward we will be truly following in the footsteps that have made living in Los Angeles a nightmare for so many.

Either stop the project altogether and leave the open space on Lampson as it is or scale back the project in a huge way. Otherwise our beautiful small town will truly turn into Los Angeles.

It is already heading in that direction, judging by the construction on continual construction on Katella.

Thank you for listening.

Ellen Goldenberg
3840 Fir Circle
Seal Beach
Sent from my iPhone, please excuse any typos
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Dave Avila
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Subject: Lampson Project Comments
Date: Sunday, October 30, 2022 9:06:11 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To whom it may conern,
As a College Park East resident i have the following environmental concerns with the intended proposal:

Construction Noise and road closure (Lampson ave) during construction period.

Overflow Parking in CPE.

Road impacts from usage of heavy construction equipment.

Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Noise Pollution and overall traffic impacts due to excessive amount of vehicles on Lampson.

Public Services/Recreation: Parks (Heather Park usage)
Dave
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: nuhuuu
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Subject: Lampson Project Comments
Date: Sunday, October 30, 2022 8:53:05 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
I am writing as a concerned resident of Seal Beach with respect to the new housing development project on Lampson Avenue. I would like to request environmental/technical studies to address the issues listed below.

I am especially concerned with the traffic disruption of the only street that provides access to College Park East. The morning traffic around school times already cause large backups and with added housing will magnify the impact. Additionally, Lampson is a street that causes violent car accidents with vehicles traveling at high rates of speed. Having new access points directly entering Lampson that are heavily used by residents will create many new violent accidents.

Aesthetics
Air Quality
Cultural Resources
Construction Noise and road closure
Fire / Police / Medical Response
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise Pollution (vehicles on Lampson)
Population & Housing
Parking in our neighborhood
Public Services
Recreation
Road impacts from heavy equipment
Rodents
Schools / Libraries
Traffic Safety (u-turns at heather, left / right turns at Seal Beach Blvd and Valley View, cut through traffic, etc)
Utilities & Service Systems
Thank you,
Laramie Price
4524 Hazelnut Ave
Seal Beach, CA 90740
949-375-2837
[email protected]
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Maren Dermody
To: Tom Oliver
Cc: [email protected]; [email protected]; Jordan Nefulda; Mark Chirco; [email protected]; Shelley Hasselbrink; [email protected]; [email protected]; Tanya Doby; [email protected]
Subject: Lampson Project Comments
Date: Sunday, October 30, 2022 2:59:35 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To Whom is May Concern:

My name is Maren Jackson and I live at 4557 Ironwood Ave. in Seal Beach with my husband, six year old daughter and two month old son. I can be reached via email or on my cell at 760- 604-0404. We just recently learned that there are plans to put a 240 unit complex almost directly behind our home. I am extremely troubled by this news. Further, there are so many unknown factors related to how this construction will affect the environment, the rodent issues, the visibility into our backyard, the increased traffic behind our home, and more.

What studies/projects have been done to assess what the effect will be for the local residents? In the city my parents live in, they put up a small flag to the height that the proposed construction will be so that local residents can see how their property will be viewed by the new build. Has this been done? Further, we have a terrible rodent problem in this neighborhood and this construction and displacement of these rodents will only cause an influx of them in our neighborhood.

I am also very concerned about traffic, noise, hazardous materials, thr lack of parks in the community causing the 240 units to use the local neighborhood parks, accidents and the environmental impact. What has been done to asses these? Please advise ASAP at the contact info listed above.
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: gizem oksuz gulec
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Sunday, October 30, 2022 12:07:57 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hi City Staff Members,
Please stop the Lampson project. This project unfavorably impact our kids future with more traffic, cars and reduce the parks and open green spaces per person. This new housing will make Rossmoor, Los Alamitos and Seal Beach less desirable places to live and have a long term unfavorable impact on house prices (less taxes for the city in the long term).

Other unfavorably impacts are:

Poor Aesthetics
Worsening Air Quality and Greenhouse Gas Emissions
Increasing Hazards & Hazardous Materials
Increasing Noise, Population & Housing
Please stop this project for our kids’ future.

Thanks,
Gizem Gulec
3701 Fuchsia St, Seal Beach
[email protected]
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Onur Mudanyali
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Subject: Lampson Project Comments
Date: Sunday, October 30, 2022 10:55:35 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To politicians and city officials behind this proposal, You are proposing to destroy a community with your greed.

In return, you will destroy the aesthetics of such green space with nice family neighborhoods around it and more importantly worsen the air quality which is already unhealthy due to existing traffic.

We just went through the worst pandemic, that will have long term impact on our children’s health, and your proposed project will cause more respiratory issues, potentially lead to mutations and much serious respiratory diseases. CDC already published their opinion on the long term impacts. You would be guilty even proposing this development Moreover, you are proposing an attack to our culture and livelihood here. You are proposing to destroy decades of unique tradition and culture
We, including our children, will never forget you, politicians and investors, who are behind this terrible proposal.

You are proposing to benefit a ‘small group of people’, financially, and they are not even the future residents of the proposed development.

If you are with the people of your city, you withdraw this proposal. Then you will have our support, otherwise we will never give up
Onur Mudanyali
4688 Fir Ave Seal Beach CA 90740
310-402-4993
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Angela Lyons
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Subject: Lampson Project Comments
Date: Sunday, October 30, 2022 10:33:24 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hello,
I live in College Park East at 4748 Fir Ave.

I am incredibly concerned about the planned high-density housing development in the works and the impact it will have on our environment, traffic, recreation services and noise levels in the area.

We have spent countless hours in the area watching birdlife and animals in the open green space. The elimination of the field along lampson will be a huge loss and feeding ground. The elimination of parking and park and drive lot will be incredibly difficult for AYSO members and dog park goers.

We already experience a high level of traffic along lampson due to the size of the neighborhoods. Adding up to 500+ cars to the neighborhood will become incredibly problematic from spill over parking coming into the neighborhood and backup coming in and out of Lampson (the only way to get in and out of the neighborhood).

Explain how this project will negatively affect our community.

The huge appeal of this neighborhood is the quiet atmosphere which will be greatly hindered by the addition of over 200 new homes and large increase in vehicle traffic.

Don't forget to include your name, address, and contact information! Please do not ruin this beautiful natural environment and impinge this neighborhood with increased safety risks with such a huge volume of traffic in a small area.

Sincerely,
Angela Lyons
805-573-0765
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: pythames
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Saturday, October 29, 2022 4:35:29 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Dear Sir,
I am writing because I have been worried ever since the Lampson Project came up, even though I am happy to see this parcel used for badly needed housing.

But I am not happy about the planned density. I would like to believe that the plans can be reworked to include more parking and a playground for children so that CPE is not used for those needs by default.

We already have parking issues ourselves because few people use their garages for parking cars -- a practice I fear the new residents there will follow as well.

And I hope children will not be tempted to cross dangerous Lampson on their own to come to Heather Park.

Lampson is already known as Death Alley. I hate to think what the added traffic will mean. Are there any plans to mitigate this problem?
Thank you for considering my comments.

Pamela Thames
4400 Hazelnut Ave.

Seal Beach, CA 90740
562-240-3839 cell
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: [email protected]
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Friday, October 28, 2022 8:04:30 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To whom it may concern,
The Lampson Project is a bad idea. Lampson Avenue serves three communities—Los Alamitos, Seal Beach, and Garden Grove— as well as several dense housing areas between Seal Beach/Los Alamitos Blvd and Valley View Blvd.

Adding more homes, cars, and people to this family residential area will create traffic issues severely impacting our commutes to work, school, and local shopping. It will negatively impact our quality of life by overcrowding the area causing increased noise and traffic, and stressing local utilities and service systems. Furthermore, Lampson Avenue is a busy roadway where there are several traffic accidents each year, some being severe. If more housing is added along Lampson, there will likely be more accidents, making an already existing issue worse.

Los Alamitos already has several mixed areas of housing that include apartments, condos, duplexes, and single family homes. The aesthetic quality of those areas is poor and demonstrates poor planning. The housing along Lampson Avenue currently makes up a nice family housing area. Please do not make the same mistake by making this a mixed housing area too. It will change the feel of the neighborhood and cause our home values to decrease//diminish. And it will diminish the Lampson corridor’s reputation of being a desirable residential area.

Lampson avenue is an important thoroughfare for several communities. What you choose to do with this project goes far beyond the borders of the city of Los Alamitos. If you want more housing to increase your tax base, annex Rossmoor, which is an unincorporated area of Orange County and a community already using school district and community resources. That would be far less expensive and more profitable for our city.

Please be a good neighbor to us all.

Sincerely,
Lorna Cloke
562-810-2425
5182 Olympic Drive, Los Alamitos, CA 90720
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Jo Melis
To: Tom Oliver
Subject: Lampson Project Comments
Date: Friday, October 28, 2022 6:39:09 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hi! I live in College Park Estates and am very concerned about the impact that the proposed housing development on Lampson would have on my area. That seems like a LOT of people to add to such a small piece of land. Traffic is going to be a nightmare and our already stressed water resources would be severely taxed.

Jo Melis
4624 Hazelnut Ave
Seal Beach, 90740
562 431-4402
17-474

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Justin Bragg
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Friday, October 28, 2022 6:09:56 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
I am very concerned about the impact this planned community will have on our existing community, including Los Alamitos, Seal Beach, Rossmoor and West Garden Grove.

Traffic in the mornings is already tremendously busy on Lampson. Adding several hundred cars a day will only increase congestion, noise, pollution, and accidents.

There does not appear to be adequate parking within the proposed developments and I fear the excess parking will fill into Arbor Park and across the street into College Park East.

Additionally, there are over 1000 families that are involved in AYSO Region 159 soccer every year, the organization plays and practices at Arbor year round and they use the Existing parking lot to provide parking for games and practices at Arbor.

With the proposed development, AYSO will lose 350 parking spaces, meaning hundreds of cars will have to park across busy and dangerous Lampson into College Park East creating a parking nightmare and dangerous street crossing for parents and small children.

Additionally, there is no playground for all the new residents, meaning they will also be regularly crossing a busy Lampson road and inundating Heather park with families.

I strongly oppose this project.

Justin
17-475
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Meredith Barnes
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Subject: Lampson Project Comments
Date: Friday, October 28, 2022 1:36:52 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
The Lampson project is a very big concern not only for the residents of College Park East but surrounding communities. Lampson Ave is already prone to problems and the addition of 240+ units would make it worse. Unfortunately with the way College Park East was designed Lampson has very little clearance for residents coming out of the neighborhood to see oncoming traffic which results in accidents. The development of so many new units would impact the street of Lampson even more. I grew up in Rossmoor and now live in College Park East. The speeding down Lampson was always a concern and I remember those boulders/rocks being put into the center dividers to prevent speeding cars into oncoming traffic (or at least that is what I was told). What is the City of Los Alamitos going to provide to better this street? There are no turn signals at the lights except where old ranch country club is and the major cross streets, the streets flood and the speeding is always a problem. The traffic at Seal Beach Blvd. and Lampson is already bad and with additional housing this is only going to be a nightmare to try and get kids to school on time! Also what parks are these residents going to use? College Park East’s parks, which was even a fight to get in the development to begin with?Where are residents going to park? There is not enough parking with what is proposed and there is no parking along Lampson. Are they going to park in the tract of College Park East where parking is already limited. The residents of Parkewood in Los Alamitos already come into College Park East to walk their animals since Parkewood does not allow animals in the common area. Is this going to happen with this new development too? What about Arbor Park and AYSO soccer that benefits the kids of Los Alamitos, Seal Beach and Rossmoor? Where would anyone park? I am all for making a better and inclusive community but within reason and to benefit all the residents/surrounding residents not just developers and cities pockets.

Thank you,
Meredith Mayosky
4617 Fir Ave
Seal Beach, CA 90740
17-477
17-478

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Julianna Kirby
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Friday, October 28, 2022 1:12:33 PM
Importance: High
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
This project directly threatens the quality of life of everyone in College Park East and surrounding West Garden Grove and Rossmoor. While we are in Seal Beach, we directly face the proposed project, as you know, and would have to share the already busy Lampson Avenue with over 500 new vehicles daily. Not to mention bringing this many new residents and cars to one of the busiest freeway intersections in the country.

Lampson cannot accommodate this traffic, and the project as proposed does not include enough parking for the proposed # of housing units and guests. There is no place for anyone to park other than in College Park East (CPE) when the new neighborhood fills with cars.

CPE has already been encroached upon by the 405 freeway expansion. This proposed development also negatively impacts this quiet neighborhood where some residents have lived their whole lives. My parents were original owners, and my mom is in her 3rd home in CPE.

Many current residents returned here to raise their families in the neighborhood they grew up in, myself included, not to raise their families in what will become an overflow parking lot for the City of Los Alamitos.

The initial negative impacts that are apparent include:

The noise, dirt, and traffic caused by the construction itself The lack of adequate parking - leaving the new residents nowhere to park but across an already busy street and in the CPE neighborhood
The dramatic increase in traffic will contribute to poor air quality, increased noise, increased commute time to school and work, and increased chance of accidents on an already dangerous “Lamspon curve.”
An increase in illegal parking and u-turns on Lampson, which would also endanger the lives of the many active residents in CPE who exercise along Lampson Overuse and overcrowding of the parks in CPE, which are maintained with City of Seal Beach tax dollars
The influx of new residents that will overflow onto the already busy Seal Beach Blvd and Valley View (to the west and east) will severely overcrowd the surrounding areas An increase in crime – within CPE, we already see an increase in car break-ins and nonresidents trolling the streets in the late night hours; adding to the volume of homes in 17-480
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
close proximity will provide a bigger target for criminals. The proposed high-density housing plan is an easy target for these criminals to be in and out and jump right across the street to CPE
None of the plans we can see, or have been shared to date with the public, have improvement plans for Lampson, additional ingress/egress for the new residents that could avoid Lampson, or any consideration for the neighboring community. No proposal to provide funding to make CPE a gated community to secure us from the public parking fiasco this project will create. No consideration for this community in the planning at all.

We have always considered Los Alamitos, a good neighboring community, and this blatant disregard for the CPE community is disheartening.

While we all grew up with “SWRL,” no one expected the land never to be developed. But the proposed plan is unreasonable, overreaching, and unduly burdens the residents of CPE.

I urge the City Council of Los Alamitos to work with the developer team to modify the proposal. To eliminate the negative impact on CPE and create a quality of life for your new residents that does not diminish the quality of life for CPE residents in any way.

I urge the City Council of Seal Beach to stand up for its CPE residents to the fullest extent possible, including legal action if necessary.

Thank you.

Julianna (Fusco) Kirby
CPE Resident
4249 Birchwood Avenue
Seal Beach, CA 90740
[email protected]
562.209.2949
17-480
(CONT.)
17-481

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Bruce Klein
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Friday, October 28, 2022 12:22:16 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Don’t ruin our beautiful housing area with total bullshit Who really benefits
Not the residents!
Money and Greed!!
So what
I’m against this pure upgrade bullshit crap
Bruce
Explain how this project will negatively affect our community.

Don't forget to include your name, address, and contact information! Examples can include :

Aesthetics
Air Quality
17-482

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Cultural Resources
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise
Population & Housing
Public Services
Recreation
Transportation & Traffic
Utilities & Service Systems
Sent from Mail for Windows
Virus-free.www.avast.com
17-482
(CONT.)

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Matt Rush
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Friday, October 28, 2022 11:22:12 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good Morning,
My name is Matthew Rush and I currently live at 4564 Ironwood Ave in the College Park East area of Seal Beach. I email you to voice my concern of the effects the Lampson Project will have on not only College Park East but surrounding neighborhood as well. My wife and I purchased this home just over a year ago in the hopes that it would be a place we could really lay down roots. We had a baby on the way who is now 1 years old and felt like this was the perfect neighborhood to start our family. A hidden gem in a beautiful city that is safe and family oriented with many like minded people. We, like many others in recent years, paid we over asking price in order to get into this prestigious neighborhood. The Lampson project counteracts many of the great values of this neighborhood. I have been a firefighter for the city of Los Angeles for over 8 years and have seen first hand what a large housing project can do to a small, safe, family neighborhood. The most obvious problem is the traffic. Being that Lampson is the only way in or out poses a glaring traffic issue not only in regard to congestion but also in accidents. If you have ever driven Lampson in this area you know that there are a lot of blind turns and cars seem to like to drive very fast. Recently there was an accident near the intersection of Heather and Lampson closing traffic in both ways for nearly all Lampson from Seal Beach Blvd to Valley View. This type of accident, with the addition of 200plus more homes would pose a chaotic problem. The addition of this many home/tenants/cars seems grossly irresponsible to those who live in the neighborhood. Additionally, the proposed family gathering area for such a large complex is unrealistic to say the least and will do nothing more than flood a Heather Park that is outdated and needing of upgrades. A Heather Park that is the main gathering area of a community, the epicenter of family and community gatherings (ie Christmastime, movies at the park, Halloween, Etc) with one portapotty for an entire neighborhood is borderline gross negligence. The idea of cramming more people into our parks is a recipe for disaster. The project plans also lack sufficient parking for the new housing. Most families do not have the space or luxury to be able to park one, let alone multiple cars in the driveway/garage resulting in mass street parking. Being that there is no parking in this new complex poses yet another problem that will soon become College Park East’s. Crossing the street will be the only way tenants and visitiors of tenants will be able to park their car leading me to my last and most important issue, safety. I’m sure whoever reads this can agree safety is the biggest factor for moving to a neighborhood. As the father of a 1 year old it would be irresponsible and ignorant to think that this housing project would have no effect to the safety of my family and my neighborhood for reasons I have already discussed. Traffic, overcrowding and an influx of people parking in our streets pose an immediate threat to our safety as well as our current way of life, and our home value. If this were just a matter of changing our day to day a bit this would not be something the community would feel so strongly about. I hope that you can see, because it is so obvious, that this is so much more than that. I appreciate your time in reading and allowing the community to voice its concerns.

Sincerely,
The Rush Family
4564 Ironwood Ave
(562)217-2163
17-483
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17-486

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Luie Rodriguez
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; "[email protected]"; "[email protected]"; "[email protected]"; "[email protected]"; "[email protected]"; "[email protected]" Subject: Lampson Project Comments
Date: Friday, October 28, 2022 11:04:45 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hello,
My name is Luie Rodriguez, I live at 4580 Ironwood Ave. Please DO NOT approve the housing project being considered off Lampson and Rose.

The impact to our wonderful community would be upsetting to say the least. Not to mention how it would affect the safety of our children and general population.

I plead with you to reconsider as this would be a great detriment to the fine residents CPE and West Garden Grove.

Thank you for listening and I am available to discuss further if you wish.

Regards,
Luie Rodriguez
714.342.6856
Logo Luie Rodriguez | VP of Marketing
First Capital - AWIS, LLC
5675 Ruffin Road, Ste 100 San Diego, CA 92123
(714) 342-6856
[email protected] | www.fcawis.com | disclaimer
17-487

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Dora Stathopoulos
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Thursday, October 27, 2022 7:39:38 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
One of the reasons I moved to this area was due to abundance of space and beauty this neighborhood has to offer.

I can’t even stomach the idea of all that housing and traffic it will bring. This city in the past few years seems to only care about the mighty dollar. I understand that money brings wealth but to what expense.

Please don’t move forward with this disaster. It really will be a huge disaster. Please think of your community, not the money. Please put us first.

Dora Stathopoulos
818 429-1980.
17-488

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Ana Popa
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Thursday, October 27, 2022 11:36:09 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]

STOP THE LAMPSON PROJECT
THIS WILL BRING BAD:

Aesthetics
Air Quality
Cultural Resources
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise
Population & Housing
Public Services
Recreation
Transportation & Traffic
Utilities & Service Systems
Ana Reed
Weatherby rd
Los Alamitos
17-489

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: amira agc7.com
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Wednesday, October 26, 2022 11:35:31 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good evening,
My name is Amira Michael. I live in Birchwood Ave, Seal Beach and I strongly believe that this project will bring nothing but chaos to CPE, Seal Beach city and all the neighboring cities.

This project will bring more traffic than it's already congested on our everyday life. I already have hard time driving through Lampson during rush hours with the amount of residents we have now. The schools are crowded with large numbers of students, our parks will also be taken and used by others. Lastly our safety will be jeopardized. Please stop this nonsense greedy project and protect our Seal Beach beautiful city.

Other things affected by this nonsense project:

Aesthetics
Air Quality
Cultural Resources
Greenhouse Gas Emissions
Hazards & Hazardous Materials
Land Use & Planning
Noise
Population & Housing
Public Services
Recreation
Transportation & Traffic
Utilities & Service Systems.

Amira Michael
Sent from my Verizon, Samsung Galaxy smartphone
Get Outlook for Android
17-490
17-491

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: [email protected]
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Wednesday, October 26, 2022 8:28:20 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To whom this may concern,
Writing to voice concern for the Lampson Project. Please stop the project.

We believe this will negatively impact our community where were are raising our three young children by:

Creating overpopulation in this small, safe area. Overstress the resources. Creating massive traffic and access issues to/from our home.

With Gratitude,
Tim Sams
4865 Candleberry Ave, Seal Beach, CA 90740. (619) 719-2146 Any information in this email regarding products and services is considered an advertisement for Northwestern Mutual.

Northwestern Mutual, its subsidiaries and affiliates may review and retain incoming and outgoing electronic mail for this e-mail address for quality assurance and regulatory compliance purposes. Please be advised that communications with {SECURE MESSAGE} in the subject line have been sent using a secure messaging system. Communications that do not have this tag may not be secure and could be observed by a third party. Our commitment to privacy: At Northwestern Mutual, your privacy is important to us. For more information about our privacy practices, please review our privacy notices.

If you don’t want to receive any emails from your financial representative and any emails (except servicing emails) from Northwestern Mutual, unsubscribe.

Northwestern Mutual
720 East Wisconsin Avenue
Milwaukee, Wisconsin 53202-4797.
17-492

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Heath Creighton
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] Subject: Lampson Project Comments
Date: Wednesday, November 2, 2022 2:34:59 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Dear Mr. Oliver,
I am writing to you to express my concerns over the Lampson project. There are many concerns regarding this project that are alarming. We are already challenged with medical response times and medical facilities are overcrowded. Adding additional volumes to this already overburdened system is very concerning. With the increased traffic that would be forced to use Lampson and make U-Turns at Heather Street only increases the risk for serious or fatal accidents. The lack of parks and play areas will overcrowd Heather Park which is already undersized for the CPE community.

The other area of concern that I have is related to the increased traffic. Lampson is the only street that connect to Seal Beach Blvd. this is the only access to all of the elementary schools that will be affiliated with this project. The traffic in the mornings is already very hectic and backed up on Lampson every school morning. Adding all of these additional residents would make it impossible to turn onto Lampson from Heather or Candleberry. With all of these additional vehicles I would request that an environmental study be conducted to see what the true impact is, not only with traffic, accident risk, but also emissions. Thank you for taking the time to read my concerns. I am very passionate about my community and am very concerned about the harm this project would cause to the community that I serve.

Thank you,
Heath Creighton
4424 Dogwood Avenue
Seal Beach,CA
90740
310-213-7115
Sent from my iPhone
17-493
17-494

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Scott Schwartz
To: Tom Oliver
Cc: Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda Subject: Lampson Project Concerns
Date: Sunday, October 30, 2022 10:19:43 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Mr. Oliver,
I am concerned about the housing project the City of Los Alamitos is considering along Lampson Avenue. While it will not directly impact the residents of Los Alamitos, it will heavily impact those who live in the adjacent area. I am requesting environmental/technical studies address, at a minimum, the items listed below.
1) Traffic on Lampson. Lampson Ave is already busier than usual with those who use Lampson to bypass the freeways. This will not be alleviated with the addition of toll lanes.

Lampson is also already busy during peak hours with parents taking their kids to school. 2) Traffic Safety. U-turns at Heather St. are already an issue with users of the Arbor Dog Park.

A community of the planned size will create additions traffic hazards. 3) Noise Pollution. Additional vehicles along Lampson will create additional noise at all hours of the day for the surrounding community.
4) Air Quality. Additional vehicles along Lampson will create additional pollution in the surrounding community.
5) Parking. Enough parking needs to be provided for residents and guests such that they do not impact adjacent non-Los Alamitos neighborhoods. These roads are maintained and monitored with non-Los Alamitos funds.
6) Environmental Drainage. Parts of Lampson are already subject to flooding when there are heavy rains. This development could cause more run-off onto Lampson. 7) Public Space for Recreation. Not enough recreation areas for residents will lead to them using parks and courts in adjacent neighborhoods that are paid for by other cities. 8) Aesthetics - Views from along Lampson. Impact of property values in dissimilar singlefamily neighborhoods next to the project.

I look forward to the results of your environmental/technical studies in this matter.

Scott Schwartz
4524 Elder Ave.

Seal Beach
[email protected]
17-495
17-496
17-497
17-498
17-499
17-500

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: david and kam kalish
To: Tom Oliver
Subject: Lampson Project concerns
Date: Saturday, October 29, 2022 6:16:07 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hi, I live in College Park East, right across Lampson Avenue from where this proposed project will be.

Our neighborhood has concerns regarding the extra traffic, particularly in the morning rush hour, this will create by the intersection of Lampson and Seal Beach Boulevard. That is the ONL Y Way we can get from our neighborhood to all the area schools. They will also be the only way for people living in this new development to get to those same schools. We only have two ways to get out of our development. We also have to deal with all the traffic cutting through Lampson Avenue when there’s an accident on the 405. I also fear that when the 405 construction is done, there will be log jams where the freeway narrows going into Long Beach, causing even more cars to take shortcuts on Lampson Avenue. I hope your environmental impact study will take this into account.

I also have concerns about inadequate parking, which is going to cause people to come across the street and park in our neighborhood. I also have concerns that you are not building tennis courts. We only have two for entire development, and I’m sure people in this new development will come across the street and play on our tennis courts, financed by the city of Seal Beach. You really need to provide tennis courts for your own development, to prevent this from happening. It is the only fair thing to do, since it is already hard enough for us to get an empty court. I have to sit there with my daughter for over an hour sometimes waiting. We shouldn't have to wait longer because we paid for the upkeep of this court with our Seal Beach tax dollars, and people from another city will be using our facilities at our detriment, if you don't provide adequate recreational facilities for your residents. Yes, it would be less land to build more houses, which means less tax revenue, but please be fair to your neighbors in Seal Beach! I want you to remember when the people of Rossmoor complained about the LA fitness that was proposed to go into the shops at Rossmoor, within the city of Seal Beach, many people in Seal Beach had their backs (I was one of them), and fought with them to help defeat that proposed construction. We didn’t have to do that, because that location didn’t really affect our day-to-day lives. Just like this development happens to be in a location that won’t affect anyone else from Los Alamitos, so it’s easy for you to just push the development where it impacts residents of other cities, not your own city. I’m not saying you shouldn’t build anything in that area, but I think the project should be much less ambitious than what you are proposing, to not result in a huge detriment to your neighbors in Seal Beach.

Sincerely,
David Kalish
17-501
17-502
17-503

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
17-504
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Kellie DuRose
To: Tom Oliver; Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Subject: Lampson Project Feedback
Date: Tuesday, November 1, 2022 6:59:30 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
I am writing to express my concerns about the Lampson Housing Project. I live in the College Park East neighborhood and have lived here for 5 years and think the plans proposed for the West Ed location do not make sense for the area and should not be approved. I have concerns about parking, safety, traffic, noise, and services.

The proposed number of parking spots allocated to the community is highly insufficient. A little over 2 parking spaces per home is not sufficient for any neighborhood. Prior to moving to Seal Beach my husband and I lived in the 360 at South Bay planned community in Hawthorne, CA. It was new construction consisting of condos, townhouses, and single family homes. Each home had a garage and there were also street parking spots (both parallel parking along streets as well as pull-in spots on side streets). We parked our cars inside our garage and only needed street parking for our guests. Even with this, parking was a nightmare. We had many occasions where we had to have guests park outside the community and we had to go pick them up and shuttle them to our home. The amount of parking proposed at this location seems very similar and therefore very inadequate. Residents and guests are going to end up parking in the College Park East neighborhood and trying to cross a very dangerous street, Lampson. Even in our single family home community I find that our street is always full of cars because people don't use their garages and have more than 2 cars, filling our streets with overflow from another community will only make it worse. If this is to proceed then I think fewer homes should be planned and more space allocated to parking so that all of the residents and their guests can easily park in the community without needing our streets for overflow.

Earlier I mentioned Lampson being a dangerous street and this community would make it even worse. In my short 5 years here there have been an extreme amount of accidents on Lampson, including fatalities. People drive too fast and don't notice people pulling out of the CPE community and the West Garden Grove community and adding a new community is not going to change that. Additionally, the project indicates no traffic light will be added meaning people that need to head south on Lampson will need to make a right and then a u-turn on Heather. Forcing tons of cars into u-turn situations is extremely dangerous and opening the street up to more accidents than it already has, and it already has too much.

I also have concerns about traffic. The intersections of Seal Beach Blvd and Lampson and Valley View and Lampson are very congested today with the existing communities and the traffic they produce that adding many more people and homes is only going to make it worse.

Additionally, if a portion of this community is truly allocated for low income housing (I have my doubts that any of these properties will actually be affordable for low income families but that is beside the point) then public transportation will need to be easily accessible. To my knowledge there are no bus stops along Lampson and if they were to be introduced (if they aren't, people are going to walk 1.5 miles to Seal Beach Blvd or 1.1. miles to Valley View to catch the bus one way?!?!) then that would make traffic even more of a problem along 17-506
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Lampson.

My additional concern is the noise that this new community will create. We have been dealing with the base jack hammering for the last 4 weeks starting at 6:15am with no information on an end date and no explanation as to why the jack hammering needs to start earlier than 7am. I have reached out to my city representative and have received no response.

This location would be even closer to my home and therefore even louder. We have endured massive amounts of freeway construction noise, now this base construction, and now we're going to deal with this? The communication has been great regarding the freeway construction but we received no notification of the base project and no notification about this proposed project either. I find this highly unacceptable and don't feel like we need this on top of everything else that has and hasn't been communicated to us.

Finally, I feel as if we do not have the appropriate amount of services in the area to accommodate a new community. We have very few grocery stores in the area and some of them are very old. The stores in the strip malls at Valley View and Lampson which would be the closest for this community are closing down, are very run down, or have been left empty for years. People in the community have raised concerns to the city of Garden Grove and to the owners of the properties and nothing is being addressed. We also have very old infrastructure for electricity, internet, cable, etc. and are well overdue for upgrades for the existing communities. And now we're proposing adding new residents and communities with no plans to address any of these issues. It feels like we're maxed out based on the current population unless changes to services are made and I think the priority should be the existing residents instead of new ones.

There are other concerns in addition to these but I feel like this is a long and very concerning list as it is. I do not think this is the right solution and the whole plan needs to be revamped and really should not be approved at all.

Thank you,
Kellie DuRose
4416 Hazelnut Ave
Seal Beach
17-508
(CONT.)
17-509
17-510

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Christina Zandi
To: Tom Oliver
Subject: Lampson Project Parent Concerns
Date: Wednesday, November 2, 2022 12:46:59 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
To Whom it May Concern:

My daughter participates in the AYSO Region 159 program that is held weekly at Arbor park and we want to echo their concerns about the proposed Lampson project as follows:

AYSO Region 159 environmental concerns regarding the proposed 246 Residential Unit Project for 4665 Lampson Ave a.k.a. West Ed Property

1. Arbor Park has approximately 100 parking spots, with 30 of those parking spaces located on the south side of the dog park. Region 159 has always strived to provide adequate parking for the dog park, which leaves roughly 70 parking spaces available on Saturdays.

Therefore, Region 159 families and volunteers utilizing Arbor Park on Saturdays routinely park in the 4665 Lampson Avenue parking lot. That parking lot provides over 300 parking spaces that are essential to our use of Arbor Park and ensure soccer families are not parking in the nearby neighborhood of College Park East (CPE). The proposed project at 4665 Lampson Avenue states it will provide 557 parking spaces that will be entering and leaving the property from Lampson Avenue between traffic lights at Heather Street and Rose Street. The lack of signal control currently planned for traffic in and out of the development will adversely impact traffic safety on Lampson. It is already a dangerous street with a history of serious accidents. The number of planned parking spaces is insufficient for the number of planned residences. Garage spaces will be used as storage, or other purposes other than parking. Many of the homes will have more than two or three cars and drivers. These homes will have guests that will need parking as well. Region 159 is concerned Arbor Park or CPE residential streets will then become overflow for the planned development.

2. CPE has less park acreage than other neighborhoods in Seal Beach, Los Alamitos or Rossmoor. Arbor Park has helped fill that void by providing a large grass area to support organized and unorganized sports including soccer and baseball. The proposed new development details do not show any park space, such as a playground for residents.

Region 159 requests the EIR include a listing of existing parks within a ½ mile of the planned development. In addition, we request the EIR include an evaluation if the planned development should include park space, such as a playground, basketball court, etc. for the residents of the planned development, to not further impact already limited nearby park facilities.

3. Arbor Park is currently home to many recreational activities, some of which begin in the early hours of the morning, plus a portion of Arbor Park is used for a very popular dog park. Region 159 requests that the EIR include an evaluation of noise at Arbor Park during busy weekends when the park is filled with soccer matches and the dog park is being utilized. To avoid future complaints from the new residents of the planned development about noise from soccer Saturdays and the dog park, noise impacts should be studied and if necessary, mitigation measures proposed. The noise study should be conducted to include all hours of the day on Saturdays when whistles, loud voices, cheering and other noises are made.

Thank you for your time and consideration in this important matter.

Sincerely,
Christina Zandi
Sent from the all new AOL app for iOS
17-511
17-514
17-512
17-513

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Mauricio Furtado
To: Tom Oliver
Subject: Lampson project Parking and Park
Date: Wednesday, November 2, 2022 11:38:52 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hi!
As a resident of CPE I support the development of the new neighborhood off of Lampson, but I’d like to bring attention to a few things:

Parks: Our parks in Seal Beach need a lot of TLC and it’s very important that the new neighborhood has a great recreational area with a park.

Dog park: Talk to the city of Seal Beach and see if one of the parks in CPE could have a dog park area.

Parking: Make sure there’s enough parking available for residents in new neighborhood.

Bike lane: the bike lane on lampson needs to be widened and segregated. There are just too many accidents on Lampson including cyclists.

Lampson x Seal Beach blvd.

No stop right turn to Seal Beach blvd North would be essential to keep morning traffic flowing when everyone is trying to get their kids to school in Los Alamitos and Rossmor. --
Mauricio Furtado
17-515

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Alan De La Vara
To: Tom Oliver
Subject: Lampson Project Proposal
Date: Wednesday, November 2, 2022 3:21:52 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good afternoon Mr. Oliver,
I am Alan De La Vara, homeowner at 4565 Ironwood Ave, Seal Beach, CA 90740.

My home's back wall faces Lampson Ave., almost directly across the street from where the proposed project is to be located.

I would like to inquire as to what steps the city and developer have taken to address many of the concerns of the community residence, environment, pets, nature and natural resources.

Has a study been conducted regarding traffic loads on Lampson? Can the current drainage etc handle the increased homes? Is there a completed design of the project and consideration to privacy for those who may have back yards with children viewed from residents in the new construction? Has a study been conducted regarding; dust, pollution, noise to be created by the additional residence
Will the walls along Lampson be raised to combat increased noise pollution? Who pays for this? The city? the developer?
Are the roads on Lampson equipped to accommodate the increased vehicle traffic Will the developer conduct studies to the noise levels created by increased traffic on Lampson
Have any animal rights groups been contacted to test noise levels / pollution levels and potential life threatening harm to the pets that live in homes along lampson who reside in backyards that now will have their
I believe this is a VERY bad idea for this particular area.

Lampson is already prone to accidents as it is used as a thoroughfare between two major streets and is an almost exclusive access point to thousands of residents.

Congestion, accidents and possibly deaths from people now entering and exiting to and from the development to Lampson are sure to follow.

Please don't let your name go in history as someone who was attached to this horrible idea.

Best,
Alan De La Vara
17-516
17-517
17-518
17-519
17-520

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Tamee MacKay
To: Tom Oliver; Shelley Hasselbrink; Tanya Doby; Mark Chirco; Jordan Nefulda; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]
Subject: Lampson St. Project
Date: Wednesday, November 2, 2022 12:46:39 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Dear City of Los Alamitos and Seal Beach,
As a resident of College Park East in Seal Beach, I strongly oppose the Lampson St. housing project. This high density housing project, as planned, will cause major traffic issues (safety, backed-up traffic, etc.), impede parking in our own neighborhood by the overflow of cars in the proposed neighborhood, make the soccer field and dog park less accessible, cause a burden on the school district and it doesn’t just impact CPE, it impacts West Garden Grove as well.

Please stop this project or at least enforce a plan with less homes and more parking for the new community.

Thanks,
Tamee MacKay
Sent from Proton Mail for iOS
17-521

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Ryan Trajan Vergara
To: Tom Oliver
Subject: Please Stop the Lampson Project
Date: Tuesday, November 1, 2022 2:32:04 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good Afternoon,
I'm writing to voice my objection to the Lampson high density housing project. As a current resident in College Park East, I feel that this project will negatively impact not only our neighborhood, but Seal Beach and Los Alamitos as a whole.

Aesthetically, these mid-rise buildings will dilute the intimate neighborhood setting that we currently have. But that's almost the least of our potential issues.

Construction will produce pollution on various levels. Years of air pollution with the dust, on site field fabrication and construction will affect breathing conditions for everyone, including the elders and children of the neighborhood, The noise will be a hindrance to residents living in CPE. Traffic will be congested on Lampson. With those roads only being two lanes each way with no space to expand, there will be a noticeable difference in driving conditions.

I'm mostly concerned about what adding close to a thousand more residents will do. More traffic means less safety along Lampson and nearby major intersections. Higher population means overloading nearby grocery stores, restaurants, local businesses, and local resources like libraries. A potentially higher number of students would make a higher student to teacher ratio at our schools, which would impact our education system. Without its own dedicated park, we could be seeing higher traffic and use of the parks we have in CPE that already need improvements with the younger families moving in. We already have an increased younger family population moving into CPE which is great for the neighborhood and community, but we need to continue to keep it safe by limiting overall population in the surrounding area. We already have a healthy, steady growth and adding such high density housing will quickly create a situation that the infrastructure and resources cannot quickly keep up with.

I feel extremely blessed and grateful for our small community here in Seal Beach and Los Alamitos, and hold CPE close to my heart as a resident. It's the last small pocket of a city that resides close to the beach that is tucked away between Long Beach and Huntington Beach, and I strongly hope that you, your colleagues, and city recognize that we want to keep our community safe, maintained, and it's unique intimate personality where everyone knows everyone.

Thank you for your time in reading this.

A grateful resident of CPE,
Ryan Vergara
916-548-0564
[email protected]
4572 Fir Ave
Seal Beach, CA 90740
17-522
17-523
17-524
17-525

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Barbara Carroll
To: Tom Oliver
Subject: Project at 4665 Lampson
Date: Wednesday, November 2, 2022 12:57:00 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
> Mr. Oliver-
>
> Please consider the negative impact the housing project at 4665 Lampson will have on Arbor Park, which is widely used by the community and specifically for AYSO purposes.

AYSO has served the families of our community for over 40 years and taking away the fields will have an adverse effect on families and the community. For those players that don’t have the skill set to play for a club team, or their family does not have the resources to spend on playing club soccer, AYSO is the only recreational option. >
> Thank you,
> Barbara Carroll
> AYSO Region 159 Coach/Soccer Mom
17-526

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Derek Berger
To: Tom Oliver
Subject: PROPOSED 246 RESIDENTIAL UNIT PROJECT FOR 4665 LAMPSON AVENUE Date: Wednesday, November 2, 2022 11:53:13 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hello Tom,
I am a resident of College Park East in Seal Beach and I would like to write you to oppose the project for 4665 Lampson Avenue for the following reasons:

The new project would increase traffic on Lampson to an unsafe level Overflow parking from the new residents would overflow into CPE, reducing available street parking to CPE residents.

Arbor Park will not have enough parking spots for the hundreds of families who attend AYSO soccer at Arbor Park. AYSO region 159 is an amazing organization who has been in the community for decades and have used Arbor Park for decades as well. The reduction of parking caused by the proposed unit project would jeopardize the success of playing soccer at Arbor Park and will negatively affect the children and families of our community.

I am hoping you will take into account the concerns of CPE residents and the detrimental effect this project would have on AYSO region 159 and the children.

Thank you,
Derek Berger
714-931-3397 (you can call me if you want to discuss)
17-527
17-528

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Jeffrey Grgas
To: Tom Oliver
Subject: PROPOSED 246 RESIDENTIAL UNIT PROJECT FOR 4665 LAMPSON AVENUE Date: Wednesday, November 2, 2022 1:19:49 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Tom
As a long time resident of Seal Beach and College Park East (CPE) I am very concerned, for a number of reasons, about the proposed development of the former West Ed property. My concerns include:

1. elimination of the parking historically made available by the property to support AYSO and other Arbor Park activities.

2. the proposed development has inadequate parking planned for the number of units so it is highly likely overflow will migrate into adjacent CPE

3. the proposed development does not include reasonably safe access to Lampson Ave (access is not via traffic signals) and will also substantially increase traffic both during construction as well as post construction

4. the proposed development does not include an adequate park (playground, basketball courts, etc.) for the size of the development and so families will be flocking to the CPE (Seal Beach) parks
I hope you will take these into consideration for any approvals for development of the property.

Sincerely
Jeff Grgas
17-529
17-530

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Tony Sun
To: Tom Oliver
Subject: PROPOSED 246 RESIDENTIAL UNIT PROJECT FOR 4665 LAMPSON AVENUE A.K.A. WEST ED PROPERTY Date: Wednesday, November 2, 2022 6:54:46 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hello,
I am a soccer parent new to the AYSO region 159 serving kids and family for decades. I just wanted to share couple of my concerns with this new project. First, the impact on traffic when Arbor Park is in full operations during peak soccer seasons and the neighboring dog park. I don't think residents of the new units, as well as neighboring communities, would appreciate the potential delays and stresses that come with such situations. Not to mention the risk increase of accidents when traffic may be at such a high density.

The second is the impact of noise for neighboring communities as well as for the new residents. Noise not only from activities of the park during busy times on the weekends, but also from the Los Alamitos Joint Forces Training Base which is virtually right next door. The airfield traffic consists of certain civilian, law enforcement and military traffic, with occasional visits from tactical jets. When these tactical jets break overhead to enter the traffic pattern, their flightpath goes right over the proposed units. Believe me, the sudden blast of jet noise from these jets will be quite alarming and has the effect of disturbing the peace, waking children and babies from their naps to even causing adverse medical conditions for any elderly residents. From history, airport neighborhoods that complain about airplane noises were always built well AFTER the establishment of the airfield/airport and this situation is looking like yet another example of airport vs. neighboring communities.

Please consider these factors before preceeding,
Thank you,
Tony Sun
Garden Grove, CA
17-531

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: Anthony M. Aboseif
To: Tom Oliver
Subject: PROPOSED 246 RESIDENTIAL UNIT PROJECT FOR 4665 LAMPSON AVENUE A.K.A. WEST ED PROPERTY Date: Wednesday, November 2, 2022 11:29:41 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Good morning Mr. Oliver,
I am a parent whose children participate in AYSO159 in both the fall and spring and I would also like to echo the concerns expressed by AYSO 159 (below) regarding the proposed project at 4665 Lampson Ave. I am also concerned about increased traffic and noise as well as overall pedestrian safety on Lampson that would result from the proposed project.

1. Arbor Park has approximately 100 parking spots, with 30 of those parking spaces located on the south side of the dog park. Region 159 has always strived to provide adequate parking for the dog park, which leaves roughly 70 parking spaces available on Saturdays.

Therefore, Region 159 families and volunteers utilizing Arbor Park on Saturdays routinely park in the 4665 Lampson Avenue parking lot. That parking lot provides over 300 parking spaces that are essential to our use of Arbor Park and ensure soccer families are not parking in the nearby neighborhood of College Park East (CPE). The proposed project at 4665 Lampson Avenue states it will provide 557 parking spaces that will be entering and leaving the property from Lampson Avenue between traffic lights at Heather Street and Rose Street. The lack of signal control currently planned for traffic in and out of the development will adversely impact traffic safety on Lampson. It is already a dangerous street with a history of serious accidents. The number of planned parking spaces is insufficient for the number of planned residences. Garage spaces will be used as storage, or other purposes other than parking. Many of the homes will have more than two or three cars and drivers. These homes will have guests that will need parking as well. Region 159 is concerned Arbor Park or CPE residential streets will then become overflow for the planned development.

2. CPE has less park acreage than other neighborhoods in Seal Beach, Los Alamitos or Rossmoor. Arbor Park has helped fill that void by providing a large grass area to support organized and unorganized sports including soccer and baseball. The proposed new development details do not show any park space, such as a playground for residents.

Region 159 requests the EIR include a listing of existing parks within a ½ mile of the planned development. In addition, we request the EIR include an evaluation if the planned development should include park space, such as a playground, basketball court, etc. for the residents of the planned development, to not further impact already limited nearby park facilities.

3. Arbor Park is currently home to many recreational activities, some of which begin in the early hours of the morning, plus a portion of Arbor Park is used for a very popular dog park. Region 159 requests that the EIR include an evaluation of noise at Arbor Park during busy weekends when the park is filled with soccer matches and the dog park is being utilized. To avoid future complaints from the new residents of the planned development about noise from soccer Saturdays and the dog park, noise impacts should be studied and if necessary, mitigation measures proposed. The noise study should be conducted to include all hours of the day on Saturdays when whistles, loud voices, cheering and other noises are made.

Thank you for your consideration.

Sincerely,
Anthony Aboseif
17-532
17-533
17-534
17-535

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
From: [email protected]
To: Tom Oliver
Subject: Proposed Housing Project on Lampson Ave.

Date: Monday, October 31, 2022 10:53:06 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hi Tom.

Just want to touch base with you regarding the proposed project on Lampson Ave. I would like to know where the water is going to come from to service the residents of this proposed project? We are constantly told we must save water. Yesterday I saw a news article stating our federal government is warning Western States it may impose Colorado River cuts. My husband and I are very involved with the Aquarium of the Pacific. We have heard many scientists speak about this. It is not a hoax as some seem somehow to believe. In addition, there is a problem the adequacy of the electric grid.

In addition, there is the matter of the traffic on Lampson. Is the City of Los Alamitos Police Department even going to bother to patrol the area? How is all of the traffic going to be handled. It appears to me there is no concern for this.

This development as it stands is way too large for the area. If it does happen it needs to be drastically scaled down.

One more thing, I do not feel there is any such thing as affordable housing in this area. What are the proposed prices?
Also I do not feel that the parking alloted is anywhere near what would be needed. We do not want these people parking in our College Park East neighborhood. We do not have enough parking as it is when the holidays are here. Also we do not want the children of these people using our parks and playgrounds.

The City of Los Alamitos will not pay for anything damaged or any thefts, etc. that occur as a result of people from the proposed project.

Thank you for your consideration.

Diane Delaterre
4849 Dogwood Ave.

Seal Beach, CA 90740
562-431-4602
[email protected]
17-536
17-538
17-537

July 15, 2024
Ms. Nicole Morse
T&B Planning Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
4665 LAMPSON AVENUE VEHICLE MILES TRAVELED (VMT) ANALYSIS Ms. Nicole Morse,
Urban Crossroads, Inc. has completed the following Vehicle Miles Traveled (VMT) Analysis for the 4665 Lampson Avenue (Project), which is located in the City of Los Alamitos.

PROJECT OVERVIEW
The Project consists of the development of 55 single-family detached residential dwelling units (cluster homes), 114 multi-family (low-rise) residential dwelling units, and 77 affordable apartment dwelling units (total of 246 dwelling units). A preliminary site plan for the proposed Project is shown in Exhibit 1.

EXHIBIT 1: PRELIMINARY SITE PLAN

BACKGROUND
Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018, which require all lead agencies to adopt VMT as a replacement for automobile delay-based level of service (LOS) as the measure for identifying transportation impacts for land use projects.

This statewide mandate went into effect July 1, 2020. To aid in this transition, the Governor’s

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT
Office of Planning and Research (OPR) released a Technical Advisory on Evaluating Transportation Impacts in CEQA (December 2018) (Technical Advisory) (1). On December 19, 2022, the City adopted VMT thresholds of significance for purposes of analyzing transportation impacts under CEQA, consistent with OPR’s Technical Advisory.

VMT SCREENING
As part of the Technical Advisory, a project may be determined to have a less than significant impact and may be screened out of requiring a detailed VMT analysis if either the daily vehicle trips generated by the project criteria, or the land use type criteria are met.

The following screening criteria are described within the Technical Advisory:
• Small Project Screening
• Map Based Screening
• Transit Priority Area (TPA) Screening
• Affordable Residential Development Screening
• Local Community Serving Project Type Screening
A land use project need only meet one of the above screening criteria to result in a less than significant impact.

SMALL PROJECT SCREENING
The Technical Advisory indicates that projects generating fewer than 110 daily vehicle trips may be presumed to have a less than significant impact. Trips generated by the Project’s proposed land uses have been estimated based on trip generation rates collected by the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, 2021 (2). The proposed Project is anticipated to generate 1,658 vehicle trip-ends per day, which exceeds the 110 vehicle trips per day threshold. (See Attachment A.)
Small Project screening criteria is not met.

MAP BASED SCREENING
As noted in the Technical Advisory, “residential and office projects that locate in areas with low VMT and that incorporate similar features (density, mix of uses, and transit accessibility) will tend to exhibit similarly low VMT.” It is our understanding that the City of Los Alamitos has not established screening maps to depict areas of low VMT within the City. Alternatively, the Orange County Transportation Model (OCTAM) was utilized to obtain the Project’s transportation analysis zone (TAZ) existing VMT information. The Project was located in the OCTAM model, and the Project was found to be located in TAZ 634. Project TAZ 634 was identified to have an existing VMT per capita of 22.71. The OCTAM model was then used to calculate the County of Orange regional average VMT per capita of 17.42. The Project is not located in a low VMT area.

Map Based screening criteria is not met.

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT

TPA SCREENING
The Technical Advisory states that projects located within a TPA, ½ mile of an existing “major transit stop,”1 or an existing stop along a “high-quality transit corridor” 2 will have a less than
significant impact on VMT.

Once a project is determined to be within a TPA, the Technical Advisory also recommends consideration of secondary screening checks. For example, a proposed land use project is not eligible for TPA screening if the project meets any of the following sub-criteria:
1) Has a Floor Area Ratio (FAR) of less than 0.75;
2) Includes more parking for use by residents, customers, or employees of the project than required by the jurisdiction (if the jurisdiction requires the project to supply parking); 3) Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the lead agency, with input from the Metropolitan Planning Organization); or 4) Replaces affordable residential units with a smaller number of moderate- or high-income residential units.

Utilizing Graphical Information System (GIS) data obtained from Southern California Council of Governments (SCAG), the Project’s location relative to its proximity to TPA area was mapped. The mapped results identify the Project is not located within a TPA. (See Attachment B.) TPA screening criteria is not met.

AFFORDABLE RESIDENTIAL DEVELOPMENT SCREENING
The Technical Advisory states “Adding affordable housing to infill locations generally improves jobs-housing match, in turn shortening commutes and reducing VMT.” Furthermore, “low-wage workers in particular would be more likely to choose a residential location close to their workplace, if one is available.” In areas where existing jobs-housing match is closer to optimal, low-income housing nevertheless generates less VMT than market-rate housing. Therefore, a project consisting of a high percentage of affordable housing may be a basis for the lead agency to find a less-than-significant impact on VMT. The Project is proposing 77 affordable housing units, or 31% of the total 246 dwelling units. As previously discussed, since the City of Los Alamitos has not formally adopted thresholds to determine the amount of affordable housing applicable to screening within the City, an affordable housing screening qualification cannot be made.

Affordable Residential Development screening criteria is not met. 1 Pub. Resources Code, § 21064.3 (“‘Major transit stop’ means a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.”).
2 Pub. Resources Code, § 21155 (“For purposes of this section, a high-quality transit corridor means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours.”).

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT

LOCAL COMMUNITY SERVING RETAIL SCREENING
The Technical Advisory indicates local serving retail uses are presumed to have a less than significant impact absent substantial evidence to the contrary. By adding retail opportunities into the urban fabric and thereby improving retail destination proximity, local-serving retail development tends to shorten trips and reduce VMT. The Project does not intend to develop any local serving retail uses.

Local Community Serving Project Type screening criteria is not met.

The Project does not meet any of the Screening Criteria for land use projects which would allow a determination of a less than significant impact on VMT. Therefore, a project-specific VMT assessment is required.

VMT ANALYSIS

VMT MODELING
The Technical Advisory indicates the correct tool to perform a VMT analysis should be consistent with the tool that was used to generate the jurisdictional averages for which a project resides, for an apples-to-apples comparison. The OCTAM sub-regional model is the appropriate tool for conducting VMT analysis for land use projects in Orange County, as it considers interaction between different land uses based on socio-economic data, such as population, households, and employment. The calculation of VMT for land use projects is based on the total number of trips generated and the average trip length of each vehicle. Therefore, the vehicle trips and average daily trip length for project-related vehicle trips are model derived from the OCTAM model.

VMT METRIC AND SIGNIFICANCE THRESHOLD
The Technical Advisory includes the following threshold recommendations for assessment of residential projects:
“Recommended threshold for residential projects: A proposed project exceeding a level of 15 percent below existing VMT per capita may indicate a significant transportation impact. Existing VMT per capita may be measured as regional VMT per capita or as city VMT per capita. Proposed development referencing a threshold based on city VMT per capita (rather than regional VMT per capita) should not cumulatively exceed the number of units specified in the [Sustainable Communities Strategy] SCS for that city, and should be consistent with the SCS.

Residential development that would generate vehicle travel that is 15 or more percent below the existing residential VMT per capita, measured against the region or city, may indicate a less-than-significant transportation impact. In MPO areas, development measured against city VMT per capita (rather than regional VMT per capita) should not cumulatively exceed the population or number of units specified in the SCS for that city because greater-than-planned amounts of development in areas above the region-based threshold would undermine the VMT containment needed to achieve regional targets under SB 375.”

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT
Based on the State-recommended threshold for residential projects and the existing regional VMT, as discussed below, a VMT impact is considered significant if a residential project generates more than 15% below the existing regional residential VMT per capita.

The existing regional average VMT per capita was calculated using the OCTAM model for the regional area, in this case Orange County. Table 1 identifies a summary for Orange County’s county-wide average VMT per capita.

TABLE 1: COUNTY-WIDE VMT PER SERVICE POPULATION
Orange County County-wide Average
Population 3,177,628
Home-Based VMT 55,361,825
VMT per capita 17.42
For Orange County, the VMT significance threshold for VMT impacts will be 14.8 VMT per capita, which is 15% below the 17.42 VMT per capita regional average.

A significant cumulative impact would occur if the Project increased the total regional VMT compared to the cumulative no project condition. Furthermore, for all land use and transportation projects a significant impact would occur if the project were inconsistent with the RTP/SCS.

PROJECT LAND USE CONVERSION
In order to evaluate VMT, standard land use information must first be converted into an OCTAM compatible dataset. The OCTAM model utilizes socio-economic data (SED) (e.g., population, households, employment, etc.) instead of land use information for the purposes of vehicle trip estimation. The Project’s land use information, such as dwelling units, must first be converted to SED for input into the OCTAM model. Adjustments in SED have been made to the appropriate Project TAZ within the OCTAM model to reflect the Project’s proposed land use information. The population conversion factors were obtained from the State of California Department of Finance E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2021 with 2010 Census Benchmark (3). Table 2 summarizes the SED inputs used to reflect the proposed Project.

TABLE 2: POPULATION ESTIMATES
Project
Households 246
Population 647

PROJECT-GENERATED VMT

PRODUCTION/ATTRACTION VMT METHOD
Consistent with the Technical Advisory, project-level VMT analysis should evaluate home-based (HB) VMT divided by a project’s population. HB VMT is calculated from OCTAM’s Production/Attraction (PA) trip matrices and then divided by a project’s population to derive the VMT efficiency metric VMT per capita. The method for calculating VMT sums all weekday VMT

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT
generated by trips with at least one trip end in the study area (Project’s TAZ) by trip purpose. The PA method tracks trips with at least one trip end in the analysis area to/from their ultimate destination unless that destination is outside of the model boundary area. Productions are land use types that generate trips (residences) and attractions are land use types that attract trips (employment). Productions and attractions are converted from person trips to vehicle trips for the purposes of calculating VMT. Table 3 presents the project-generated HB VMT utilizing the OCTAM model.

TABLE 3: MODEL-BASED PROJECT- GENERATED VMT
Baseline (2022) Long Range (2045)
HB VMT 13,824 13,439

VMT REDUCTION STRATEGIES
The California Air Pollution Control Officers Association (CAPCOA) Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity (December 2021) (Handbook) (4) has been utilized to determine trip reduction measures that may be applicable to the Project. The Handbook describes methods to quantify reductions in greenhouse gas emissions and in the case of Transportation measures, the associated reductions to VMT. This evaluation will focus on a review of the Handbook’s Transportation measures that are determined to be applicable to the Project.

SELECTING MEASURES
To determine which Transportation measures should be considered from the Handbook, land use type, scale and locational context are each identified as key factors for determining an individual measure’s applicability to a project. The Handbook contains a factsheet for each measure that describes the measure, locational context, scale of application, implementation requirements, and other considerations that should be reviewed to determine a measure’s applicability.

PROJECT TYPE
Project type is an important consideration when determining which measures are applicable for consideration. For example, measures associated with neighborhood design are not applicable to an office project, whereas trip reduction programs intended to reduce employee commute VMT would not be applicable to a residential project.

SCALE
The Handbook identifies that measures can be applied at different scales or geographic levels, however, “some measures may only be applicable at the project-level, whereas others may be more appropriate within a broader planning context such as for a general plan or climate action plan.” The geographic levels considered in the Handbook include Project/Site and Plan/Community. Project/Site applies to measures that can reduce VMT at the scale of an

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT
individual development project or employer. Plan/Community refers to measures that reduce VMT at the scale of a specific plan, general plan or climate action plan. Transportation measures can be quantified at either the Project/Site scale or the Plan/Community scale, but never both.3

LOCATIONAL CONTEXT
The Handbook describes locational context as “used to identify trip reduction measures within the transportation sector that are appropriate in certain types of neighborhoods differentiated by transportation characteristics and level of development (e.g., rural, suburban, and urban).” More specifically, rural, suburban, and urban are defined as follows:

Rural: An area characterized by little development. Compared to urban and suburban areas, rural areas have a lower density of residences, higher numbers of single-family residences, and higher numbers of vehicle-dependent land use patterns. Where applicable, the Handbook provides three land use distinctions within the rural locational context category—Ra, Rb, and Rc.

Ra refers to rural areas within a master-planned community. These rural areas often include a broad offering of amenities and services, which may be accessed by walking or other alternative forms of transportation. Rb refers to rural areas adjacent to a commuter rail station with convenient rail service to a major employment center. As the name implies, these rural areas have greater access to commuter rail as an alternative mode of transportation. Rc refers to rural areas with transit service and that are near jobs/services.

Suburban: An area characterized by dispersed, low-density, single-use, automobile dependent land use patterns, usually outside of the central city. Also known as a suburb.

Urban: An area located within the central city with higher density land uses than in the suburbs.

Often characterized by multi-family housing, tall office buildings and dense retail.

The City of Los Alamitos is often considered suburban due to its surroundings and borderline urban as the City contains a diverse mix of land uses and abundant amount of multi-family housing, dense retail, and employment-related uses. VMT reduction measures will herein evaluate the Project’s locational context as urban. Attachment C provides a matrix of VMT mitigation measures available to an urban residential project.

PROJECT DESIGN FEATURES - VMT REDUCTIONS
As the reduction in trips and associated VMT could not be accurately accounted for by the calculations conducted using the OCTAM model, these adjustments are made through the following calculations as described in the 2021 Handbook.

T-1 Increase Residential Density
This measure accounts for the VMT reduction achieved by a project that is designed with a higher density of dwelling units compared to the average residential density in the U.S. Increased densities affect the distance people travel and provide greater options for the mode of travel they 3 Handbook, Page 37

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT
choose. Increasing residential density results in shorter and fewer trips by single-occupancy vehicles and thus a reduction in VMT.

As the land use information that represents the Project was input into the OCTAM model, any increased density over the National average that would reduce VMT is included in the VMT estimates in Table 3 and no additional VMT reduction credit is assumed.

T-4 Affordable Housing
Specifically, “Land Use – T-4. Integrate Affordable and Below Market Rate Housing” requires multifamily residential units to be permanently dedicated as affordable for lower income families. The California Department of Housing and Community Development (2021) defines lower-income as 80 percent of area median income or below, and affordable housing as costing 30 percent of gross household income or less.4
Table 4 provides the calculation variables and formula used to calculate VMT reduction.

TABLE 4: T-4. AFFORDABLE HOUSING CALCULATION VARIABLES
ID Variable Value Unit Source
Output
A
Percent reduction in GHG emissions from
Project/Site VMT for multifamily residential
developments
0-28.6 % calculated
User Inputs
B
Percent of multifamily units permanently
dedicated as affordable
0-100 % user input
Constants, Assumptions, and Available Defaults
C
Percent reduction in VMT for qualified units
compared to market rate units -28.6 % ITE 2021
𝐴𝐴 = 𝐵𝐵 × 𝐶𝐶
−8.87% = 31% × −28.6%
The Project is proposing 77 affordable housing units, or 31% of the total 246 dwelling units. As shown, the Project would reduce its project-generated VMT by 8.87% or 1,226 VMT.

T-15 Limit Residential Parking Supply
Limiting residential parking supply will reduce the total parking supply available at a residential project or site. Limiting the amount of parking available creates scarcity and adds additional time and inconvenience to trips made by private autos, thus disincentivizing driving as a mode of travel. Reducing the convenience of driving results in a shift to other modes and decreased VMT.

Table 5 provides the calculation variables and formula used to calculate VMT reduction. 4 2021 Handbook; Page 80

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT
TABLE 5: T-15. LIMIT RESIDENTIAL PARKING SUPLY CALCULATION VARIABLES ID Variable Value Unit Source
A Percent reduction in GHG emissions from VMT 0-13.7 % calculated User Inputs
B Residential parking demand 589 Parking Spaces user input C Project residential parking supply 577 Parking Spaces user input D
Percentage of project VMT generated by
residents 100 % user input
Constants, Assumptions, and Available Defaults
E
Percent of household VMT that is commute
based 37 % Caltrans 2012
F
Percent reduction in commute mode share by
driving among households in areas with scarce
parking
37 % Chatman
2013
𝐴𝐴 = 𝐵𝐵 − 𝐶𝐶
𝐵𝐵
× 𝐷𝐷 × 𝐸𝐸 × 𝐹𝐹
−0.28% = 589 − 587
589 × 37% × 37% × 100%
As proposed, the Project’s parking supply will be limited to 577 parking spaces, which is 12 parking spaces below the 589 parking spaces required by the lead agency. As shown, the Project would reduce its project- generated VMT by 0.28% or 39 VMT.

PROJECT-GENERATED VMT COMPARISON WITH CITY THRESHOLD
The Project is estimated to reduce VMT by 1,265 VMT (1,226+39 VMT) with the inclusion of VMTreducing project design features, as previously discussed. Table 5 shows the results of the project-generated HB VMT with the inclusion of VMT-reducing project design features, subsequent HB VMT per capita, and comparison to the City’s adopted thresholds.

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT
TABLE 5: PROJECT GENERATED VMT RESULTS
Baseline (2022) Long Range (2045)
Population 647 647
HB VMT 12,559 12,174
VMT per capita 19.4 18.8
Threshold 14.8 14.8
Percent Above Threshold +30.1% +27.0%
Potentially Significant? Yes Yes
As shown in Table 5, the Project would generate VMT per capita exceeding the City’s adopted VMT impact threshold by 30.1% in the baseline condition and 27.0% in the cumulative condition. The Project is considered to have a significant VMT impact.

CUMULATIVE EFFECT ON VMT
The Project is not proposing a general plan amendment nor a change of zone. As the Project is consistent with the underlaying land use assumptions of the General Plan and Zoning the cumulative no project would the same as the cumulative with project. Therefore, the cumulative impact would be less than significant.

Ms. Nicole Morse
4665 Lampson Avenue
July 15, 2024

14501-10 VMT

SUMMARY
Based on the results of this analysis, the following findings are made:
• The Project was evaluated against screening criteria as outlined in the Technical Advisory.

The Project was not found to meet any available screening criteria, and a VMT analysis was performed.
• The Project’s VMT analysis found the Project to exceed the regional (Orange County) VMT per capita threshold by 30.1% for baseline (2022) conditions and 27.0% for buildout (2045) conditions. Therefore, the Project is found to have a significant and unavoidable VMT impact.
• The Project is consistent with the City’s General Plan underlaying land use assumptions and the cumulative no project would be the same as the cumulative with project. The Projects cumulative effect is found to be less than significant cumulative impact on VMT.

If you have any questions, please contact me directly at [email protected].

Respectfully submitted,
URBAN CROSSROADS, INC.

Alexander So
Senior Associate

14501-10 VMT

REFERENCES

1. Office of Planning and Research. Technical Advisory on Evaluating Transportation Impacts in CEQA. State of California : s.n., December 2018.

2. Institute of Transportation Engineers. Trip Generation Manual. 11th Edition. 2021.

3. State of California Department of Finance. E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2021 with 2010 Census Benchmark. May 2021.

4. CAPCOA. Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing Health and Equity . December 2021.

ATTACHMENT A

PROJECT TRIP GENERATION

14501-10 VMT
TABLE A-1: TRIP GENERATION RATES
TABLE A-2: PROJECT TRIP GENERATION SUMMARY
ITE LU AM Peak Hour PM Peak Hour
Land Use1 Units2 Code In Out Total In Out Total
Actual Vehicle Trip Generation Rates
Single Family Detached DU 210 0.18 0.52 0.70 0.59 0.35 0.94 9.43 Multifamily Housing (Low-Rise) (2-3 Floors) DU 220 0.10 0.30 0.40 0.32 0.19 0.51 6.74 Affordable Housing DU 223 0.10 0.26 0.36 0.27 0.19 0.46 4.81 1 Trip Generation & Vehicle Mix Source: Institute of Transportation Engineers (ITE), Trip Generation Manual, Eleventh Edition (2021). 2 DU = Dwelling Units
Daily
Land Use Quantity Units1 In Out Total In Out Total Daily Actual Vehicles:

Single Family Detached 55 DU 10 28 38 33 19 52 520
Mulifamily Housing 114 DU 11 35 46 37 22 59 768
Affordable Housing 77 DU 8 20 28 21 15 36 370
Project Total Trips 29 83 112 91 56 147 1,658
1 DU = Dwelling Units .

AM Peak Hour PM Peak Hour

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ATTACHMENT B

TPA MAP

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ATTACHMENT C

VMT REDUCTION MATRIX

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Subsector Measure Scale of Application Applicable Locational Context Applicability to Project Land Use
T-1 Increase Residential Density
This measure accounts for the VMT reduction achieved by a project that is designed with a higher density of dwelling units (du) compared to the average residential density in the U.S. Project/Site Urban, Suburban Applicable.

T-2 Increase Job Density
This measure accounts for the VMT reduction achieved by a project that is designed with a higher density of jobs compared to the average job density in the U.S. Project/Site Urban, Suburban Not Applicable, Project is not employment related.

T-3 Provide Transit-Oriented Development
This measure would reduce project VMT in the study area relative to the same project sited in a non-transit-oriented development (TOD) location. Project/Site Urban, Suburban Not Applicable due to the Project's location to available transit.

T-4 Integrate Affordable and Below Market Rate Housing
This measure requires below market rate (BMR) housing. Project/Site Urban, Suburban Applicable.

T-17 Improve Street Connectivity
This measure accounts for the VMT reduction achieved by a project that is designed with a higher density of vehicle intersections compared to the average intersection density in the U.S. Plan/Community Urban, Suburban Not Applicable in at the Project level.

Parking or Road
Pricing
Management
T-14 Provide Electric Vehicle Charging Infrastructure
Install onsite electric vehicle chargers in an amount beyond what is required by the 2019 California Green Building Standards (CALGreen) at buildings with designated parking areas (e.g., commercial, educational, retail, multifamily).

Project/Site Urban, Suburban, Rural Not Applicable, no reduction to VMT.

T-15 Limit Residential Parking Supply
This measure will reduce the total parking supply available at a residential project or site. Project/Site Urban, Suburban Applicable.

T-16 Unbundle Residential Parking Costs from Property Cost This measure will unbundle, or separate, a residential project’s parking costs from property costs, requiring those who wish to purchase parking spaces to do so at an additional cost. Project/Site Urban, Suburban Applicable, but not feasible as increases
in housing costs would not be consistent
with State housing affordability goals.

T-24 Implement Market Price Public Parking (On-Street)
This measure will price all on-street parking in a given community, with a focus on parking near central business districts, employment centers, and retail centers. Plan/Community Urban, Suburban Not Applicable in at the Project level.

Neighborhood
Design
T-18 Provide Pedestrian Network Improvement
This measure will increase the sidewalk coverage to improve pedestrian access. Providing sidewalks and an enhanced pedestrian network encourages people to walk instead of drive. Plan/Community Urban, Suburban, Rural Not Applicable in at the Project level.

T-19A Construct or Improve Bike Facility
This measure will construct or improve a single bicycle lane facility (only Class I, II, or IV) that connects to a larger existing bikeway network. Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-19B Construct or Improve Bike Boulevard
Construct or improve a single bicycle boulevard that connects to a larger existing bikeway network. Bicycle boulevards are a designation within Class III Bikeway that create safe, low-stress connections for people biking and walking on streets.

Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-20 Expend Bikeway Network
This measure will increase the length of a city or community bikeway network. A bicycle network is an interconnected system of bike lanes, bike paths, bike routes, and cycle tracks. Providing bicycle infrastructure with markings and signage on appropriately sized roads with vehicle traffic traveling at safe speeds helps to improve biking conditions (e.g., safety and convenience). In addition, expanded bikeway networks can increase access to and from transit hubs, thereby expanding the “catchment area” of the transit stop or station and increasing ridership.

Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-21A Implement Conventional Carshare Program
This measure will increase carshare access in the user’s community by deploying conventional carshare vehicles. Carsharing offers people convenient access to a vehicle for personal or commuting purposes. Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-21B Implement Electric Carshare Program
This measure will increase carshare access in the user’s community by deploying electric carshare vehicles. Carsharing offers people convenient access to a vehicle for personal or commuting purposes. Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-22A Implement Pedal (Non-Electric) Bikeshare Program
This measure will establish a bikeshare program. Bikeshare programs provide users with on-demand access to bikes for short-term rentals. Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-22B Implement Electric Bikeshare Program
This measure will establish an electric bikeshare program. Electric bikeshare programs provide users with on-demand access to electric pedal assist bikes for short-term rentals. Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-22C Implement Scootershare Program
This measure will establish a scootershare program. Scootershare programs provide users with on-demand access to electric scooters for short-term rentals. Plan/Community Urban, Suburban Not Applicable in at the Project level.

Transit
T-25 Extend Transit Network Coverage
This measure will expand the local transit network by either adding or modifying existing transit service or extending the operation hours to enhance the service near the project site. Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-26 Increase Transit Service Frequency
This measure will increase transit frequency on one or more transit lines serving the plan/community. Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-27 Implement Transit-Supportive Roadway Treatments
This measure will implement transit-supportive treatments on the transit routes serving the plan/community. Transit-supportive treatments incorporate a mix of roadway infrastructure improvements and/or traffic signal modifications to improve transit travel times and reliability.

Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-28 Provide Bus Rapid Transit
This measure will convert an existing bus route to a bus rapid transit (BRT) system. BRT includes the following additional components, compared to traditional bus service: exclusive right-of-way (e.g., busways, queue jumping lanes) at congested intersections, increased limited-stop service (e.g., express service), intelligent transportation technology (e.g., transit signal priority, automatic vehicle location systems), advanced technology vehicles (e.g., articulated buses, low-floor buses), enhanced station design, efficient fare-payment smart cards or smartphone apps, branding of the system, and use of vehicle guidance systems
Plan/Community Urban, Suburban Not Applicable in at the Project level.

T-29 Reduce Transit Fares
This measure will reduce transit fares on the transit lines serving the plan/community. Plan/Community Urban, Suburban Not Applicable in at the Project level.

Clean Vehicles and
Fuels T-30 Use Cleaner-Fuel Vehicles Plan/Community N/A Not Applicable in at the Project level.

317 S. Isis Avenue, Suite 207, Inglewood, California 90301 Toll Free: 888-705-6300 Phone: 310-854-6300 Fax: 310-854-0199 www.efiglobal.com Page 1 of 4 June 11, 2024
Nicole Morse
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, California 92602
Subject: Technical Memorandum - Response to DTSC Comments Proposed Residential Development Project
4665 Lampson Avenue
Los Alamitos, California 90720
EFI Global Project No.: 045.10352
Dear Ms. Morse,
As requested, EFI Global, Inc. (EFI) has prepared this Technical Memorandum to address the comments received from the Department of Toxic Substances Control (DTSC), in a letter dated June 5, 2024.

Site Location
The Site is located on the north side of Lampson Avenue, approximately 860 feet west of Lunar Drive, in the city of Los Alamitos. The Site parcel is approximately 12.36 acres in size. The Site is developed with a two-story commercial office structure, which is approximately 88,000 square feet in size, within the central portion of the parcel. This structure, constructed in 1971, is currently occupied by WestEd (a nonprofit educational research, development, and services agency), the California Department of Fish and Wildlife, the National Comfort Institute, Inc. (a heating ventilation, and air conditioning training center), and James J. Mentas, Attorney at Law. The remaining portions of the property consist of an enclosed asphalt-paved parking area on the western portion, two driveways via Lampson Avenue to the south, concrete walkways, a large grass field areas to the north and east of the on-site structure and landscaped on all sides.

Comment and Response

1. DTSC Comment 1
Based on the Limited Phase II Environmental Site Assessment (ESA), there was no evidence of a significant release of potential chemicals of concern to the subsurface in the area investigated, which included in the diesel above ground storage tank (AST), elevator equipment room, and parking lot. Although low levels of total petroleum hydrocarbons (TPHd), lead and select organochlorine pesticides (OCPs) were detected in Site soils, the concentrations were well below residential screening levels, and thus, are de minimis in nature and do not warrant further investigation or mitigation.

Also, the Phase II ESAstates: “Although the detected concentrations of arsenic found at the Site exceed the residential screening level, no levels are less than the DTSC upper bound background concentration of 12

Technical Memorandum – Response to DTSC Comments
4665 Lampson Avenue, Los Alamitos, CA
June 11, 2024

mg/kg. Therefore, the on-site detections of arsenic are de minimis in nature and do not warrant further investigation or mitigation. Based on the results of the assessment activities detailed herein, the potential chemicals of concern detected in soil in the areas assessed (e.g., diesel AST, elevator equipment room, parking lot release area, and Site wide historical agricultural use) are not indicative of a significant subsurface chemical release has occurred. The detected concentrationsfound during this investigation are considered to be de minimis in nature for the proposed residential redevelopment, and it is EFI Global’s opinion that no further assessment is warranted at this time with respect to the RECs (recognized environmental conditions) identified.”
Since potential chemicals of concerns were found in the Phase II ESA and the detected concentrations of arsenic found at the site exceed the residential screening level and remain in excess of DTSCs upper bound background concentration of 12 mg/kg, DTSC recommends that all constituent concentrations meet screening levels in accordance with DTSCs Preliminary Endangerment Assessment (PEA) Guidance Manual.

If the constituent concentrations do not meet screening levels in accordance with DTSC guidance, the following comments are also recommended:

Comment 1 - EFI Response
This comment appears to be based on a typographical error in the quoted language above in EFI’s Limited Phase II Environmental Site Assessment (Phase II).

The following change will be made to the Phase II to more accurately reflect the fact that the detected arsenic concentrations found at the Site are all below the upper bound concentration of 12 mg/kg, and thus, are trace or background concentrations that do not warrant further investigation or mitigation. “Although the detected concentrations of arsenic found at the Site exceed the residential screening level, all no levels are less than the DTSC upper bound background concentration of 12 mg/kg.”

2. DTSC Comment 2
The City of Los Alamitos enter into DTSC’s Standard Voluntary Agreement (SVA) program or seek oversight with your Certified LocalAgency - Orange County Health CareAgency -so a proper evaluation of the Project is completed. If entering into an SVAwith DTSC, the FLUXX portal link is provided and the page also has a link to the Fluxx User Guide that can help you navigate the system. You will need to create a new profile and once in the system, click “Start a Request for Lead Agency Oversight Application.” DTSC recommends that once the SVAis signed, a Preliminary EndangermentAssessment Report (PEAReport) be submitted for DTSC review. The PEA Report shall summarize all existing data and provide an evaluation of the possible risk to current and future users of the site. If you have any questions about the application portal, please contact the DTSC Brownfield Coordinator Gregory Shaffer or contact the Application Portal Inbox.

Comment 2 - EFI Response
This comment was made in connection with DTSC’s statement at the bottom of the Comment 1 that “if the constituent concentrations do not meet screening levels in accordance with DTSC guidance, the following comments are also recommended.”
As made clear by the change provided above, all constituent concentrations do in fact meet or are lower than the screening levels. As such, the recommendation provided by DTSC in Comment 2 is not required for this Project.

3. DTSC Comment 3
If buildings or other structures are to be demolished on any project sites included in the proposed project, surveys should be conducted for the presence of lead-based paints or products, mercury, asbestos

Technical Memorandum – Response to DTSC Comments
4665 Lampson Avenue, Los Alamitos, CA
June 11, 2024

containing materials, and polychlorinated biphenyl caulk. Removal, demolition, and disposal of any of the above-mentioned chemicals should be conducted in compliance with California environmental regulations and policies. In addition, sampling near current and/or former buildingsshould be conducted in accordance with DTSC’s Preliminary Endangerment Assessment (PEA) Guidance Manual.

Comment 3 - EFI Response
EFI concurs with the DTSC comment and recommends that a Pre-Demolition asbestos containing material (ACM), lead-based paint (LBP), and universal waste survey be performed as part of proposed future redevelopment activities.

4. DTSC Comment 4
All imported soil and fill materialshould be tested to ensure any contaminants of concern are within DTSC’s and U.S. Environmental Protection Agency (USEPA) Regional Screen Levels (RSLs) for the intended land use.

To minimize the possibility of introducing contaminated soil and fill material there should be documentation of the origins of the soil or fill material and, if applicable, sampling be conducted to ensure that the imported soil and fill material meets screening levels outlined in the PEA for the intended land use.

The soil sampling should include analysis based on the source of the fill and knowledge of the prior land use. Additional information can be found by visiting DTSC’s Human and Ecological Risk Office (HERO) webpage.

Comment 4 – EFI Response
EFI concurs with the DTSC comment regarding an evaluation of fill material prior to importing onto the Site.

Technical Memorandum – Response to DTSC Comments
4665 Lampson Avenue, Los Alamitos, CA
June 11, 2024

We hope that this Technical Memorandum provides the information requested. If you have any questions or comments, please don’t hesitate to contact the undersigned at (760) 473-5695.

Thank you,
EFI Global, Inc.

Prepared By:

Brian Brennan
Senior Project Manager
Reviewed By:

Christopher Rude
Senior Project Manager
Brian Martasin, PG
Principal Geologist

Phase II Environmental Site Assessment
4665 Lampson Avenue, Los Alamitos, California 90720
September 22, 2022
Page | 9
following are EFI Global’s conclusions and recommendations based on the results of the assessment activities detailed herein:
 Based on the investigation activities performed, evidence of a significant release of potential chemicals of concern to the subsurface in the area areas investigated, which included the diesel AST, elevator equipment room, and parking lot was not identified. Although low levels of TPHd, lead and select OCPs were detected in Site soils, the concentrations were well below residential screening levels, and thus, are de minimis in nature and do not warrant further investigation or mitigation.
 Although the detected concentrations of arsenic found at the Site exceed the residential screening level, no the levels are less than the DTSC upper bound background concentration of 12 mg/kg. Therefore, the on-site detections of arsenic are de minimis in nature and do not warrant further investigation or mitigation.

Based on the results of the assessment activities detailed herein, the potential chemicals of concern detected in soil in the areas assessed (e.g., diesel AST, elevator equipment room, parking lot release area, and Site wide historical agricultural use) are not indicative of a significant subsurface chemical release has occurred. The detected concentrations found during this investigation are considered to be de minimis in nature for the proposed residential redevelopment, and it is EFI Global’s opinion that no further assessment is warranted at this time with respect to the RECs identified.

317 S. Isis Avenue, Suite 207, Inglewood, California 90301 Toll Free: 888-705-6300 Phone: 310-854-6300 Fax: 310-854-0199 www.efiglobal.com Page 1 of 4 August 1, 2024
Nicole Morse
T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, California 92602
Subject: Technical Memorandum – Revised Response to Churchill Law Office Comments Proposed Residential Development Project
4665 Lampson Avenue
Los Alamitos, California 90720
EFI Global Project No.: 045.10352
Dear Ms. Morse,
As requested, EFI Global, Inc. (EFI) has prepared this Technical Memorandum to address the comments received from Churchill Law Office, in a letter dated June 9, 2024. The comment letter pertains to EFI’s Phase I Environmental Site Assessment (ESA), dated January 18, 2023, and Phase II ESA, dated August 16, 2022.

Site Location
The Site is located on the north side of Lampson Avenue, approximately 860 feet west of Lunar Drive, in the city of Los Alamitos. The Site parcel is approximately 12.36 acres in size. The Site is developed with a two-story commercial office structure, which is approximately 88,000 square feet in size, within the central portion of the parcel. This structure, constructed in 1971, was occupied by WestEd (a non-profit educational research, development, and services agency), the California Department of Fish and Wildlife, the National Comfort Institute, Inc. (a heating ventilation, and air conditioning training center), and James J. Mentas, Attorney at Law. The structure is currently vacant. The remaining portions of the property consist of an enclosed asphalt-paved parking area on the western portion, two driveways via Lampson Avenue to the south, concrete walkways, a large grass field areas to the north and east of the on-site structure and landscaped on all sides.

Comment and Response
Some of the comments received from Churchill Law Office merely restate or directly quote portions of the ESA. For example, one comments states: “The report states that EFI GLOBAL conducted only ‘visual’ observations of the site and structures.” We do not provide a response below to any of these comments that restate or quote the ESA, and instead provide responses to comments that raise a concern regarding the ESA. All of the emphasized text below, such as the bold and all cap typeface, is from the original comment letter.

Technical Memorandum – Revised Response to Churchill Comments 4665 Lampson Avenue, Los Alamitos, CA
August 1, 2024

1. Churchill Law Office Comment 1
The Consultant’s Report is deficient because the property owner/user failed to comply with Section 1.4 entitled User Responsibilities” and deliver to Consultant the following public record provided User in connection with the auction conducted by the GSA for the sale of the property User: FINAL Phase I Environmental Site Assessment Report, GSA Southwest Regional Laboratory, 4665 Lampson Avenue, Los Alamitos, California 90720, Contract No. GS-00F-168CA/Award No. GS-10F-0076K, Prepared For: United States General Services Administration Office of Real Property Utilization and Disposal (9PZ) 50 United National Plaza – 4
th Floor North San Francisco, California 94102, Prepared By: Tetra Tech, Inc. 45610 Woodland Road, Suite 400, Sterling, VA 20166, May 2016, Tetra Tech Project No: 103G3995003.001.

Comment 1 - EFI Response
The property owner/user complied with Section 1.4 and provided to EFI a digital copy of the abovereferenced report. Upon review of the document, EFI notes that no recognized environmental conditions (RECs) or recommendations for additional investigation was noted. The findings of the above-referenced report do not alter the results of EFI’s Phase I ESA, dated January 18, 2023.

2. Churchill Law Office Comment 2
EFI Global recommended a Phase II Environmental Site Assessment. The scope of the work included a geophysical survey and soil sampling of 11 borings on August 16, 2022. The Phase II Environmental Assessment soilsamples revealed measurable levels of arsenic was detected in all 4 samples and the screening Level was exceeded; as well as lead. The consultant pointed out that screening levels at Air Force Bases are significantly higher than for RESIDENTIAL USE. The concentration found in the soil was 4.65mg/kg, which is42 TIMES the level allowed forresidential use, identified by Consultant at 0.11 mg/kg.

Given the intended use of theproperty for "residential"use and outdoor recreation by residents in the soil, and the high water table underlying the property, liquefaction reported in the Hydrology and Geotechnical Reports, and the location of a ground water well belonging to the City of Seal Beach Department of Water, there is a risk to public safety and the need to assure ground water supplies and storm drains are not contaminated by run off, and air borne contaminates are not released during construction.

Comment 2 - EFI Response
For clarification, the arsenic screening levels were not compared to an Air Force Base land use scenario.

It is well documented and accepted by regulatory agencies, including the Department of Toxic Substances Control (DTSC) that background or trace concentrations of naturally occurring arsenic in soil throughout the state of California often exceeds the DTSC screening level (SL) value of 0.11 milligrams per kilogram (mg/kg). With respect to Air Force Bases, a statistical analysis was performed at 14 Air Force installations in California to evaluate background levels of naturally occurring arsenic. As described in the Phase II, as a result of this analysis, an upper bound background concentration of 12.7 mg/kg can be used as an initial screening level for arsenic concentrations.

Furthermore, in a study titled Determination of a Southern California Regional Background Arsenic Concentration in Soil (Chernoff, et al., 2008), which was prepared by DTSC staff, the authors concluded, “A Probability Plot and statistical analysis of a large data set from school sites in Los Angeles County gave an upper-bound arsenic concentration of 12 mg/kg. A Probability Plot for school sites from 5 counties in Southern California also gave an upper-bound background arsenic concentration of 12 mg/kg.” The study concluded, “This finding suggests that 12 mg/kg [may be] a useful screening number for evaluating arsenic as a chemical of potential concern.”

Technical Memorandum – Revised Response to Churchill Comments 4665 Lampson Avenue, Los Alamitos, CA
August 1, 2024

Based on the aforementioned studies, which included both Air Force Base installations and school sites in California, it has been determined that 12 mg/kg is a useful screening number for evaluating arsenic as a chemical of potential concern. All arsenic concentrations in the soil samples analyzed at the Site were detected at concentrations less that the upper-bound arsenic concentration of 12 mg/kg, and therefore, arsenic is not considered a significant environmental concern that would warrant further investigation or mitigation, or result in an unacceptable health risk due to release during construction or to future occupants.

3. Churchill Law Office Comment 3
Additional chemical analysis of the soil for other hazardous materialsthat may become wind borne during construction should be conducted, mitigation measures identified, and the results shared with the City of Seal Beach and City of Los Alamitos and any other governmental agency entitled to those results, before the EIR is approved.

Comment 3 – EFI Response
Based on the results of EFI’s Phase I ESA and subsequent Phase II ESA, no additional hazardous substances or hazardous materials were identified that would require further investigation and/or mitigation or reporting to local and state regulatory agencies. EFI notes that construction Best Management Practices (BMPs) will be employed as part of the proposed future redevelopment to minimize fugitive dust and/or runoff as a result of site improvements.

4. Churchill Law Office Comment 4
The 12acre site will be graded to provide building pads to address flooding on the site, will create dust and wind borne contaminates such as lead, arsenic and asbestos, necessitates rigid ongoing monitoring and reporting to the City of Seal Beach and City of LosAlamitos.

Consultant identified asbestos within the building to be removed that requires special precautions to prevent contamination of the site. Mitigationmeasure includes asbestos Operation and Maintenance Plan in addition to asbestos abatement PRIOR TOany renovation/ demolition that would disturb the building materials.

Lead based paint, possible radon concentrations. Mitigation measures include construction personnel be properly trained in lead related construction.

Additional Testing is required for TPHd -diesel in soil sample, evidence of flooding and storm drain run off that could carry untreated contaminants into the ocean, all must to be addressed by the Consultant in terms of mitigations measures before and during construction to protect the water supply, prevent air pollution, and protect the public'ssafety.

Comment 4 - EFI Response
EFI notes that lead and arsenic were not detected at concentrations that would pose an unacceptable health risk to future Site occupants, the surrounding community or underlying groundwater. Furthermore, and as noted above, construction BMPs will be employed as a part of the proposed future redevelopment project to mitigate fugitive dust. Therefore, ongoing monitoring and reporting would not be warranted.

Prior to any future demolition or Site improvements, the Site structures will undergo routine abatement for asbestos and lead based paint, which will be performed by a properly licensed contractor. Furthermore,

Technical Memorandum – Revised Response to Churchill Comments 4665 Lampson Avenue, Los Alamitos, CA
August 1, 2024

such activities will be performed in compliance with South Coast Air Quality Management District (SCAQMD) requirements for the removal and disposal of any suspect asbestos containing material or leadbased paint.

As noted in EFI’s Phase I ESA, dated January 18, 2023, based on research by the USEPA, the average radon concentrations for Orange County are less than 2.0 picocuries per liter (pCi/L), which is below the 4.0 pCi/L action level set by the USEPA. Furthermore, the Radon Potential Zone Map for Orange County, California, dated 2015 notes that the subject property and surrounding area are located in an area of “Low Potential for Indoor Radon Levels Above Four PicoCuries per Liter” (https://www.conservation.ca.gov/cgs/Documents/Publications/Special-Reports/SR_232-RadonMap.pdf). Therefore, radon is not an environmental concern for the proposed future development, and further investigation or mitigation is not warranted.

The project will result in the demolition of the currently existing vacant office building in order to allow for project construction, and thus radon testing associated with the existing office building would not result in any relevant results as to the project. Even after demolition of the building, as a general rule it is not industry standard to test a vacant lot for radon and receive accurate results representative of what future construction conditions may be and given that the project site is located within a low potential area for radon, no testing of radon after construction would be required.

Based on the results of our Phase II ESA, the concentrations of TPH-d detected in site soils does not warrant further investigation. Furthermore, the concentrations do not pose an unacceptable health risk to site occupants, the environment, water supply, or groundwater.

We hope that this Technical Memorandum provides the information requested. If you have any questions or comments, please don’t hesitate to contact the undersigned at (760) 473-5695.

Thank you,
EFI Global, Inc.

Prepared By:

Brian Brennan
Senior Project Manager
Reviewed By:

Brian Martasin, PG
Principal Geologist

NICK JOHNSON
PRESIDENT & CEO – JOHNSON AVIATION, INC
TOTAL YEARS EXPERIENCE: 35 YEARS – 20 YEARS WITH JA, INC Nick Johnson is a Complex Strategy Advisor leading airport land use compatibility, regulatory, facilities entitlement and financial project solutions. He has 35 years of experience in airport planning and development at and near airports and military airfields of all sizes. This experience includes project development on airports, off-airports and adjacent “through-the-fence” by applying a broad array of expertise from business and financial analysis to airspace and operational procedures improvement. He does so as a collaborator with teams of all sizes to meet client needs and expectations. Specialties include master plans, land use compatibility plans, lease negotiations, business strategy, facilities planning, ownership transfer, environmental entitlements, regulatory certification, aviation safety analysis, security planning, real estate strategy and construction planning. Nick founded Johnson Aviation in 2004 providing leadership on high profile and contentious airport master planning and environmental projects.

Nick is currently developing a Vertiport Feasibility Study at John Wayne Airport, Orange County California for fixed-base operator ACI Jet Orange County as part of its comprehensive facilities renovation project.

The FAA, through its planning, design and advisory process has acknowledged that Advanced Air Mobility (AAM) is an emerging aviation ecosystem that leverages new aircraft and array of innovative technologies to provide the opportunity for more efficient, sustainable, and equitable transportation options, including serving airport passenger access. The purpose of the study is to draw together the uncertain and developing AAM possibilities with safe, efficient, and compatible needs of constrained airport infrastructure. Building stakeholder consensus on vertiport facilities is an added objective of the study.

Nick has also worked closely with the San Diego County Regional Airport Authority (SDCRAA) on its Airport Development Program (ADP) to complete the long-term redevelopment of San Diego International Airport. He worked as part of the Authority’s team to entitle a replacement to Terminal 1, develop airfield improvements to optimize the efficiency of the busiest single-runway airport in the U.S. and optimize landside access. The project is currently under construction. He has also supported the Authority’s CFR Part 150 study update to reduce community noise impacts and improve nearby land use compatibility.

From 2011 to 2018, Nick worked closely with the City of Ontario and the Ontario International Airport Authority (OIAA) to transfer ownership and operation of Ontario International Airport (ONT). He worked with a small team to develop the strategic business plan adopted in 2013 that defines and guides the Authority’s mission. In 2015 and 2016, Nick led a large and diverse ownership transfer team to meet all regulatory, operational, financial, environmental, and legal requirements of the FAA. That team successfully transferred the ownership and operation of the Airport in 15 months. Johnson Aviation staff continued as the Airport’s planning and development program managersfor 20 months during the staffing transition negotiating long-term leases for the airport’s FBO redevelopment and for a FedEx Regional Sorting Hub relocation and expansion that is now fully operational.

Since 2017 Nick has assisted Google with the Master Planning and development of their Proposed San Jose Campus in the City of San Jose, California and within the Mineta San Jose International Airport (SJC), Airport Influence Area (AIA) in Santa Clara County California. The Google Campus has the potential to transform Downtown San Jose with many new and expanded live/work development options. By focusing on the expansion of the existing Diridon Station, the Google Campus will complete station infrastructure for the California High Speed Rail, Bay Area Rapid Transit (BART) and Valley Transit Authority (VTA) systems. The project will both improve and potentially modify SJC air service depending on the various building heights and locations on the site. The total campus development is likely to exceed 10 million square feet of office, residential and retail uses that will be developed over the coming years.

Airport Land Use, Facilities & Financial Solutions Page 2 Nick Johnson, President & CEO, Johnson Aviation, Inc.

Property redevelopment and land use compatibility on and near airports taking full advantage of the airport economic engine is one of Nick’s unique contributions to airport communities. In addition to a land use compatibility plan for the joint use Colorado Springs Airport and Peterson Space Force Base, he has also served the City of Perris, California and various developers near March Air Reserve Base in Riverside County to both preserve and expand the vitality of the Base and its civilian cargo operations. He has worked with Boeing and their development successors to redevelop manufacturing facilities at Long Beach Airport, El Segundo, Seal Beach and Mesa Arizona. Other current airport land use compatibility planning includes the City of Goleta, City of San Luis Obispo, San Diego International Airport, Marine Corps Air Station Miramar, Naval Air Station North Island, City of Pleasanton and Fairfax County Virginia.

Nick assisted the FAA on updates and revisions to its key airport planning guidance documents. The FAA’s Master Plan Advisory Circular (AC) was revised and updated to address innovations and lessons learned in the field of airport planning. The FAA’s Airport Land Use Compatibility AC was completely rewritten to address the challenges of effective land use planning near airports to ensure the safe and compatible use of nearby land while maximizing the economic development characteristics of these surrounding areas.

The FAA’s Solar Guidance document was updated to consider the most recent findings of solar panel glare analyses and the effects on safe air navigation.

Nick worked closely with Los Angeles World Airports (LAWA) to secure City Council approval of the LAX Master Plan entitlements that were ultimately approved in December 2004. He provided technical planning support to the legal defense team on the LAX Master Plan when it was sued in State and federal courts. Four legal challenges related to the California Environmental Quality Act (CEQA) Environmental Impact Report (EIR) and to the National Environmental Policy Act (NEPA) ROD were successfully settled in December 2005. Nick also facilitated a required review and approval of key settlement provisions by the Federal Aviation Administration.

Nick worked with LAWA and its consulting team in the early phase of a multi-year study of key components of the LAX Master Plan. Together, they crafted an approach in close coordination with airline and community stakeholders. This planning initiative by LAWA was intended to modernize LAX and expand regional airport capacity throughout Southern California.

Nick provided strategic guidance to a team of airport planners from HNTB Corporation on the San Diego International Airport Master Plan. This plan was developed to meet the immediate needs of the airport and airline community while the policy for the long-term future of the airport was resolved. The Green Build terminal project was the first major plan component completed in 2013.

Prior to starting Johnson Aviation, Nick was a Vice President with Landrum & Brown in the firm’s airport planning practice. He served as Landrum & Brown’s Project Manager for the Los Angeles International Airport (LAX) Master Plan. He led the way in developing a plan for LAX that balanced the needs of the regional economy while finding practical solutions for the local impact to nearby communities as part of a multi-discipline consultant team. Nick also led various land re-use and property development projects for Landrum & Brown at other major California airports.

Education
Master of Public Administration, Aviation Administration – Southern Illinois University Bachelor of Science, Aviation Management - Southern Illinois University Air Traffic Control Internship – Federal Aviation Administration Aviation Flight Program– Southern Illinois University
General Aviation Private Pilot (9/19/1986)

Preliminary Water Quality
Management Plan
(WQMP)
Project Name:
4665 Lampson Avenue
Los Alamitos, California 90720
APN: 130-012-35
PM2022-133, Parcel 1 & 2
(TTM 19263, Lot 1)
Prepared for:

MJW Investments, LLC
27702 Crown Valley Parkway
Suite D-4-197
Ladera Ranch, Ca 92694
Prepared by:

C&V Consulting, Inc.

Engineer _Dane McDougall__ Registration No._80705_
9830 Irvine Center Drive
Irvine, CA 92618
(949) 916-3800
Prepared: October 7, 2022
Revised: August 23, 2024

Preliminary Water Quality Management Plan (Preliminary WQMP) VTTM 19263
MJW Investments Owner’s Certification
Project Owner’s Certification
Permit/Application No. TBD Grading Permit No. TBD
Tract/Parcel Map No.

PM2022-133, Parcel
1 & 2 (VTTM 19263,
Lot 1)
Building Permit No. TBD
CUP, SUP, and/or APN (Specify Lot Numbers if Portions of Tract) APN: 130-012-35 This Preliminary Water Quality Management Plan (WQMP) has been prepared for MJW Investments by C&V Consulting, Inc. The WQMP is intended to comply with the requirements of the local NPDES Stormwater Program requiring the preparation of the plan.

The undersigned, while it owns the subject property, is responsible for the implementation of the provisions of this plan and will ensure that this plan is amended as appropriate to reflect up-to-date conditions on the site consistent with the current Orange County Drainage Area Management Plan (DAMP) and the intent of the non-point source NPDES Permit for Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the incorporated Cities of Orange County within the Santa Ana Region. Once the undersigned transfers its interest in the property, its successors-in-interest shall bear the aforementioned responsibility to implement and amend the WQMP. An appropriate number of approved and signed copies of this document shall be available on the subject site in perpetuity.

Owner: Matthew Waken
Title Managing Member
Company MJW Investments, LLC
Address 27702 Crown Valley Parkway Suite D-4-197 Ladera Ranch, CA 92694 Email [email protected]
Telephone # (626) 710-6377
I understand my responsibility to implement the provisions of this Preliminary WQMP including the ongoing operation and maintenance of the best management practices (BMPs) described herein.

Signature Date

Preliminary Water Quality Management Plan (Preliminary WQMP) VTTM 19263
MJW Investments Owner’s Certification
Preparer (Engineer): Dane McDougall, PE, PLS
Title Principal PE Registration # 80705
Company C&V Consulting, Inc.

Address 9830 Irvine Center Drive, Irvine, CA 92618
Email [email protected]
Telephone # (949) 916-3800
I hereby certify that this Preliminary Water Quality Management Plan is in compliance with, and meets the requirements set forth in, Order No. R8-2009-0030/NPDES No. CAS618030, of the Santa Ana Regional Water Quality Control Board.

Preparer
Signature Date
Place
Stamp
Here
8/23/24

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section I

Contents Page No.

Section I Discretionary Permit(s) and Water Quality Conditions ........................... 3 Section II Project Description .................................................................................. 5 Section III Site Description ..................................................................................... 12 Section IV Best Management Practices (BMPs) ...................................................... 17 Section V Inspection/Maintenance Responsibility for BMPs ................................. 35 Section VI BMP Exhibit (Site Plan) ......................................................................... 40 Section VII Educational Materials ............................................................................ 41 Attachments
Attachment A .......................................................................... TGD Worksheets & Figures Attachment B ........................................................................... Preliminary WQMP Exhibit Attachment C ..................................................................................................... Site BMPs Attachment D ....................................................................................... Reference Material Attachment E ............................................................... Operations and Maintenance Plan Attachment F ..................................................................................... Geotechnical Report Attachment G ........................................................ Notice of Responsibility Transfer Form

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section I

Section I Discretionary Permit(s) and
Water Quality Conditions
Project Infomation
Permit/Application No. TBD Tract/Parcel Map No.

PM2022-133, Parcel
1 & 2 (VTTM 19263,
Lot 1)
Additional Information/
Comments:
4665 Lampson Avenue Los Alamitos, California 90720
APN: 130-012-35
Water Quality Conditions
Water Quality Conditions
(list verbatim)
Conditions of Approval are not available at this time. This section will be completed as part of final engineering.

Watershed-Based Plan Conditions
Provide applicable
conditions from watershed
- based plans including
WIHMPs and TMDLS.

TMDLs are listed for the water bodies Coyote Creek Channel for Copper, Lead, and Zinc. San Gabriel TMDLs are for Indicator Bacteria.

These TMDLs have been adopted for Coyote Creek/ San Gabriel River by the Los Angeles Regional Water Quality Control Board (Region 4); however, it applies to the areas of Orange County that drain to the Coyote Creek and San Gabriel River.

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section II

Section II Project Description
II.1 Project Description
Description of Proposed Project
Development Category
(Verbatim from MWQMP):

Priority Project Category for North Orange County:

8. All significant redevelopment projects, where significant redevelopment is defined as the addition or replacement of 5,000 or more square feet of impervious surface on an already developed site. Redevelopment does not include routine maintenance activities that are conducted to maintain original line and grade, hydraulic capacity, original purpose of the facility, or emergency redevelopment activity required to protect public health and safety.

If the redevelopment results in the addition or replacement of less than 50 percent of the impervious area on-site and the existing development was not subject to WQMP requirement, the numeric sizing criteria discussed in Section 7.II-2.0 only applies to the addition or replacement area. If the addition or replacement accounts for 50 percent or more of the impervious area, the Project WQMP requirements apply to the entire development.

Project Area (ft2): 527,940* Number of Dwelling Units: 246 SIC Code: n/a Narrative Project
Description:

The proposed project consists of approximately 12.12 acres (527,940tras square feet)* located at 4665 Lampson Avenue in the City of Los Alamitos, California.

The site is bounded to the south by Lampson Avenue, to the east by a golf course, to the north by a park, and to the west by the Seal Beach Joint Forces Training base and vacant land. The site is currently occupied by the California Department of Fish and Wildlife with an associated parking lot and open space.

The proposed site consists of 2 parcels per PM2022-133; Parcel 1 is being developed as Apartments and Parcel 2 (VTTM 19263, Lot 1) as for sale Townhomes. A combined drainage/ water quality system for both Parcel 1 and 2 has been incorporated into this Preliminary WQMP and support calculations. A drainage agreement between the 2 parcels for maintenance and access will be established as part of final engineering.

Per the City of Los Alamitos General Plan dated March 2015, Existing Land Use exhibit the site is located within the General Office designation. According to the city of Los Alamitos Zoning Map the site is located within the C-F Community Facilities designation.

There are tw0 (2) existing driveways that provide access to the site from Lampson Avenue. Approximately 1/3 of the site consists of a paved parking lot. Along the

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section II

west and northern property lines there is a drive aisle and head in parking that appears to serve the park to the north. The remainder of the site consists of a large building, associated concrete sidewalks, and a large grassy/ brush filled open space. The site is bounded on the North, West, and East Property lines with a chain link fence.

The existing building coverage is approximately 44,960 square feet, the existing landscaping coverage is approximately 340,276 square feet, and the AC coverage is 153,471 square feet.

There are three (3) driveways proposed to provide access to the development from Lampson Avenue; one (1) for Parcel 1 and two (2) for Parcel 2. The proposed development will consist of 76 buildings consisting of 2- and 3-story detached single family homes, 3 story townhomes, and 3 story apartment buildings for a total of 246 dwelling units.

The Single Family Detached buildings and the townhome buildings will have side-by-side parking and the apartment buildings will have tuck under parking on the first level.

The proposed building coverage is approximately 336,374 square feet, the drive aisle and open parking coverage is approximately 155,691 square feet, and the open space (public and private) lot coverage is approximately 46,641 square feet.

The site proposes 133 open parking spaces (69 for the apartment buildings and 69 for the townhomes and single family homes), 55 driveway parking spaces, and 368 garage parking spaces (30 for the apartment buildings and 338 for the townhomes and single family homes. The open space areas will be maintained by the appointed Homeowners Association (HOA).

The project proposes onsite private drive aisles, parking areas, hardscape and landscaped areas, and is accessed by two entrances along Lampson Avenue. Drive aisles and parking areas will consist of asphalt concrete pavement and sidewalks comprised of Portland concrete cement (PCC). Decorative hardscape is proposed within the walkways, common areas and portions of the drive aisles.

Landscaping will be incorporated in open space areas including vegetation and street trees.
*Note that the project area excludes the proposed 10’ dedication for the use of parks along the northern property line which consists of approximately 10,761 square feet.

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section II

Project Area
Pervious Impervious
Area
(acres or sq ft)
Percentage
Area
(acres or sq ft)
Percentage
Pre-Project Conditions 7.18 ac 58% 5.19 AC 42%
Post-Project Conditions* 1.21 ac 10% 10.91 90%
Drainage
Patterns/Connections
The existing site is generally flat and sheet flows to the south west towards Lampson Avenue. According to existing topography, the site elevations range from approximately 21.5 feet to 26.5 feet.

Per the existing topography, the site elevations range from approximately 21 feet to 26 feet. The existing site generally flows in a north to south direction into an existing westerly flowing concrete channel along the site’s southerly property line. The westerly flowing channel outlets to an existing 18” diameter corrugated metal pipe (CMP) with headwall that flows under the offsite driveway to Arbor Park and discharges into an offsite earthen channel on the west side of the park driveway. Stormwater runoff flows within this earthen channel converge with runoff flows from portions of Arbor Park and JFTB and are then collected by an existing 24” CMP that flows westerly through the Joint Forces Training Base (JFTB), then discharge into a westerly flowing earthen channel within the JFTB, and then drain to the Old Ranch Country Club to the south. Stormwater runoff is ultimately conveyed downstream into the San Gabriel River.

Per C&V Consulting conducted field observations and existing topography, the existing concrete channel along the site’s southerly property line currently ponds back to the existing driveway and overflows onto Lampson Avenue near the southwest corner of the site at the lowest elevation. Based on the existing topography of the site, in the event the outlet pipe were to become clogged, the existing overflows from the property would flow onto Lampson Avenue at the low point at the southwest corner of the site. Lampson Avenue street design is a flow-by condition along the project frontage, therefore any ponding or curb topping as discussed with City staff will likely occur downstream and designed sump condition near Old Ranch Country Club.

Runoff appears to run along Lampson Avenue until it reaches an existing Orange County Flood Control Facility east of Seal Beach Boulevard. After entering this facility runoff is conveyed downstream into the San Gabriel River and eventually into the Pacific Ocean.

The proposed residential development will be divided into seven (7) Drainage Management Areas (DMA) which will be graded to match the existing drainage condition. The storm water runoff will be collected and conveyed by a series of

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section II

area drains and street flow, towards curb inlet bio-filtration vaults. The biofiltration vaults will be equipped with an internal bypass that will allow runoff to bypass treatment when the treatment capacity is exceeded. Once through the biofiltration vault, runoff will be conveyed into an underground detention system that will detain the runoff. From the detention system, a stormwater sump pump located within the westerly drive aisle will discharge/ overflow to the existing 18” CMP at the southwest corner to the existing JFTB earthen channel. The detention system and pump will be sized so that the outlet flows from the developed site will be equal to, or less than, existing flows. In the event the stormwater pump fails or the outlet pipe becomes clogged, the emergency overflow for the site will flow onto Lampson Avenue matching historical overflow drainage patterns.

The downstream junction structure will be equipped with a Connector Pipe Screen (CPS) device for full trash capture of the 1-yr, 1-hr peak flow rate sized for the entire site to ensure trash collection prior to overflow. Refer to Attachment A for calculations and Attachment C for manufacturer’s specifications.

Alternative Drainage System Outlets to Lampson Avenue:

There is no current cross lot drainage agreement between the JFTB and the subject property allowing for the proposed development’s flows to outlet onto the JFTB. The JFTB controls all improvements on their property. If, for whatever reason, proposed flows from the project are not allowed to outlet to the JFTB, then an alternate design is proposed to outlet surface flows onto Lampson Avenue gutter via a parkway drain.

Due to existing flooding concerns on Lampson Avenue, the onsite detention and pump system will be designed to allow for low flows to enter Lampson Avenue up until the time that the flows begin to exceed the allowable Q25 on Lampson.

Once the peak storm event flows have subsided and flows are no longer above the allowed Q25, it will resume pumping to Lampson Avenue.

Refer to Attachment B of this report for the Preliminary WQMP Exhibit.

Refer to Attachment D of this report for a copy of the OCFCD Drainage Facilities Maps.

Refer to separately prepared Hydrology Report for additional drainage information.
**Post-Project perviousness was assumed to be 10% to produce a conservative value for preliminary design. During final engineering, actual pervious coverage will be calculated as landscape plans become available. A thorough review will take place in the final design stages once an impervious percentage is determined and the BMP size may be affected due to the change.

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section II

II.2 Potential Stormwater Pollutants
Pollutants of Concern
Pollutant
Circle One:

E=Expected to
be of concern
N=Not Expected
to be of concern
Additional Information and Comments
Suspended-Solid/ Sediment E X N Tributary by proposed landscaped areas.

Nutrients E X N Tributary by proposed landscaped areas.

Heavy Metals E N X Per TGD, Table 2.1 this pollutant is not expected for attached residential developments.

Pathogens (Bacteria/Virus) E X N Tributary by proposed residence and pets.

Pesticides E X N Tributary by proposed landscaped areas.

Oil and Grease E X N Tributary by uncovered parking areas.

Toxic Organic Compounds E N X Per TGD, Table 2.1 this pollutant is nto expected for attached residential developments.

Trash and Debris E X N Tributary by proposed residence.

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section II

II.3 Hydrologic Conditions of Concern
No – Map shown in Attachment A
Yes – Describe applicable hydrologic conditions of concern below. Refer to Section 2.2.3 in the TGD.

Refer to Attachment A of this report for a copy of the Susceptibility Analysis of San Gabriel-Coyote Creek, HCOC Map. The proposed drainage path of travel has been indicated by arrows on the map. Downstream waters are not considered susceptible to hydromodification.

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section II

II.4 Post Development Drainage Characteristics
The proposed residential development will be divided into seven (7) Drainage Management Areas (DMA) which will be graded to match the existing drainage condition. The storm water runoff will be collected and conveyed by a series of area drains and street flow, towards curb inlet bio-filtration vaults. These devices will be sized to treat the required stormwater runoff and have been designed conservatively. The bio-filtration chambers will contain an internal bypass to allow the conveyance of larger storm events. Once through the biofiltration vault, runoff will be conveyed into an underground detention system that will detain the runoff.

From the detention system, a stormwater sump pump located in the southwest corner of the site will outlet flows into the existing 18” storm drain pipe at the southwest corner of the site to outlet to the JFTB. The detention system and pump will be sized so that the outlet flows from the developed site will be equal to, or less than, existing flows. In the event the stormwater pump fails or the outlet pipe becomes clogged, the emergency overflow for the site will flow onto Lampson Avenue matching historical drainage patterns.

Alternative Drainage System Outlets to Lampson Avenue:

There is no current cross lot drainage agreement between the JFTB and the subject property allowing for the proposed development’s flows to outlet onto the JFTB. The JFTB controls all improvements on their property.

If, for whatever reason, proposed flows from the project are not allowed to outlet to the JFTB, then an alternate design is proposed to outlet surface flows onto Lampson Avenue gutter via a parkway culvert.

Due to existing flooding concerns on Lampson Avenue, the onsite detention and pump system will be designed to allow for low flows to enter Lampson Avenue up until the time that the flows begin to exceed the allowable Q25 on Lampson. Once the peak storm event flows have subsided and flows are no longer above the allowed Q25, it will resume pumping to Lampson Avenue.

II.5 Property Ownership/Management
The proposed project will be maintained by an appointed Homeowners Association (HOA) selected by the Developer, MJW Investments, LLC. The HOA will be responsible for maintaining and providing regular inspections on the post-construction BMPs.

MJW Investments, LLC
27702 Crown Valley Parkway
Suite D-4-197
Ladera Ranch, Ca 92694

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section III

Section III Site Description
III.1 Physical Setting
Planning Area/
Community Name n/a
Location/Address
4665 Lampson Avenue
Los Alamitos, CA 90631
Land Use
Existing Land Use: General Office
Proposed Land Use: Residential Multi-Family
Zoning C-F Community Facilities
Acreage 12.12 ac
Predominant Soil Type Soil Type A

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section III

III.2 Site Characteristics
Precipitation Zone The site falls under the 0.8” per the TGD, Figure XVI-1, Rainfall Zones Map.

Refer to Attachment A of this report for a copy of the map.

Topography
The site is generally flat and sheet flows to the south west towards Lampson Avenue. According to existing topography, the site elevations range from approximately 21.5 feet to 26.5 feet.

Drainage
Patterns/Connections
According to existing topography runoff generally surface flows south and west onsite. There is an existing headwall near the eastern most existing driveway. It appears runoff from the adjacent onsite grass area is conveyed towards the headwall that connects to an open drainage channel that slopes to the west along the southern property line. The drainage channel terminates into an existing headwall at the southwest corner of the site.

Existing onsite gutters convey runoff into the existing drainage channel.

There are two existing trench drains in the two eastern driveways that appear to connect to the existing drainage channel as well.

Runoff appears to run along Lampson Avenue until it reaches an existing Orange County Flood Control Facility east of Seal Beach Blvd. After entering this facility runoff is conveyed downstream into the San Gabriel River and eventually into the Pacific Ocean.

The proposed drainage design will follow the existing drainage pattern with surface flows to onsite drainage facilities that will ultimately outlet into the existing headwall on the southwest corner of the site.

Soil Type, Geology, and
Infiltration Properties
Per the Preliminary Geotechnical Evaluation and Design Recommendations Report prepared by LGC Geotechnical, Inc. Dated December 21, 2021, the site’s geotechnical properties are described as the following:
“Based on the results of our subsurface investigation, the site is underlain by a thin veneer of topsoil and older artificial fill over young alluvial deposits of Holocene age, per regional geologic mapping (USGS, 2016).

The young alluvial sediments encountered during our subsurface exploration generally consist of interbedded layer of gray and brown, silty clay, clay silty sand, and clayey sand. The materials were observed to be very moist to wet with depth, soft to very stiff and medium dense to dense.” “In general, our borings indicate the site is underlain by young alluvial fan deposits to the maximum explored depth of approximately 46.5 feet below existing grade. The material consists of clay, clayey sand, silty clay, and silty sand. The material was observed to be very moist to wet with depth and soft to stiff and medium dense to dense.”
Refer to Attachment F of this report for a copy of the Geotechnical Report.

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Hydrogeologic
(Groundwater) Conditions
Per the Preliminary Geotechnical Evaluation and Design Recommendations Report prepared by LGC Geotechnical, Inc. Dated December 21, 2021, the site’s groundwater conditions are described as the following:
“Groundwater was encountered in three of our borings (HS-1 through HS-3) at depths of approximately 11 to 13 feet below existing grade. Additionally, historic high groundwater is estimated to be about 10 feet below existing grade. The location and approximate depth of groundwater is summarized in Table 1 below.

Boring
Number
Total Drilled Depth
of Boring (ft)
Groundwater Depth
Below Existing Grade (ft)
HS-1 21.5 13
HS-2 46.5 11.5
HS-3 21.5 11
Seasonal fluctuations of groundwater elevations should be expected over time.

In general, groundwater levels fluctuate with the seasons and local zones of perched groundwater may be present due to local seepage caused by irrigation and/ or recent precipitation. Local perched groundwater conditions or surface seepage may develop once site development is completed.” Refer to Attachment F of this report for a copy of the Geotechnical Report.

Geotechnical Conditions
(relevant to infiltration)
Per the Preliminary Geotechnical Evaluation and Design Recommendations Report prepared by LGC Geotechnical, Inc. Dated December 21, 2021, the site’s geotechnical infiltration properties are described as the following:
“Two field percolation tests were performed in locations and depths per the direction of the project civil engineer, the location is depicted on Figure 2 – Boring Location Map. Test well installation consisted of placing a 3-inch diameter perforated PVC pipe in the excavated 8-inch diameter borehole and backfilling the annulus with crushed rock including the placement of approximately 2 inches of crushed rock at the bottom of the borehole. The infiltration test wells were presoaked the day of installation and testing took place within 24 hours of presoaking. During the pre-test, the water level was observed to drop less than 6 inches in 25 minutes for two consecutive readings. Therefore, the test procedure for fine-grained soils or “slow test” was followed. Test well installation and the estimation of infiltration rates were accomplished in general accordance with the guidelines set forth by the County of Orange (2013). In general, three-dimensional flow out of the test well (percolation), as observed in the field, is mathematically reduced to onedimensional flow out of the bottom of the test well (infiltration). Infiltration tests are performed using relatively clean water, free of particulates, silt, etc.

The results of our recent field infiltration testing are presented in Appendix D and summarized below.

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TABLE 2
Summary of Field Infiltration Testing
Infiltration Test
Identification
Approx.

Depth Below
Existing
Grade (ft)
Observed
Infiltration
Rate* (in./hr.)
I-1 5 0.03
I-2 5 0.04
*Observed Infiltration Rates Do Not Include Factor of Safety.

The tested infiltration rates provided in this report are considered a general representation of the infiltration rates at the location of the proposed infiltration boring. Please note, the testing of infiltration rates is highly dependent upon the materials encountered at the point of testing (i.e., location and depth of testing). Varying subsurface conditions may exist outside of the test location which could alter the calculated infiltration rate.” “Geotechnical stability and integrity of the project site is reliant upon appropriate handling of surface water. Due to the extremely low measured infiltration rate, low permeability fine-grained soils at depth, shallow groundwater and site liquefaction potential, we strongly recommend against the intentional infiltration of storm water into subsurface soils.” Refer to Attachment F of this report for a copy of the Geotechnical Report.

Per GeoTracker, there are no Leaking Underground Storage Tank (LUST) Cleanup Sites within 1,000 feet of the project site. There is a public water well operated by the City of Seal Beach approximately 1,800 feet west of the site. The well is listed as an active, raw groundwater well operated by the city of Seal Beach. Refer to Attachment F for the GeoTracker printout of the site.

Off-Site Drainage The site does not experience any off-site run-on Utility and Infrastructure
Information
Utilities are proposed to be underground. No special setbacks are needed or proposed.

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III.3 Watershed Description
Receiving Waters
The project site is located within the San Gabriel-Coyote Creek Watershed.

The site discharges into the Federal Storm Channel, converges with the San Gabriel River and outlets to the Pacific Ocean.
303(d) Listed Impairments
San Gabriel River Estuary is listed for Copper, Dioxin, Indicator Bacteria, Nickel and Oxygen, Dissolved.

San Pedro Bay Near/Off Shore Zones is listed for Chlordane, PCBs, Total DDT, Toxicity.

Applicable TMDLs
TMDLs are listed for the water bodies Coyote Creek Channel for Copper, Lead, and Zinc. San Gabriel TMDLs are for Indicator Bacteria.

These TMDLs have been adopted for Coyote Creek/ San Gabriel River by the Los Angeles Regional Water Quality Control Board (Region 4); however, it applies to the areas of Orange County that drain to the Coyote Creek and San Gabriel River.

Pollutants of Concern for
the Project
Suspended solid/ sediments, Nutrients, Pathogens (Bacteria/ Virus), Pesticides, Oil & Grease and Trash & Debris
Environmentally Sensitive
and Special Biological
Significant Areas
n/a

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Section IV Best Management Practices (BMPs)
IV. 1 Project Performance Criteria
(NOC Permit Area only) Is there an approved WIHMP or equivalent for the project area that includes more stringent LID feasibility criteria or if there are opportunities identified for implementing LID on regional or sub-regional basis?
YES NO
If yes, describe WIHMP
feasibility criteria or
regional/sub-regional LID
opportunities.
n/a

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Project Performance Criteria (continued)
If HCOC exists, list applicable
hydromodification control
performance criteria (Section 7.II2.4.2.2 in MWQMP)
Per 7.II-2.4.2.2 of the Model WQMP, HCOC exists for when the postconstruction time of concentration and volume of storm water increases beyond 5% of a 2-year storm event thus potentially increasing the downstream erosion and adversely impacts on physical structure, aquatic, and riparian habitat.

List applicable LID performance
criteria (Section 7.II-2.4.3 from
MWQMP)
Per 7.II-2.4.3 of the Model WQMP, the available LID Treatment BMPs to be utilized in reducing the post-development impacts include infiltration, harvest and use, evapotranspiration, or biotreat/biofilter, the 85th percentile of a 24-hour storm event (Design Capture Volume).

List applicable treatment control
BMP performance criteria
(Section 7.II-3.2.2 from MWQMP)
Per 7.II-3.2.2 of the Model WQMP, if the LID performance criteria is not feasibly met by retention and/or biotreatment, then sizing of onsite treatment control BMPs are required. Sizing of these treatment control BMPs will include, if applicable any Water Quality credits as calculated per the Technical Guidance Document. The project proposes to satisfy LID performance criteria, therefore treatment control performance criteria is also fully satisfied.

Calculate LID design storm
capture volume for Project.

The proposed project residential site will generate a total DCV of 29,213 cf. The DCV for each DMA was calculated as follows:

DMA 1: Vdesign = 0.83*0.8*2.160 acres*43,560 (sf/acre)*(1 foot/12 inches) = 5,206 cf
DMA 2: Vdesign = 0.83*0.8*2.093 acres*43,560 (sf/acre)*(1 foot/12 inches) = 5,045 cf
DMA 3: Vdesign = 0.83*0.8*2.809 acres*43,560 (sf/acre)*(1 foot/12 inches) = 6,771 cf
DMA 4: Vdesign = 0.83*0.8*1.806 acres*43,560 (sf/acre)*(1 foot/12 inches) = 4,352 cf
DMA 5: Vdesign = 0.83*0.8*0.507 acres*43,560 (sf/acre)*(1 foot/12 inches) = 1,223 cf
DMA 6: Vdesign = 0.83*0.8*0.504 acres*43,560 (sf/acre)*(1 foot/12 inches) = 1,214 cf
DMA 7: Vdesign = 0.83*0.8*2.241 acres*43,560 (sf/acre)*(1 foot/12 inches) = 5,401 cf

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As flow-based Bio-filtration BMPs are proposed for project site. The design flowrates corresponding to surface flows from streets and drive aisles within each DMA were calculated as follows:

DMA 1: Qdesign = 0.83*0.26 (in/hr)*2.160 acres = 0.466 cfs DMA 2: Qdesign = 0.83*0.26 (in/hr)*2.093 acres = 0.452 cfs DMA 3: Qdesign = 0.83*0.26 (in/hr)*2.809 acres = 0.606 cfs DMA 4: Qdesign = 0.83*0.26 (in/hr)*1.806 acres = 0.390 cfs DMA 5: Qdesign = 0.83*0.26 (in/hr)*0.507 acres = 0.110 cfs DMA 6: Qdesign = 0.83*0.26 (in/hr)*0.504 acres = 0.109 cfs DMA 7: Qdesign = 0.83*0.26 (in/hr)*2.241 acres = 0.484 cfs * Refer to Worksheet B & Din Attachment A of this report.

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IV.2. SITE DESIGN AND DRAINAGE PLAN
The site is divided into seven (7) Drainage Management Areas (DMA) as indicated on the Preliminary WQMP Exhibit. Each drainage area will have an area drain system to convey runoff from landscape and roof drainage along with curb inlet Modular Wetlands Systems to intercept surface runoff form surrounding walkways and drive aisles. The area drain system design for the project will be determined during final engineering and will connect directly to the proposed water quality treatment devices.

Stormwater runoff will be collected and conveyed through curb inlet Modular Wetlands Systems for water quality treatment of the Design Capture Volume (DCV). The overall project treatment flow rate for the site is

2.615 cfs, per Worksheet D in Attachment A of this report. Refer to the DMA Table below for area designation.

The Modular Wetland System (MWS) Biofiltration vaults are designed to provide a 3-phase treatment train.

Initially, when the stormwater enters the system, a trash rack, filter media and settling chamber will capture large trash/ debris and sediment in the stormwater before entering the planting media. This system is designed to treat stormwater flow horizontally. Before the stormwater enters the planting or “wetland” chamber, the runoff flows through the 2nd phase, a pre-filter cartridge which captures fines TSS, metals, nutrients and bacteria. The pre-filter chamber eliminates additional maintenance of the planting area. The wetland chamber is the 3rd phase of the system which provides final treatment through a combination of physical, chemical and biological processes. Refer to Section IV.3.4 of this report for sizing information of the Biofiltration Vaults.

In the 7 DMAs, street runoff and landscape area runoff will be conveyed into the Modular Wetlands System where it will be treated for Water Quality. In the event that the design capture flowrate is exceeded, runoff will flow through the internal bypass and be conveyed into the underground detention system. The underground detention system meters flows offsite through an existing 18” storm drain pipe.

Treated runoff will discharge to the existing 18” CMP/ JFTB earthen channel matching historic drainage patterns, ultimately converging with the San Gabriel River which eventually outlets into the Pacific Ocean.

Drainage from upstream offsite areas that run onto the site will be collected and conveyed in separate underground storm drain pipes that will direct flows to overflow parkway drains to discharge into the existing 18” CMP. Offsite and onsite runoff flows will not co-mingle prior to onsite treatment runoff.

Drainage Management Areas (DMA) Table:

Refer to the Preliminary WQMP Exhibit within this report for referenced area designations.

Drainage
Area No.
(DMA)
Area (ac) DCV (cf) Design Flow
Rate (cfs) Proposed BMPs
1 2.15978 5,206 0.466 BIO-7 Biofiltration System
2 2.09320 5,045 0.452 BIO-7 Biofiltration System
3 2.80935 6,771 0.606 BIO-7 Biofiltration System
4 1.80556 4,352 0.390 BIO-7 Biofiltration System
5 0.50746 1,223 0.110 BIO-7 Biofiltration System

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6 0.50365 1,214 0.109 BIO-7 Biofiltration System
7 2.24081 5,401 0.484 BIO-7 Biofiltration System
∑ 12.12 29,213 2.615
* Refer to Worksheets B and D in Attachment A of this report.

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IV.3 LID BMP SELECTION AND PROJECT CONFORMANCE ANALYSIS IV.3.1 Hydrologic Source Controls
Name Included?
Localized on-lot infiltration
Impervious area dispersion (e.g. roof top
disconnection)
Street trees (canopy interception)
Residential rain barrels (not actively managed)
Green roofs/Brown roofs
Blue roofs
Impervious area reduction (e.g. permeable
pavers, site design)
Other:

Other:

Other:

Other:

Other:

Other:

Other:

Other:
*HSC BMPs are not required since the site is HCOC exempt

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IV.3.2 Infiltration BMPs
Name Included?
Bioretention without underdrains
Rain gardens
Porous landscaping
Infiltration planters
Retention swales
Infiltration trenches
Infiltration basins
Drywells
Subsurface infiltration galleries
French drains
Permeable asphalt
Permeable concrete
Permeable concrete pavers
Other:

Other:

Per TGD Figure XVI-2A the site falls under Soil Type “A”.

Due to the high groundwater levels and very low infiltration rates, infiltration is not feasible for this site.

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IV.3.3 Evapotranspiration, Rainwater Harvesting BMPs
Name Included?
All HSCs; See Section IV.3.1
Surface-based infiltration BMPs
Biotreatment BMPs
Above-ground cisterns and basins
Underground detention
Other:

Other:

Other:

The entire DCV is being treated by Biotreatment BMPs. Harvested Water Demand and Feasibility assessment was performed per Worksheet J, which indicated that Evapotranspiration or Rainwater Harvesting BMPs are infeasible.

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IV.3.4 Biotreatment BMPs
Name Included?
Bioretention with underdrains
Stormwater planter boxes with underdrains
Rain gardens with underdrains
Constructed wetlands
Vegetated swales
Vegetated filter strips
Proprietary vegetated biotreatment systems
Wet extended detention basin
Dry extended detention basins
Other:

Other:

Modular Wetland System (MWS) Biofiltration vaults will be utilized to treat runoff prior to discharging offsite. The MWS Biofiltration vaults utilize a 3-phase treatment train by collecting the stormwater runoff in a Pre-Treatment Chamber, Planting or “Wetland” Chamber and Discharge Chamber. Treated runoff outlets to existing Caltrans catch basins.

The MWS Biofiltration vaults were sized separately per DMA using the treatment flow rate method per the Orange County Technical Guidance Document worksheets. Note that the tributary treatment area used for MWS sizing calculations refers to the entire DMA. Landscape areas will have area drains to convey runoff through the MWS systems.

Refer to Worksheet D in Attachment A for calculations.

DMA
Acreage
Tributary to
Proposed Catch
Basins (ac)
Design Flow
Rate (cfs) MWS Model
Treatment
Capacity, Q
(cfs)
1 2.15978 0.466 MWS-L-8-20-V 0.620
2 2.09320 0.452 MWS-L-8-16-C 0.462
3 2.80935 0.606 MWS-L-8-20-C 0.620
4 1.80556 0.390 MWS-L-8-16-C 0.462
5 0.50746 0.110 MWS-L-4-8-C 0.115
6 0.50365 0.109 MWS-L-4-8-C 0.115

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7 2.24081 0.484 MWS-L-8-16-C 0.489
Total 12.12 2.615 2.725
* Project-specific details will be provided during final engineering. Refer to Attachment C for additional manufacturer information.

Conclusion:

The utilization of a MWS Biofiltration vaults will provide more than the required pre-treatment flow rate for their tributary drainage areas.

Easting Northing
MWS #1 6014531.4995' 2232655.3917'
MWS #2 6014932.0452' 2232907.6932'
MWS #3 6014965.4528' 2232807.1811'
MWS #4 6014903.1336' 2232808.1092'
MWS #5 6014677.7325' 2232684.9774'
MWS #6 6014814.9612' 2232681.4795'
MWS #7 6014894.1135' 2232648.0694'

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IV.3.5 Hydromodification Control BMPs
Hydromodification Control BMPs
BMP Name BMP Description
n/a n/a
IV.3.6 Regional/Sub-Regional LID BMPs
Regional/Sub-Regional LID BMPs
n/a
IV.3.7 Treatment Control BMPs
Treatment Control BMPs
BMP Name BMP Description
Connector Pipe Screen (CPS) Device
Install CPS device at downstream junction prior to overflow to ensure full trash capture of entire site based on the 1-yr, 1-hr peak flow rate. Refer Attachment A for calculations and Attachment C for manufacturer’s specifications.

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IV.3.8 Non-structural Source Control BMPs
Non-Structural Source Control BMPs
Identifier Name
Check One
If not applicable, state brief
reason Included Not
Applicable
N1 Education for Property Owners,
Tenants and Occupants
N2 Activity Restrictions
N3 Common Area Landscape
Management
N4 BMP Maintenance
N5 Title 22 CCR Compliance (How
development will comply)
N6 Local Industrial Permit Compliance Proposed residential project.

N7 Spill Contingency Plan Proposed residential project.

N8 Underground Storage Tank
Compliance
No proposed underground
storage tanks.

N9 Hazardous Materials Disclosure
Compliance
Proposed residential project.

N10 Uniform Fire Code Implementation
N11 Common Area Litter Control
N12 Employee Training
N13 Housekeeping of Loading Docks Proposed residential project.

N14 Common Area Catch Basin Inspection
N15 Street Sweeping Private Streets and
Parking Lots

N16 Retail Gasoline Outlets Proposed residential project.

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N1: Education for Property Owners, Tenants & Occupants
Project conditions of approval will require that the Homeowner’s Association (HOA) periodically provide environmental awarness education materials, made available bt the municipalities, to all of its members. Among other things, these materials will be descrive the use of chemcials (including household type) that should be limited to the property, with no discharge of wastes via hosing or other direct discharge to gutters, catch basins and storm drains. Educational materials available from the County of Orange can be downloaded here:
http://www.ocwatersheds.com/PublicEd/resources/default.aspx N2: Activity Restrictions
Conditions, covenants and restrictions (CC&Rs) must be prepared by the developer for the appointed HOA for the purpose of surface water quality protection. The CC&Rs shall incorporate the restrictions based on the Project WQMP.

N3: Common Area Landscape Management
All common landscaping and/ or open space areas shall have on-going landscape maintenance by an appointed professional landscaping maintenance company as selected by the HOA.

Maintenance shall incorporate all current County Water Conservation Resolution usage and follow the Management Guidelines for Use of Fertilizers per the DAMP Section 5.5. Refer to Section 5 of this report for additional landscape maintenance requirements.

N4: BMP Maintenance
Refer to Section 5 and Attachment C of this report for additional non-structural BMP maintenance requirements, responsibility and frequency.

N5: Title 22 CCR Compliance
HOA is responsible for compliance with Title 22 of the California Code of Regulations (CCR) and relevant sections of the California Health & Safety Code regarding hazardous waste management is enforced by the County Environmental Heath and behalf of the State. Inforamtion regarding hazardous waste management must be provided to all employees, homeowners, tenants and occupants.

N10: Uniform Fire Code Implementation
HOA is responsible for compliance with Article 80 of the Uniform Fire Code enforced by the local fire protection agency.

N11: Common Area Litter Control
HOA to implement trash management and litter control procedures in the common areas aimed at reducing pollution of drainage water. HOA to contract with landscape maintenance company to provide this service during regularly scheduled maintenance, which will consist of litter patrol,

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emptying of trash receptacles in common areas, and noting trash disposals violations by homeowners, tenants or occupants and reporting the violations to the HOA for investigation.

N12: Employee Training
HOA to provide Educational Materials and Property Management manuals to all employees upon initial hiring. Any updated information shall be provided to employees within a timely manner along with information on implementation.

N14: Common Area Catch Basin Inspections
HOA to inspect, clean and repair common area catch basins within the development to verify that the private drainage system is working properly. All trash/ debris and sediment build up is removed and any repairs/ replacements are conducted. Cleaning should take place in late summer/ early fall prior to the start of the raining season. Drainage facilities include catch basins (storm drain inlets), detention basins, retention basins, sediment basins, open drainage channels, area drains, and lift stations. Records shall be kept onsite to document the annual maintenance.

N15: Street Sweeping of Private Streets & Parking Lots
HOA to schedule at a minimum street sweeping of private streets and parking areas prior to the start of the rainy seasons, in late summer or early fall. Additional sweeping may be required to remove landscaping foliage and/ or pollution.

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IV.3.9 Structural Source Control BMPs
Structural Source Control BMPs
Identifier Name
Check One
If not applicable, state brief
reason Included Not
Applicable
S1 Provide storm drain system stenciling
and signage
S2
Design and construct outdoor material
storage areas to reduce pollution
introduction
No proposed outdoor storage
areas.

S3
Design and construct trash and waste
storage areas to reduce pollution
introduction

S4
Use efficient irrigation systems &
landscape design, water conservation,
smart controllers, and source control

S5 Protect slopes and channels and
provide energy dissipation
No proposed slopes/channels to
be protected.

Incorporate requirements applicable to
individual priority project categories
(from SDRWQCB NPDES Permit)
n/a
S6 Dock areas Proposed residential project.

S7 Maintenance bays Proposed residential project.

S8 Vehicle wash areas No proposed vehicle wash areas.

S9 Outdoor processing areas Proposed residential project.

S10 Equipment wash areas Proposed residential project.

S11 Fueling areas Proposed residential project.

S12 Hillside landscaping
Project not located within hillside
area.

S13 Wash water control for food
preparation areas Proposed residential project.

S14 Community car wash racks
No proposed community car
washing areas.

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S1 (SD-13): Provide Storm Drain System Stenciling
Phrase “No Dumping – Drains to Ocean” or equally effective phrase to be stenciled on catch basins to alert the public of the destination of pollutants discharged into storm water. This stenciling will be inspected and re-stenciled on a periodic basis by HOA.

Refer to CASQA BMP Fact Sheet SD-13 for additional information.

S4 (SD-12): Use Efficient Irrigation Systems & Landscape Design HOA shall implement the timing and application methods of irrigation water to minimize the runoff of excess irrigation water into the storm drain systems. HOA to implement the following methods to reduce excessive irrigation water runoff, where applicable:
• Employ rain shutoff devices to prevent irrigation after precipitation • Utilizing landscape specific irrigation water requirements • Utilize flow reducers or shutoff valves triggered by pressure drop to control water loss due to broken sprinkler heads
• Implement landscaping practices per the County Water Conservation Resolution or City agency equivalent
• Group plants or landscaping with similar water consumption in order to promote surface infiltration
Refer to CASQA BMP Fact Sheet SD-12 for additional information.

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IV.4 ALTERNATIVE COMPLIANCE PLAN (IF APPLICABLE)
IV.4.1 Water Quality Credits
Description of Proposed Project
Project Types that Qualify for Water Quality Credits (Select all that apply):

Redevelopment
projects that reduce the
overall impervious
footprint of the project
site.

Brownfield redevelopment, meaning
redevelopment, expansion, or reuse of real
property which may be complicated by the
presence or potential presence of hazardous
substances, pollutants or contaminants, and
which have the potential to contribute to
adverse ground or surface WQ if not
redeveloped.

Higher density development projects which
include two distinct categories (credits can only
be taken for one category): those with more than
seven units per acre of development (lower credit
allowance); vertical density developments, for
example, those with a Floor to Area Ratio (FAR)
of 2 or those having more than 18 units per acre
(greater credit allowance).

Mixed use development, such as a
combination of residential, commercial,
industrial, office, institutional, or other land
uses which incorporate design principles
that can demonstrate environmental benefits
that would not be realized through single
use projects (e.g. reduced vehicle trip traffic
with the potential to reduce sources of water
or air pollution).

Transit-oriented developments, such as a mixed
use residential or commercial area designed to
maximize access to public transportation; similar to
above criterion, but where the development center is
within one half mile of a mass transit center (e.g. bus, rail, light rail, or commuter train station). Such
projects would not be able to take credit for both
categories, but may have greater credit assigned
Redevelopment
projects in an established
historic district, historic
preservation area, or
similar significant city
area including core City
Center areas (to be
defined through
mapping).

Developments with
dedication of undeveloped
portions to parks,
preservation areas and
other pervious uses.

Developments
in a city center
area.

Developments
in historic
districts or
historic
preservation
areas.

Live-work developments, a
variety of developments designed
to support residential and
vocational needs together –
similar to criteria to mixed use
development; would not be able
to take credit for both categories.

In-fill projects, the
conversion of empty lots
and other underused
spaces into more
beneficially used spaces,
such as residential or
commercial areas.

Calculation of
Water Quality
Credits
(if applicable)
The entire DCV is being treated by LID BMPs. Water quality credits will not be used.

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IV.4.2 Alternative Compliance Plan Information
n/a

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Section V Inspection/Maintenance
Responsibility for BMPs
Currently the owner of the property is the California Department of Fish and Wildlife. Upon completion of entitlement, during the process of final engineering, ownership will be transferred to MJW Investments, LLC. Ultimately, the property owner will be responsible for establishing a Homeowner’s Association (HOA) for long term BMP operation and maintenance. The owner is aware of the maintenance responsibilities of the proposed BMPs.

A funding mechanism is in place to establish an HOA to maintain the BMPs at the frequency stated in the WQMP. Contact information will be updated as part of final engineering.

If ownership is transferred at a later date other than who is listed within the Final report, completion of a Notice of Transfer of Responsibility form is required. A blank form is provided in Attachment G of this report.

For preliminary purposes, MJW Investments will be responsible for the BMP maintenance until the project is sold and/ or transferred to a new Owner, HOA.

MJW Investments, LLC
27702 Crown Valley Parkway
Suite D-4-197
Ladera Ranch, Ca 92694
The following BMP Inspection/ Maintenance table will be completed as part of the final engineering. This table will include BMP description, responsible party(ies), required inspection/ maintenance routine and frequency.

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BMP Inspection/Maintenance
BMP
Reponsible
Party(s)
Inspection/
Maintenance
Activities
Required
Minimum
Frequency of
Activities
Education for
Property Owners,
Tenants, Occupants
& Employees
Homeowner’s
Association (HOA)
HOA to provide
education material, a
copy of the approved
WQMP and Operation
& Maintenance Plan
(O&M) to new
property owners,
tenants, occupants &
employees.

As needed.

Activity
Restrictions
HOA
HOA notified of
activities that are
prohibited by
homeowners.

Restrictions identified
in Employee Manual
and reviewed yearly
by employees.

Common Area
Landscape
Management
HOA
HOA to hire
professional
landscape company to
conduct maintenance
of landscaping to meet
current water
efficiency and keep
plants healthy and bio
areas maintained with
proper soil
amendments.

Regular maintenance
once a week and
monthly inspection to
determine
deficiencies
Title 22 CCR
Compliance HOA
HOA to comply with
Title 22 of the
California Code of
Regulations (CCR),
relevant California
Health & Safety Code
and keep informed of
the latest
As needed.

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section V

requirements.

Information regarding
hazardous waste
management must be
provided to all
employees,
homeowners, tenants
& occupants.

Uniform Fire Code
Implementation HOA
HOA to comply with
fire regulations and
keep informed of the
latest rules and
requirements.

Comply with annual
fire inspections and
maintain building
and access per the
latest fire codes.

Common Area
Litter Control
HOA
HOA to provide litter
removal of site
parking lot and
landscape areas.

Once per week.

Employee Training HOA
HOA to provide
Educational
Materials and
Property
Management
manuals to all
employees upon
initial hiring. Any
updated information
shall be provided to
employees in a
timely manner.

As needed.

Common Area Catch
Basin Inspections
HOA
HOA to inspect, clean
and repair common
area catch basins to
verify private
drainage system
functioning properly.
80% of drainage
facilities to be
inspected, cleaned
and maintained on
an annual basis and
100% in a two-year
period.

Preliminary Water Quality Management Plan (WQMP)
VTTM 19263
MJW Investments Section V

Private Street &
Parking Lot
Sweeping
HOA
HOA to provide
maintenance of
Parking Lot.

Regular Parking Lot
sweeping once a
week.

Storm Drain
Stencilling and
Signage
HOA
HOA to provide
maintenance of
storm drain
stencilling and
signage.

Once every 6 months,
inspect for restencilling needs.

Re-stencil as needed
immediately.

Use efficient
irrigation systems &
landscape design,
water conservation,
smart controllers,
and source control
HOA
HOA to provide
maintenance of
landscaping to meet
current water
efficiency standards
and keep plants
healthily.

Regular maintenance
once a week and
monthly inspection
to determine
deficiencies.

Connector Pipe
Screen (CPS) Device
(Full Trash Capture)
HOA
HOA inspect, clean,
and/ or replace
device per
manufacturer’s
speciation’s.

Regular maintenance
before rainy season
(October 1st).

Inspect and clean at
least twice per year.

Modular Wetlands
Biofiltration systems
HOA
HOA to provide
maintenance of
systems. Remove
trash debris and
sediment
accumulation after
storm events.

Replace media as
required. Repair as
needed.

Regular maintenance
before rainy season
(October 1st).

Inspect and clean at
least twice per year.