Los Alamitos City Council
November 18, 2024

Appendix C

REFERENCES

3-1 City of Seal Beach
R:\RPTS\Seal Beach\Sewer System Master Plan (16')\Final Report - Feb 2018.docx Sewer Master Plan 2018 SECTION 3

CRITERIA
3-1 GENERAL
Establishing performance standards is an important part of evaluating the existing wastewater collection system, as it forms the basis for most of the system improvement recommendations. These standards include methodology for estimating wastewater flows, and minimum design standards for the collection system pipes, pump stations and force mains.

Average dry weather wastewater flows can be reasonably estimated from land use and unit flow factors, with the results then compared to measured flows. The components used to estimate design wastewater flows include unit flow factors, peaking factors, and infiltration/inflow allowances.

Collection system design standards include minimum pipe size, minimum flow velocity, and depth of flow to pipe diameter ratio. Pump station criteria includes sizing requirements for pumps, wet wells and forcemains. It also includes provisions for redundancy, emergency storage, emergency power, and remote monitoring and control.
3-2 UNIT FLOW FACTORS
Previous Master Plan studies developed
unit flow factors for the various land uses
within the City’s service area. These unit
flow factors, shown in Table 3-1, were
developed from flow monitoring data, flow
records at Pump Station No. 35, water
meter records, and the census data
provided in the City’s General Plan. The
Orange County Sanitation District (OCSD)
recommended wastewater flow generation
factors were used for manufacturing and
public recreation land uses.

For this Master Plan study, the sewage
loads utilized in the hydraulic model were
based on the average FY 2014-2015 pump
flow data at all sewer pump stations. This
data was compiled from weekly meter
readings recorded by City staff.

Current sewage loads are significantly
lower than the previously estimated loads
developed using unit flow factors and land
use information.

Use Description gpd/Ac gpd/du
RHD Residential High Density 4,000 160
RMD Residential Medium Density 3,230 190
RLD -

CPE, OT
Residential Low Density -
College Park East, Old Town 1,825 225
RLD - MH Residential Low Density -
Marina Hill 1,550 225
RLD - HR Residential Low Density -
Hellman Ranch 765 300
C Commercial 2,500
R-G Recreation / Grass 200
PLU/R Public Land Use / Recreation 200
O-E Oil Extraction 0
MSSP Main Street Specific Plan 2,500
M-1 Light Manufacturing - Pacific
Gateway 3,167
Land Use Category Unit Flow Factor
Unit Flow Factors
Table 3-1

City of Seal Beach
Summary of Sewer Analysis for Potential Development Areas (September 2022)

1. Loads and Model Notes
a. High Density Residential Unit flow Factor = 160 gpd/du (per City’s 2018 Sewer Master Plan, Table 3-1)
b. Potential sewage loads for each development area are shown in Table 1. c. Peaking Formula (per City’s 2018 Sewer Master Plan, Section 3-3) Qpdw = 1.85 x Qadw 0.92+dry weather infiltration
Where, Qpdw = Peak dry weather flow in cfs
Qadw = Average dry weather flow in cfs
Qpww =1.35 x Qpdw
Where, Qpdw = Peak dry weather flow in cfs
Qpww = Peak wet weather flow in cfs
d. Depth to Diameter criteria (per City’s 2018 Sewer Master Plan, Section 3-5.2) i. PDWF d/D < 0.50 for 15-inch and smaller pipes
ii. PDWF d/D < 0.64 for 18-inch and larger pipes

2. Hydraulic Analysis Results
a. Site B-2, B-4, B-5, B-9, B-10, B-11, and B-12
The potential sewage loads, summarized in Table 1, were added to the sewer hydraulic model. The capacities of the sewers downstream of Site B-2, B-4, B-5, B-9, B-10, B-11, and B-12 were found to be sufficient to convey the anticipated peak dry weather flows.
b. Site B-8, Sunset Aquatic Marina
The potential sewage generated by the Sunset Aquatic Marina development (144 du) is anticipated to be conveyed to the Aquatic Park Lift Station. The Sunset Aquatic Marina is anticipated to generate an average sewage load of 24,040 gpd or 16 gpm (See Table 1).

The existing average flow to the station is 1.6 gpm. Therefore the total flow would be 17.6 gpm. The associated peak dry weather flow and peak wet weather flow is 42 and 57 gpm, respectively using the aforementioned peaking formulas.

The Aquatic Park Lift Station currently has two 30 gpm pumps. The City’s criteria is that a pump station should consist of pumps that can handle the peak flows of the station. With the addition of the Sunset Aquatic Marina development, the current pumps would be undersized.

It is recommended that the Aquatic Park Lift Station capacity be re-evlauated when the Sunset Aquatic Marina development plans are more solidified. It is likely that the lift station will need to be upgraded or reconstructed. The lift station was on the Capital Improvement Project list (CIP 12) for replacement in the City’s 2018 Sewer Master Plan at a cost of $1.4M.
c. Site WE-1, West Ed development
The West Ed development (246 du) loads were added at Manhole B15-M04 at the intersection of Lampson Avenue and Rose Street. There are sewers downstream of this location that the model predicts to flow at a PDWF d/D > 0.50 (see Table 2).

The two areas of concern are as follows:

1. 1,386 feet of 8-inch diameter pipe in Fir Avenue and Heather Street Existing Conditions, PDWF d/D ranges from 0.48 to 0.52
With West Ed, PDWF d/D ranges from 0.56 to 0.61

2. 2,820 feet of 15-inch diameter pipe in Lampson Avenue Existing Conditions, PDWF d/D ranges from 0.53 to 0.57
With West Ed, PDWF d/D ranges from 0.54 to 0.58
When the system was analyzed for the 2018 Sewer Master Plan project, recommendations for upsizing pipes was not made unless the PDWF d/D ratio exceeded 0.64. This was due to the fact that the sewers were already constructed and the land was assumed to be generally built out in the City.

As seen in Table 2, the d/D ratio in the 15-inch sewer in Lampson Avenue increases by 0.01 to 0.02 in each of the reaches. It is not a significant increase due to the larger pipe size. It is recommended that this pipe be flow monitored to verify the flow depths estimated in the model.

The d/D ratio in the 8-inch sewer in Fir Avenue and Rose Street increases by 0.08 to 0.10 in each of the reaches. The increase is more significant due to the smaller pipe size.

It is recommended that these pipes be flow monitored to verify the flow depths estimated in the model. If the depths are verified, it is recommended that the City require the developer to increase the 8” pipe in Fir Avenue and Rose Street to 12- inches in diameter to accommodate the anticipated sewage loads of the West Ed development.

Site Development Area Location
Area
(ac)
Redevelopment
Area
(ac) Zoning
Potential
Units (du)
Density
(du/ac)
Sewer
Unit
Flow
Factor
(gpd/du)
Sewer
Load
(gpd)
Sewer
Load
(mgd)
Model Manhole ID
where Potential
Load is Applied
B-2 Accurate Storage Northwest of Adolfo Lopez Drive and Seal Beach Boulevard 4 1.8 RHD-20 59 33 160 9,440 0.009440 S01-135 B-3a Shops at Rossmoor Northwest of Seal Beach Boulevard and St Cloud Drive 27 10 RHD-46 400 40 - - - -
B-4 Old Ranch Town Center Southeast of Plymouth Drive and Seal Beach Boulevard 26 5 RHD-46 200 40 160 32,000 0.032000 T01-117 B-5 Old Ranch Country Club Northeast of Seal Beach Boulevard and Lampson Avenue 150 5 RG 120 160 19,200 0.019200 B01-A06, B01-A03A B-6a Leisure World
West of Seal Beach Boulevard, between
Westminster Boulevard and San Diego
Freeway
533 5 RHD-PD 150 30 - - - -
B-7a Seal Beach Plaza Northwest of Westminster Boulevard and Seal Beach Boulevard 7 2.5 SC 75 30 - - - -
B-8b Sunset Aquatic Marina Southwest of Sunset Way and Bolsa Chica Channel 4.8 4.8 PS 144 30 160 23,040 0.023040 -
B-9 Navy Site Northeast of Pacific Coast Highway and
Seal Beach Boulevard 22 MI 150 30 160 24,000 0.024000 NAVY B-10 Seal Beach Center Northwest of Pacific Coast Highway and Balboa Drive 9 4 RHD-33 120 30 160 19,200 0.019200 E05-202 B-11 Main Street SP Area Main Street between Electric Avenue and Ocean Avenue 15 MSSP 40 160 6,400 0.006400 F06-317, F07-330A, F27-379, F28-C386 B-12 99 Marina Northeast of Marina Drive and 1st Street 4.3 4.3 OE/RHD-20 86 20 160 13,760 0.013760 C08-471 WE-1 West Ed 4665 Lampson Avenue, Los Alamitos, CA 246 160 39,360 0.039360 B15-M04 Total 186,400 0.186400
a
This development area is not within the City of Seal Beach's sewer service area Table 1
Sewer Load Summary Table
Potential Development Areas (September 2022)
b
The sewage generated in this development area is assumed to be conveyed to Aquatic Park lift station. The lift station is not in the hydraulic model. Sewage is pumped from the lift station to the City of Huntington Beach's sewer system,

ID From ID To ID
Diameter
(in)
Length
(ft) Slope
PDWF
Total
Flow
(cfs)
ADWF
Unpeakable
Flow
(cfs)
ADWF
Peakable
Flow
(cfs)
PDWF
Velocity
(ft/s)
PDWF
d/D
PDWF
Water
Depth
(ft)
Full
Flow
(cfs)
PDWF
Total
Flow
(cfs)
ADWF
Unpeakable
Flow
(cfs)
ADWF
Peakable
Flow
(cfs)
PDWF
Velocity
(ft/s)
PDWF
d/D
PDWF
Water
Depth
(ft)
Full
Flow
(cfs)
B15-M04 B15-M04 B15-M03 8 124 0.0280 0.0079 0.0007 0.0024 1.40 0.05 0.03 2.0268 0.1003 0.0007 0.0418 3.02 0.15 0.10 2.0268 B15-M03 B15-M03 B15-M02 8 335 0.0020 0.0151 0.0014 0.0048 0.68 0.11 0.08 0.5418 0.1063 0.0014 0.0442 1.21 0.30 0.20 0.5418 B15-M02 B15-M02 B15-M01 8 265 0.0020 0.0220 0.0021 0.0073 0.76 0.14 0.09 0.5418 0.1123 0.0021 0.0466 1.22 0.31 0.21 0.5418 B15-M01 B15-M01 B15-A39 8 149 0.0019 0.0287 0.0028 0.0097 0.81 0.16 0.11 0.5252 0.1182 0.0028 0.0490 1.21 0.32 0.22 0.5252 B15-A39 B15-A39 B15-A38 8 251 0.0016 0.2395 0.0275 0.0949 1.40 0.49 0.33 0.4897 0.3192 0.0275 0.1343 1.49 0.59 0.39 0.4897 B15-A38 B15-A38 B12-A37 8 220 0.0020 0.2485 0.0286 0.0988 1.53 0.47 0.31 0.5480 0.3280 0.0286 0.1381 1.64 0.56 0.37 0.5480 B12-A32 B12-A32 B08-A31 12 256 0.0018 0.5701 0.0698 0.2414 1.79 0.43 0.43 1.5143 0.6447 0.0698 0.2807 1.85 0.46 0.46 1.5143 B08-A31 B08-A31 B08-A30 12 290 0.0018 0.5760 0.0706 0.2440 1.80 0.43 0.43 1.5127 0.6505 0.0706 0.2834 1.85 0.46 0.46 1.5127 B08-A30 B08-A30 B08-A29 12 220 0.0018 0.5818 0.0714 0.2467 1.81 0.43 0.43 1.5232 0.6563 0.0714 0.2861 1.87 0.46 0.46 1.5232 B08-A29 B08-A29 B08-A28 12 225 0.0019 0.5877 0.0721 0.2494 1.83 0.43 0.43 1.5434 0.6621 0.0721 0.2887 1.89 0.46 0.46 1.5434 B08-A28 B08-A28 B08-A27 12 267 0.0019 0.5935 0.0729 0.2521 1.85 0.43 0.43 1.5604 0.6679 0.0729 0.2914 1.91 0.46 0.46 1.5604 B08-A27 B08-A27 B08-A26 12 234 0.0019 0.5994 0.0737 0.2547 1.85 0.43 0.43 1.5507 0.6737 0.0737 0.2941 1.91 0.46 0.46 1.5507 B08-A26 B08-A26 B08-A25 12 226 0.0019 0.6052 0.0744 0.2574 1.88 0.43 0.43 1.5769 0.6795 0.0744 0.2968 1.93 0.46 0.46 1.5769 B08-A25 B08-A25 B08-A24 12 261 0.0019 0.6111 0.0752 0.2601 1.85 0.44 0.44 1.5466 0.6853 0.0752 0.2994 1.91 0.47 0.47 1.5466 B08-A24 B08-A24 B07-A23 15 251 0.0014 0.8372 0.1062 0.3644 1.79 0.41 0.51 2.4191 0.9095 0.1062 0.4038 1.83 0.42 0.53 2.4191 B07-A23 B07-A23 B06-A22 15 257 0.0014 0.8702 0.1107 0.3799 1.81 0.41 0.52 2.4251 0.9423 0.1107 0.4193 1.85 0.43 0.54 2.4251 B06-A22B B06-A22 B06-A22A 18 138 0.0009 0.8802 0.1115 0.3849 1.88 0.31 0.47 4.2009 0.9522 0.1115 0.4243 1.92 0.32 0.49 4.2009 B06-A22A B06-A22A B06-A21 18 86 0.0010 0.8802 0.1115 0.3849 1.95 0.30 0.45 4.4267 0.9522 0.1115 0.4243 2.00 0.31 0.47 4.4267 B06-A21 B06-A21 B06-F01 18 11 0.0018 0.9952 0.1272 0.4393 2.46 0.28 0.42 5.8383 1.0665 0.1272 0.4787 2.51 0.29 0.43 5.8383 B06-F01 B06-F01 B06-F01A 18 253 0.0011 0.9952 0.1272 0.4393 2.04 0.32 0.48 4.4773 1.0665 0.1272 0.4787 2.08 0.33 0.50 4.4773 B06-F01A B06-F01A B05-A20 18 7 0.0015 0.9952 0.1272 0.4393 2.32 0.29 0.44 5.3704 1.0665 0.1272 0.4787 2.37 0.30 0.45 5.3704 B05-A20 B05-A20 B03-A19 15 242 0.0014 1.1305 0.1468 0.5033 1.94 0.48 0.60 2.4287 1.2011 0.1468 0.5427 1.97 0.50 0.62 2.4287 B03-A19 B03-A19 B03-A18 15 227 0.0014 1.1345 0.1475 0.5051 1.93 0.48 0.61 2.3956 1.2050 0.1475 0.5445 1.96 0.50 0.63 2.3956 B03-A18 B03-A18 B03-A17 15 229 0.0014 1.1384 0.1481 0.5070 1.94 0.48 0.60 2.4238 1.2089 0.1481 0.5463 1.97 0.50 0.62 2.4238 B03-A17 B03-A17 B03-A16 15 134 0.0014 1.1423 0.1487 0.5088 1.95 0.48 0.60 2.4371 1.2128 0.1487 0.5482 1.98 0.50 0.62 2.4371 B03-A16 B03-A16 B03-A15 18 168 0.0011 1.2225 0.1603 0.5471 1.79 0.41 0.62 3.4516 1.2926 0.1603 0.5865 1.81 0.42 0.64 3.4516 B03-A15 B03-A15 B03-A14 18 267 0.0011 1.2264 0.1610 0.5490 1.82 0.41 0.61 3.5304 1.2965 0.1610 0.5883 1.84 0.42 0.63 3.5304 B03-A14 B03-A14 B01-A13 18 241 0.0011 1.2794 0.1665 0.5756 1.84 0.42 0.62 3.5275 1.3492 0.1665 0.6149 1.86 0.43 0.64 3.5275 B01-A13 B01-A13 B01-A12 15 325 0.0020 1.2983 0.1769 0.5804 2.31 0.47 0.58 2.9188 1.3681 0.1769 0.6197 2.34 0.48 0.60 2.9188 B01-A12 B01-A12 B01-A11 15 325 0.0014 1.3172 0.1874 0.5851 2.01 0.53 0.66 2.4101 1.3870 0.1874 0.6245 2.03 0.54 0.68 2.4101 B01-A11 B01-A11 B01-A10 15 325 0.0014 1.3362 0.1978 0.5899 2.03 0.53 0.66 2.4367 1.4059 0.1978 0.6292 2.06 0.54 0.68 2.4367 B01-A10 B01-A10 B01-A09 15 325 0.0014 1.3551 0.2083 0.5947 2.02 0.54 0.67 2.4101 1.4247 0.2083 0.6340 2.05 0.55 0.69 2.4101 B01-A09 B01-A09 B01-A08 15 325 0.0014 1.3740 0.2187 0.5994 2.05 0.54 0.67 2.4367 1.4436 0.2187 0.6388 2.07 0.55 0.69 2.4367 B01-A08 B01-A08 B01-A07 15 325 0.0014 1.3929 0.2292 0.6042 2.03 0.55 0.68 2.4101 1.4624 0.2292 0.6435 2.06 0.56 0.70 2.4101 B01-A07 B01-A07 B01-A06 15 325 0.0014 1.4118 0.2396 0.6090 2.06 0.55 0.68 2.4367 1.4813 0.2396 0.6483 2.08 0.56 0.70 2.4367 B01-A06 B01-A06 B01-A05 15 325 0.0014 1.4476 0.2501 0.6233 2.07 0.55 0.69 2.4367 1.5170 0.2501 0.6627 2.09 0.57 0.71 2.4367 B01-A05 B01-A05 B01-A04 15 300 0.0014 1.4665 0.2605 0.6281 2.07 0.56 0.70 2.4234 1.5359 0.2605 0.6674 2.09 0.58 0.72 2.4234 B01-A04 B01-A04 B01-A03A 15 245 0.0014 1.4854 0.2710 0.6328 2.07 0.57 0.71 2.4128 1.5547 0.2710 0.6722 2.09 0.58 0.73 2.4128 B01-A03A B01-A03A B01-A02A 18 48 0.0041 1.5372 0.2919 0.6504 3.10 0.32 0.49 6.7704 1.6064 0.2919 0.6897 3.14 0.33 0.50 6.7704 B01-A02A B01-A02A B01-A01A 18 209 0.0050 1.5372 0.2919 0.6504 3.33 0.31 0.46 7.4652 1.6064 0.2919 0.6897 3.37 0.32 0.47 7.4652 B12-A37T B12-A37 B12-H14 8 286 0.0016 0.2552 0.0294 0.1016 1.42 0.51 0.34 0.4912 0.3345 0.0294 0.1410 1.51 0.61 0.40 0.4912 B12-H14 B12-H14 B12-H13 8 285 0.0020 0.2619 0.0302 0.1045 1.54 0.49 0.33 0.5418 0.3410 0.0302 0.1439 1.64 0.58 0.38 0.5418 B12-H13 B12-H13 B12-H12 8 285 0.0022 0.2685 0.0311 0.1074 1.61 0.48 0.32 0.5696 0.3476 0.0311 0.1467 1.71 0.56 0.38 0.5696 B12-H12 B12-H12 B12-H11 8 285 0.0020 0.2752 0.0319 0.1102 1.55 0.51 0.34 0.5371 0.3541 0.0319 0.1496 1.64 0.59 0.40 0.5371 B12-H11 B12-H11 B12-A32 8 245 0.0022 0.3076 0.0360 0.1243 1.67 0.52 0.35 0.5741 0.3858 0.0360 0.1636 1.76 0.60 0.40 0.5741 Sewer reaches highlighted in yellow exceed the City's depth to diameter criteria (PDWF d/D < 0.50 for 15" and smaller) for new pipe construction when the West Ed development loads are added to the system
General Information Existing without West Ed Development With West Ed Development Hydraulic Analysis Results for Sewers Downstream of West Ed Development Table 2

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B15-M04
B15-M03
B15-M02
B15-M01
B15-A
3 9
B15-A
3 8
B15-A
3 7
B12-H14
B12-H13
B12-H12
B12-H11
B12-A
3 2
B
0 8-A
31 B
0 8-A
3 0
B
0 8-A
2 9
B
0 8-A
2 8
B08-A27
B08-A26
B08-A25
B08-A24
B07-A23
B06-A22
B06-A22A
B06-A21
B06-F01
B06-F01A
B05-A20
B03-A19
B03-A1
B
8 03-A1
B
7 03-A16
B
0 3-A15
B03-A14
B01-A13
B
01-A12
B
01-A11
B
01-A10
B
01-A
0 9
B
01-A
0 8
B01-A07
B01-A06
B01-A05
B01-A04
B01-A03A
West Ed Development Area
Proposed 246 du
Lampson Av
Fir Av
R
ose St
Elder Av
Heather St
Oleander St
Ironwood Av
Dogwood Av
Candleberry Av
Birchwood Av
Aster St
Lampson Av
Seal Beach Blvd
B
01-A
01A
B
01-A
0 2
A
Ironwood Av
Hazelnut Av
Guava Av
Fir Av
Hazelnut Av
15"
15" 18"
15"
15"
12"
12"
8"
8"
8" 8" 8"
8" 8"
8" 8"
12" 12"
12" 12"
12"
15"
15" 18"
15"
15" 15" 15"
15"
15" 15" 15"
Legend
!( Manhole
Gravity Sewer
OCSD Sewers
Sewer Downstream of WestEd
Sewer PDWF d/D>0.50 Downstream of WestEd
DATE: September 2022

CITY OF SEAL BEACH
Sewer PDWF d/D>0.50
Downstream of Potential
West Ed Development Figure 1
FLOW MONITORED MH's

C&V Consulting Inc. Table: Flows calculated based on the ratio of flow from the monitored manholes and flows provided by AKM from Table 2 ID From ID To ID
Diameter
(ft) Slope
PDWF
Total
Flow
(cfs)
ADWF
Unpeak
able
Flow
(cfs)
ADWF
Peakable
Flow
(cfs)
Total
ADWF
(cfs)
PDWF
d/D
PDWF
Total
Flow
(cfs)
ADWF
Unpea
kable
Flow
(cfs)
ADWF
Peakable
Flow
(cfs)
Total
ADWF
(cfs)
PDWF
d/D
PWWF
Total
Flow
(cfs)
PWWF
d/D
B15-M04 B15-M04 B15-M03 0.67 0.0280 0.0050 0.0004 0.0015 0.0019 0.04 0.1444 0.0004 0.0624 0.0628 0.18 0.1950 0.21 B15-M03 B15-M03 B15-M02 0.67 0.0020 0.0094 0.0008 0.0029 0.0037 0.09 0.1480 0.0008 0.0638 0.0646 0.22 0.1997 0.42 B15-M02 B15-M02 B15-M01 0.67 0.0020 0.0137 0.0013 0.0044 0.0056 0.11 0.1515 0.0013 0.0653 0.0665 0.20 0.2045 0.43 B15-M01 B15-M01 B15-A39 0.67 0.0019 0.0179 0.0017 0.0058 0.0075 0.13 0.1550 0.0017 0.0667 0.0684 0.37 0.2092 0.44 B15-A39 B15-A39 B15-A38 0.67 0.0016 0.1493 0.0165 0.0571 0.0736 0.38 0.2755 0.0165 0.1180 0.1345 0.54 0.3719 0.66 B15-A38 B15-A38 B12-A37 0.67 0.0020 0.1550 0.0172 0.0594 0.0766 0.36 0.2809 0.0172 0.1203 0.1375 0.51 0.3792 0.62 B12-A37T B12-A37 B12-H14 0.67 0.0016 0.1591 0.0177 0.0611 0.0788 0.39 0.2848 0.0177 0.1220 0.1397 0.55 0.3845 0.67 B12-H14 B12-H14 B12-H13 0.67 0.0020 0.1633 0.0182 0.0629 0.0810 0.37 0.2888 0.0182 0.1238 0.1419 0.52 0.3899 0.63 B12-H13 B12-H13 B12-H12 0.67 0.0022 0.1674 0.0187 0.0646 0.0833 0.37 0.2928 0.0187 0.1255 0.1442 0.51 0.3952 0.62 B12-H12 B12-H12 B12-H11 0.67 0.0020 0.1716 0.0192 0.0663 0.0855 0.39 0.2967 0.0192 0.1272 0.1464 0.52 0.4006 0.64 B12-H11 B12-H11 B12-A32 0.67 0.0022 0.1918 0.0216 0.0747 0.0964 0.40 0.3161 0.0216 0.1356 0.1573 0.53 0.4267 0.64 B12-A32 B12-A32 B08-A31 1.00 0.0018 0.3554 0.0420 0.1452 0.1872 0.33 0.4746 0.0420 0.2061 0.2481 0.39 0.6407 0.45 B08-A31 B08-A31 B08-A30 1.00 0.0018 0.3591 0.0425 0.1468 0.1892 0.33 0.4781 0.0425 0.2077 0.2501 0.39 0.6455 0.46 B08-A30 B08-A30 B08-A29 1.00 0.0018 0.3627 0.0429 0.1484 0.1913 0.33 0.4817 0.0429 0.2093 0.2522 0.39 0.6503 0.46 B08-A29 B08-A29 B08-A28 1.00 0.0019 0.3664 0.0434 0.1500 0.1934 0.33 0.4853 0.0434 0.2109 0.2543 0.38 0.6551 0.45 B08-A28 B08-A28 B08-A27 1.00 0.0019 0.3700 0.0438 0.1516 0.1955 0.33 0.4888 0.0438 0.2125 0.2564 0.39 0.6599 0.46 B08-A27 B08-A27 B08-A26 1.00 0.0019 0.3736 0.0443 0.1532 0.1975 0.33 0.4924 0.0443 0.2141 0.2584 0.39 0.6647 0.46 B08-A26 B08-A26 B08-A25 1.00 0.0019 0.3773 0.0448 0.1548 0.1996 0.30 0.4959 0.0448 0.2157 0.2605 0.39 0.6695 0.46 B08-A25 B08-A25 B08-A24 1.00 0.0019 0.4066 0.0485 0.1678 0.2163 0.35 0.5246 0.0485 0.2287 0.2772 0.40 0.7082 0.47 B08-A24 B08-A24 B07-A23 1.25 0.0014 0.5569 0.0685 0.2351 0.3037 0.33 0.6722 0.0685 0.2960 0.3645 0.36 0.9074 0.42 B07-A23 B07-A23 B06-A22 1.25 0.0014 0.5789 0.0714 0.2451 0.3165 0.33 0.6938 0.0714 0.3060 0.3774 0.37 0.9366 0.43 B06-A22B B06-A22 B06-A22A 1.50 0.0009 0.5855 0.0720 0.2483 0.3203 0.29 0.7003 0.0720 0.3092 0.3812 0.32 0.9454 0.38 B06-A22A B06-A22A B06-A21 1.50 0.0010 0.5855 0.0720 0.2483 0.3203 0.26 0.7003 0.0720 0.3092 0.3812 0.31 0.9454 0.37 B06-A21 B06-A21 B06-F01 1.50 0.0018 0.5948 0.0731 0.2526 0.3257 0.25 0.7095 0.0731 0.3135 0.3866 0.27 0.9578 0.31 B06-F01 B06-F01 B06-F01A 1.50 0.0011 0.5948 0.0731 0.2526 0.3257 0.28 0.7095 0.0731 0.3135 0.3866 0.31 0.9578 0.36 B06-F01A B06-F01A B05-A20 1.50 0.0015 0.5948 0.0731 0.2526 0.3257 0.26 0.7095 0.0731 0.3135 0.3866 0.28 0.9578 0.33 B05-A20 B05-A20 B03-A19 1.25 0.0014 0.6052 0.0750 0.2571 0.3321 0.34 0.7198 0.0750 0.3180 0.3930 0.37 0.9717 0.44 B03-A19 B03-A19 B03-A18 1.25 0.0014 0.6055 0.0751 0.2572 0.3323 0.34 0.7200 0.0751 0.3181 0.3932 0.37 0.9721 0.44 B03-A18 B03-A18 B03-A17 1.25 0.0014 0.6058 0.0752 0.2573 0.3325 0.34 0.7203 0.0752 0.3182 0.3934 0.37 0.9724 0.44 B03-A17 B03-A17 B03-A16 1.25 0.0014 0.6061 0.0753 0.2574 0.3327 0.23 0.7206 0.0753 0.3183 0.3936 0.37 0.9728 0.44 B03-A16 B03-A16 B03-A15 1.50 0.0011 0.6900 0.0868 0.2957 0.3826 0.30 0.8033 0.0868 0.3566 0.4435 0.33 1.0845 0.38 B03-A15 B03-A15 B03-A14 1.50 0.0011 0.6940 0.0875 0.2976 0.3850 0.30 0.8073 0.0875 0.3585 0.4459 0.33 1.0899 0.38 B03-A14 B03-A14 B01-A13 1.50 0.0011 0.7493 0.0930 0.3242 0.4172 0.31 0.8619 0.0930 0.3851 0.4781 0.34 1.1636 0.40 B01-A13 B01-A13 B01-A12 1.25 0.0020 0.7686 0.1034 0.3290 0.4324 0.39 0.8811 0.1034 0.3899 0.4933 0.38 1.1895 0.45 B01-A12 B01-A12 B01-A11 1.25 0.0014 0.7879 0.1139 0.3337 0.4476 0.39 0.9003 0.1139 0.3946 0.5085 0.42 1.2154 0.50 B01-A11 B01-A11 B01-A10 1.25 0.0014 0.8072 0.1243 0.3385 0.4628 0.40 0.9195 0.1243 0.3994 0.5237 0.43 1.2413 0.51 B01-A10 B01-A10 B01-A09 1.25 0.0014 0.8265 0.1348 0.3433 0.4780 0.40 0.9387 0.1348 0.4042 0.5389 0.43 1.2672 0.51 B01-A09 B01-A09 B01-A08 1.25 0.0014 0.8458 0.1452 0.3480 0.4932 0.41 0.9578 0.1452 0.4089 0.5541 0.44 1.2931 0.52 B01-A08 B01-A08 B01-A07 1.25 0.0014 0.8651 0.1557 0.3528 0.5085 0.41 0.9770 0.1557 0.4137 0.5694 0.44 1.3189 0.52 B01-A07 B01-A07 B01-A06 1.25 0.0014 0.8843 0.1661 0.3576 0.5237 0.42 0.9961 0.1661 0.4185 0.5846 0.45 1.3448 0.53 B01-A06 B01-A06 B01-A05 1.25 0.0014 0.9213 0.1766 0.3719 0.5485 0.43 1.0328 0.1766 0.4328 0.6094 0.46 1.3942 0.54 B01-A05 B01-A05 B01-A04 1.25 0.0014 0.9405 0.1870 0.3767 0.5637 0.43 1.0519 0.1870 0.4376 0.6246 0.46 1.4200 0.55 B01-A04 B01-A04 B01-A03A 1.25 0.0014 0.9597 0.1975 0.3815 0.5789 0.44 1.0710 0.1975 0.4424 0.6398 0.47 1.4458 0.56 B01-A03A B01-A03A B01-A02A 1.50 0.0041 1.0128 0.2184 0.3990 0.6173 0.26 1.1237 0.2184 0.4599 0.6782 0.28 1.5170 0.32 B01-A02A B01-A02A B01-A01A 1.50 0.0050 1.0128 0.2184 0.3990 0.6173 0.25 1.1237 0.2184 0.4599 0.6782 0.26 1.5170 0.31 Measu
red
Avg
MGD
Measur
ed
Avg cfs
B08-A26 B08-A26 B08-A25 0.129 0.1996
B06-A22A B06-A22A B06-A21 0.207 0.3203
B03-A17 B03-A17 B03-A16 0.215 0.3327
Units
(du)
Flow
(gpd/du)
Total
Flow
(gpd)
Total
Flow
(cfs)
Site 246 160 39360 0.0609
Flow Monitored MH's
General Information Ex. without West Ed Dev.

Flow monitored MH's are highlighted green.

W/ West Ed Dev. (Existing Flow + Site [0.0609 cfs])

9/21/24 (P:\20241902-Moon Trees\Rev2 Memo-4665 Lampson Ave.docx)

CARLSBAD
CLOVIS
IRVINE

LOS ANGELES

PALM SPRINGS

POINT RICHMOND

RIVERSIDE

ROSEVILLE

SAN LUIS OBISPO
1500 Iowa Avenue, Suite 200, Riverside, California 92507 951.781.9310 www.lsa.net

MEMORANDUM
DATE: September 21, 2024
TO: Nicole Morse, Principal/Vice President, T&B Planning, Inc.

FROM: Casey Tibbet, MA, Associate/Architectural Historian SUBJECT: Historic Research for the Property at 4665 Lampson Avenue in Los Alamitos, Orange County, California (LSA Project Number 20241902)
In June 2024, public comments were received as part of the public review process for a draft Environmental Impact Report (EIR) for a project at 4665 Lampson Avenue (Assessor’s Parcel Number 130-012-35) in Los Alamitos, California. One commentor stated that she had “reason to believe” that three redwood trees located on the property are Moon Trees (Campbell 2024). Moon Trees were grown from seeds taken into space as part of the Apollo 14 moon landing mission in 1971 (see below for more detail). According to the commentor, “Fish and Game controlled where these seedlings were planted and Fish and Game was located at that building [4665 Lampson], so it is conceivable that they planted them; those trees are approximately 50+ years old which fits in with the age of those seedlings and should not be cut down” (Campbell 2024). The commentor also stated that there were originally five redwood trees, but two have died and one of the remaining three is not doing well.

In response to this comment, T&B Planning, Inc. retained LSA to conduct research to determine if the redwood trees located at the southwest corner of the property at 4665 Lampson Avenue are Moon Trees.

Background
The following history of the Moon Trees was compiled from information written by Dr. David R.

Williams, Author/Curator, NASA Goddard Space Flight Center (Williams 2022, 2023 and 2024).

Copies of the original documents held at the United States Forest Service (USFS) Institute of Forest Genetics (IFG) western station in Placerville, California, reveal that the Moon Tree coast redwood (Sequoia sempervirens) seeds were collected in 1966 east of Soquel, California (near 37.00 N, 121.83 W, at an elevation of 1200 ft.) by Carl Fowler. The seeds were logged in and stored at the IFG station in Placerville, California, as Lot X. On January 15, 1971, 500 of the seeds from Lot X were sent to Dr.

Charles Walkinshaw who was with the United States Department of Agriculture on special assignment with the National Aeronautics and Space Administration (NASA). Dr. Walkinshaw was also sent seeds from Douglas fir, sycamore, loblolly pine, and sweetgum trees. The seeds were packaged and carried by astronaut Stuart Roosa on the Apollo 14 moon landing flight and returned to Earth. The seeds were not taken to the moon surface, they remained in the command module.

9/21/24 (P:\20241902-Moon Trees\Rev2 Memo-4665 Lampson Ave.docx) 2 After their return (February 9, 1971), many of the seeds were grown in cellulose thimbles in Houston under controlled conditions supervised by Dr. Walkinshaw. On May 20, 1971, a request was made to promptly relocate the seeds to the IFG facilities in Placerville, California, and Gulfport, Mississippi since Houston did not have the necessary facilities to care for them. However, this did not occur and by July 10, 1972, the majority of the seedlings failed to survive. The remaining coast redwood and Douglas fir seeds were received by the IFG western station in Placerville on July 25, 1972. The sycamore, loblolly pine, and sweetgum seeds were sent to the IFG southern station in Mississippi.

The seeds sent to Placerville were logged as Lot AI and included 150 coast redwood seeds of which 20 successfully germinated. This is considered a normal germination rate for coast redwoods. They were transferred into containers in October 1972 at which time they ranged from 3 to 8 centimeters (approximately 1.2 to 3.1 inches) in height. In November 1972, there were 37 Douglas fir seedlings with an average height of 40.5 cm (about 16 inches). By December 1972, 16 of the redwood seedlings were still alive at an average height of 55.3 cm (approximately 22 inches). This is considered a normal mortality rate for redwoods. The redwood seedlings were numbered 1 to 16 on November 25, 1974. On January 3 and February 28, 1975, at the request of Stan Krugman, cuttings were taken and rooted, these were logged as Lot AJ. The plan was to have enough cuttings to give to the states for the bicentennial in 1976. Records indicate that 93 redwood root cuttings and 35 Douglas fir cuttings survived as of September 1976. On May 16, 1975, a letter was sent from the USFS to all state foresters advising them of the availability of the Moon Tree seedlings. Only two states (Main and Minnesota) did not request any Moon Trees (Johnson 1976).

In 1976, all but 1 of the 16 redwood seedlings from Lot AI were distributed (12 to California and 3 to Virginia). On April 2, 1976, nine redwood seedlings from Lot AI (numbers 6, 7, 9, 10, 12, 13, 14, 15, and 16), along with two root cuttings from Lot AJ, were sent to California State Forester Ron Adams to be planted at various locations in California for the bicentennial. On April 26, 1976, three redwood seedlings (numbers 4, 5, and 8) were sent to Virginia to the Chief Nurseryman at Yorktown Victory Center. On May 2, 1976, three redwood seedlings (numbers 1, 2, and 3) were released to the director of the Pacific Southwest Station in Arcata, California, for a dedication planting. [These are assumed to be the three redwoods planted next to the Theater Arts building at California State Polytechnic University, Humboldt (Cal Poly Humboldt 2009).] As of September 20, 1976, one redwood seedling (number 11) was being kept “on-hand” at the Placerville station.

An April 2, 1976, letter from the California State Forester to the USFS, listed locations for 12 of the Moon Trees. One tree was going to Capitol Park in Sacramento and 9 were going to various colleges and universities in northern California. Only two trees were slated for southern California for a “USFS-CDF [California Division of Forestry] ceremony”. The specific location for these two trees was not specified.

Aside from the 2 root cuttings given to the California State Forester, the disposition of the 93 root cuttings (Lot AJ) is unknown. However, in a 2009 article, Bob Sise, a retired forestry professor at California State Polytechnic University at Humboldt (HSU), stated that somehow “hundreds” of

9/21/24 (P:\20241902-Moon Trees\Rev2 Memo-4665 Lampson Ave.docx) 3 moon trees ended up in the HSU greenhouse (Cal Poly Humboldt 2009). It is not clear if all of them were redwoods, but according to Sise, they are planted all over the HSU campus and are indistinguishable from “traditional redwoods and trees of other species” (Ibid.). He noted that three redwood moon trees are planted alongside the Theater Arts building and used to have a plaque identifying them as moon trees. However, students kept stealing the plaque so eventually the school gave up on it (ibid.). As previously stated, these three trees are assumed to be the three released to the director of the Pacific Southwest Station in Arcata for a dedication planting.

As noted by Mr. Sise, aside from the lack of records, a complicating factor in the identification of the redwood “moon trees” is that there is no apparent difference between the trees grown from the original seedlings (Lot AI), the root cuttings (Lot AJ), or redwoods that have not traveled into deep space.

Current Research
Methodology
To determine if the redwood trees located at the southwest corner of 4665 Lampson Avenue are or are likely to be Moon Trees, LSA conducted online searches including an extensive search of California news articles using newspapers.com. In addition, the following were contacted:
• NASA archivist, Davd Williams;
• National Forest Genetics Laboratory (Placerville, CA), Amaldo Ferreira, Jessica Wright, and Andrew Groover
• USFS staff in the Angeles, Cleveland, San Bernardino, and Six Rivers National Forests • State Urban Forester, Walter Passmore
• California Department of Fish and Wildlife (South Coast Region), Steve Gibson • Orange County Public Works Department
• City of Los Alamitos, Tom Oliver (Planning), Emeline Noda (Recreation and Community Services), and Ron Noda (Deputy City Manager)
• Gardens of Golden Gate Park
• Orange County Archives
• Los Alamitos Public Library
• Los Alamitos Museum, Marilynn Poe
• Santa Ana Public Library, History Room
To date, responses have not been received from: Mr. Passmore, State Urban Forester; Emeline Noda, Recreation and Community Services; Andrew Groover, National Forest Genetics Laboratory; Six Rivers National Forest staff; or the Los Alamitos Public Library, which is closed until further notice.

Results
The following summarizes the information obtained through research and from each group and individual contacted.

9/21/24 (P:\20241902-Moon Trees\Rev2 Memo-4665 Lampson Ave.docx) 4 Newspaper Research. Extensive online searches of newspapers throughout California were conducted. A number of articles related to Moon Trees were found, but none mentioned any Moon Trees at 4665 Lampson Avenue or even in Orange County. No record was found for a joint USFS/CDF ceremony in southern California in the mid-1970s. No connection between the Moon Trees and CDFW was found. No information about the Los Alamitos bicentennial celebration was found in Google searches or a search of The Register for the month of July 1976.

NASA. The information provided by NASA is the most comprehensive. It clearly states that the Moon Tree project was a NASA/USFS project and that the seedlings were distributed to the California Department of Forestry. There is no mention of CDFW (or CDFG as it was previously known).

Although they do not have the planting locations for the two redwood Moon Tree seedlings that were sent to southern California in 1976 or the remainder of the 93 redwood root cuttings, NASA has not located any Moon Trees from the Apollo 14 mission in Orange County, California.

National Forest Genetics Laboratory. Staff from the laboratory indicated they would look for records for the Apollo 14 seedlings, but were not optimistic about finding information beyond what NASA already provided. Ms. Wright noted she is currently working on the Artemis 1 moon tree seedlings and will make sure to keep better records. No additional information has been received from the laboratory staff.

USFS. To date, none of the USFS staff contacted in the Angeles, Cleveland, San Bernardino, and Six Rivers National Forests have found any information about the Apollo 14 Moon Trees.

State Urban Forester. Walter Passmore did not respond.

California Department of Fish and Wildlife (CDFW). According to Steve Gibson, CDFW South Coast Region, because CDFW only leased the building at 4665 Lampson Avenue in Los Alamitos, they would not have been allowed to plant any trees on the property. Mr. Gibson reported that he discussed this with several colleagues who agreed with that statement. Furthermore, although Mr.

Gibson could not confirm it, research indicates that the CDFW was at that location from 2002 to 2023, which does not fit the timeframe for the Apollo 14 Moon Tree plantings.

Orange County Public Works Department. The inquiry sent to the Public Works Department was forwarded to Seth Birenbaum, Deputy Agricultural Commissioner for Orange County. Mr. Birenbaum responded that he has no records that indicate any of the Apollo 14 Moon Trees were planted in Orange County. However, he provided information that a giant sequoia Moon Tree seedling from the 2022 Artemis 1 Mission was planted in Dana Point’s Sea Canyon Park on May 6, 2024.

City of Los Alamitos. Tom Oliver was asked about the CDFW lease dates, but did not have that information. Emeline Noda was suggested by Marilynn Poe (Los Alamitos Museum) as someone who might have information about the city’s bicentennial celebration and whether any trees were planted. Ms. Noda responded that no redwood trees were planted as part of the city’s 50th

9/21/24 (P:\20241902-Moon Trees\Rev2 Memo-4665 Lampson Ave.docx) 5 anniversary celebration. She referred LSA’s inquiry to Ron Noda who replied that according to their database there are no Moon Trees in the city.

Gardens of Golden Gate Park. Ryan Guillou, Director of Collections and Conservation, responded that the gardens did have a Moon Tree, but because of lapses in record keeping he could not provide any details.

Orange County Archives. Susan Berumen, Archivist, responded that they have no information on the planting of the Moon Trees.

Los Alamitos Public Library. Automatic reply stated that the library is closed until further notice.

Los Alamitos Museum. Marilynn Poe responded that she attended the bicentennial celebration in Los Alamitos and does not remember any Moon Trees being planted. Online research revealed that Ms. Poe is a longtime Los Alamitos resident, an active community volunteer, and has also been active in local government. She was Mayor of Los Alamitos in 1999, 2003, and 2010. Ms. Poe suggested that LSA contact Emeline Noda with the City of Los Alamitos to see if she has any additional information regarding Moon Trees. As indicated above, Ms. Noda has not responded.

Santa Ana Public Library, History Room. Staff responded via voice message that the library is closed for renovations for the next two years. They suggested obtaining a library card to facilitate online research using their resources.

Conclusion
Research found no evidence that the redwood trees at 4665 Lampson Avenue are Moon Trees.

Neither NASA, the USFS, nor the Orange County Agricultural Commission has found any record of the Apollo 14 Moon Trees being planted in Orange County. CDFW was not part of the 1970s Moon Tree program and was not responsible for distributing Moon Tree seedlings. CDFW staff think it unlikely they would have been allowed to plant trees at the Lampson Avenue location since they only leased the building. Additionally, it appears the CDFW lease was several decades after the mid1970s timeframe when the trees would most likely have been planted and therefore the commentor’s speculation that “it is conceivable [CDFW] planted them” is unlikely to be accurate.

Moreover, according to City records, there are no Moon Trees in Los Alamitos. In addition, none of the other sources that responded to requests for information could confirm that the redwood trees at 4665 Lampson Avenue are Moon Trees or even that any Moon Trees were planted in Orange County.

As such, based on the research conducted to date, the redwood trees located on the southwest corner of the property at 4665 Lampson Avenue in Los Alamitos, do not appear to be Moon Trees associated with the 1971 Apollo 14 moon landing mission.

9/21/24 (P:\20241902-Moon Trees\Rev2 Memo-4665 Lampson Ave.docx) 6

REFERENCES
Cal Poly Humboldt
2009 Unraveling the Moon Tree Mystery. October 8. Accessed online in August 2024 at:
https://now.humboldt.edu/news/unravling-the-moon-tree-mystery Campbell, Patty
2024 Comment Letter 11. Public comment provided via email to Tom Oliver, City of Los Alamitos, on June 6, 2024. On file at the City of Los Alamitos.

Johnson, LeRoy C.
1976 Letter to Stanley L. Krugman, Principal Research Forest Geneticist, Institute of Forest Genetics, Placerville, California, regarding Moon Tree Project. September 22. Accessed online in August 2024 at:
https://nssdc.gsfc.nasa.gov/planetary/lunar/moon_trees/moon_tree_ifg_letter_1976092

2.pdf
Williams, Dr. David R.
2022 Moon Tree Accession Documents. Accessed online in August 2024 at:
https://nssdc.gsfc.nasa.gov/planetary/lunar/moon_trees/moon_tree_accession_doc.html 2023 Moon Tree Coast Redwoods. Sequoia sempervirens. Accessed in August 2024 at:
https://nssdc.gsfc.nasa.gov/planetary/lunar/moon_trees/moon_tree_redwoods.html 2024 The “Moon Trees”. Accessed online in July and August 2024 at:
https://nssdc.gsfc.nasa.gov/planetary/lunar/moon_tree.html

Mitigation Monitoring and Reporting Program
4665 Lampson Avenue Project
State Clearinghouse No. 2022090476

Prepared for:

City of Los Alamitos
3191 Katella Avenue
Los Alamitos, CA 90720
Prepared by:

T&B Planning, Inc.
3200 El Camino Real, Suite 100
Irvine, CA 92602
714-505-6360
November 2024

Lead Agency: City of Los Alamitos SCH No. 2022090476

CEQA Requirements
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document that includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a Mitigation Monitoring and Reporting Program (MMRP) for the changes to the project that it has adopted or made a condition of project approval in order to mitigate or avoid significant environmental impacts. The appropriate reporting or monitoring plan must be designed to ensure compliance during project implementation (Public Resources Code §21081.6; 14 Cal. Code Regs. §15091(d)).

The City of Los Alamitos will coordinate the monitoring of the mitigation measures and regulatory requirements with each applicable City department or division, while various City departments/divisions would be responsible for monitoring and verifying compliance of specific mitigation measures and regulatory requirements (see the beginning on page 3). Monitoring will include: 1) verification that each mitigation measure and regulatory requirement has been implemented; 2) recordation of the actions taken to implement each mitigation measure and regulatory requirement; and 3) retention of records in the project file.

Project Objectives
The objectives of the proposed 4665 Lampson Avenue (the “Project”) include the following:

1. Provide residential development consistent with the City’s General Plan, including the 20212029 Housing Element, to help meet the City’s RHNA requirement.

2. Provide a variety of housing types and affordability (for lower income and above moderate income households) that satisfies the residential market and accommodates increased demand for housing.

3. Provide a variety of affordable housing types to support middle-income workers, providing an opportunity for residents to live closer to where they work.

4. Improve the City’s jobs housing balance to support reduced commute distances consistent with the Southern California Association of Governments’ Connect SoCal.

5. Create a residential character that provides for a high quality architectural design.

Overview of the Project
The Project Applicant, Lampson Park Place, LLC, is seeking approval of a Site Development Permit – Major, Tentative Parcel Map 2022-133 (for Finance and Conveyance Purposes), Vesting Tentative Tract Map No. 19263 (for Condominium Purposes), and an Affordable Housing Unit Application for Density Bonus and/or Incentives or Concessions to redevelop the Project site with 246 residential units (the “Project”). Refer to EIR Section 3.0, Project Description, of the Draft EIR for a detailed description of the Project.

Lead Agency: City of Los Alamitos SCH No. 2022090476

Mitigation Monitoring and Reporting Plan
This MMRP delegates responsibilities for monitoring the implementation of the 4665 Lampson Avenue Project mitigation measures and applicable regulatory requirements and allows responsible City entities flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure or regulatory requirement. The timing for monitoring and reporting is described in the monitoring and reporting summary table, below.

Adequate monitoring requires demonstration of monitoring procedures and implementation of mitigation measures and regulatory requirements.

Additionally, Project Design Features (PDFs) are included in the Project’s MMRP to further ensure the implementation of the PDFs. “Project design features” refer to avoidance and minimization measures or environmental commitments that have been incorporated into the project design as part of the project description, and the use of these project design features is contemplated pursuant to CEQA Guidelines Sections 15064(f)(2) and 15126.4(a)(1)(A). Project design features incorporated into the project design to avoid or minimize environmental impacts should be distinguished from proposed mitigation. (CEQA Guidelines Section 15126.4(a)(1)(A)) This MMRP distinguishes between PDFs and Mitigation Measures, which are identified in CEQA Guidelines Section 15126.4(a)(1) as “feasible measures which could minimize significant adverse impacts.” In order to enhance the effectiveness of the monitoring program, the City will utilize existing systems where appropriate. These inspectors are familiar with a broad range of regulatory issues and will provide first line oversight for much of the monitoring program during construction activities.

Program Changes
If changes are required to this MMRP, they will be made in accordance with CEQA and applicable provisions of the City’s Municipal Code. Such changes could include reassignment of monitoring and reporting responsibilities and/or modifications to mitigation measures that achieve the same or better end results. No change will be permitted unless the Mitigation Monitoring and Reporting Program continues to satisfy the requirements of Public Resources Code §21081.6.

Lead Agency: City of Los Alamitos SCH No. 2022090476

Mitigation Monitoring and Reporting Program

THRESHOLD

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FEATURES (PDF)

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4.1 Aesthetics
Summary of Impacts
Threshold a: Would the Project have a
substantial adverse effect on a scenic vista?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold b: Would the Project
substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within
a state scenic highway?
N/A No mitigation is required. N/A N/A N/A No Impact
Threshold c: In non-urbanized areas, would
the Project substantially degrade the
existing visual character or quality of public
views of the site and its surroundings?
(Public views are those that are experienced
from publicly accessible vantage point). If
the project is in an urbanized area, would
the project conflict with applicable zoning
and other regulations governing scenic
quality?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold d: Would the Project create a
new source of substantial light or glare
which would adversely affect day or
nighttime views in the area?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

4.2 Air Quality
Summary of Impacts
Threshold a: Would the Project conflict
with or obstruct implementation of the
applicable air quality plan?
PDF AQ-1 The Project will
utilize Tier 4 Interim
construction equipment during
construction activities.

No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold b: Would the Project result in a
cumulatively considerable net increase of
any criteria pollutant for which the project
region is non-attainment under an
applicable federal or state ambient air
quality standard?
PDF AQ-1 shall apply No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold c: Would the Project expose
sensitive receptors to substantial pollutant
concentrations?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold d: Would the Project result in
other emissions (such as those leading to
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

Lead Agency: City of Los Alamitos SCH No. 2022090476

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odors) adversely affecting a substantial
number of people?

4.3 Biological Resources
Summary of Impacts
Threshold a: Would the Project have a
substantial adverse effect, either directly or
through habitat modifications, on any
species identified as a candidate, sensitive,
or special status species in local or regional
plans, policies, or regulations, or by the
California Department of Fish and Game or
U.S. Fish and Wildlife Service?
PDF B-1 Pursuant to Figure 3-
18, Landscape Plan, the Project
will incorporate larger sized box
tree species (including the
western sycamore and
cottonwood trees) that foliage
specialist bats prefer and will
plant the trees on the fringes of
the development, adjacent to
open space areas.

PDF B-2 Pursuant to Figure 3-
18, Landscape Plan, the Project
will plant approximately 441
trees onsite (excluding shrubs
and ground cover), including
the western sycamore (Platanus
racemosa), paperbark
melaleuca (Melaleuca
quinquenervia), olive (Olive
sp.), southern magnolia
(Magnolia grandiflora), Crape
myrtle (Lagerstroemia indica),
Brisbane box (Lophostemon
confertus), Australian willow
(Geijera parviflora), Italian
cypress (Cupressus
sempervirens), yew pine
(Podocarpus macrophyllus) and
other species. No plants listed
on the California Invasive Plant
Council (Cal-IPC) Inventory
species will be planted and a list
of approved species to planted
shall be reviewed by a qualified
biologist prior to planting.

MM 4.3-1 Vegetation clearing
should be conducted outside of the
nesting season (February 1 through
September 15). If avoidance of the
nesting season is not feasible, then a
qualified biologist shall conduct a preconstruction nesting bird survey within three days prior to any
disturbance to the Project site. Site
disturbance includes disking,
demolition activities, vegetation
removal and grading. If active nests
are identified, the biologist shall
establish appropriate avoidance
buffers around the nest (based on the
species detected), and the buffer areas
shall be avoided until the nests are no
longer occupied (through routine nest
monitoring by the qualified biologist)
and the juvenile birds can survive
independently from their nest(s). In
addition, if portions of the Project site
have not been disturbed within three
days after the initial nesting bird
survey, additional nesting bird surveys
will be conducted (within the nesting
bird season, February 1 to September
15) until all portions of the Project site
have been disturbed appropriately (as
determined by a qualified biologist) as
to not provide potential nesting
habitat.

Project Applicant City of Los
Alamitos Planning
Department, Project
Biologist
Prior to construction
activities
Less-than-Significant
Impact with Mitigation
Incorporated
MM 4.3-2 If tree removal or ground
disturbance occurs during the raptor
nesting season (from approximately
January 1 to July 31), preremoval/disturbance surveys shall be conducted. The surveys shall include
areas of suitable nesting trees within
Project Applicant City of Los
Alamitos Planning
Department, Project
Biologist
Prior to construction
activities

Lead Agency: City of Los Alamitos SCH No. 2022090476

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300-feet from the limits of disturbance
(to the extent that access is available).

The survey shall be conducted no
more than three days prior to
disturbance. Should nesting raptors be
detected either onsite or offsite, work
would be delayed until fledglings have
left the nest and area no longer
dependent on the nest at which time,
work could proceed.

MM 4.3-3 A qualified biologist shall
conduct a pre-construction bat roost
survey for roosting bats no more than
14 days prior to site disturbance. The
pre-construction bat roost survey will
consist of a minimum of two bat
surveys (conducted consecutively or
as determined by the biologist). If
roosting bats are detected onsite
outside of the bat maternity season,
the roost tree will be removed in a
manner to avoid and/or minimize
injury to roosting bats. This may
include using mechanical equipment
to gently nudge the tree trunk multiple
times prior to removal or for palm
trees and other species, to de-frond or
de-branch the tree using a mechanical
lift and gently lower the cut branches
to the ground. Regardless of the
method, the fallen tree and/or material
will be left undisturbed overnight until
at least the next morning to give
roosting bats time to exit before site
disturbance.

If roosting bats are detected onsite
during the maternity season, the
Project shall avoid the subject roost(s)
and incorporate an avoidance buffer
(as determined by a qualified
biologist) until after the maternity
season or until a qualified biologist
Project Applicant City of Los
Alamitos Planning
Department, Project
Biologist
Prior to construction
activities

Lead Agency: City of Los Alamitos SCH No. 2022090476

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determines no maternity roosting is
occurring. Once the qualified
biologist approves removal of the
subject roost tree(s), the same tree
removal procedures as outlined above
shall be implemented prior to tree
removal.

Threshold b: Would the Project have a
substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans,
policies, regulations or by the California
Department of Fish and Game or US Fish
and Wildlife Service?
N/A No mitigation is required. N/A N/A N/A No Impact
Threshold c: Would the Project have
substantial adverse effect on state or
federally protected wetlands (including, but
not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling,
hydrological interruption, or other means?
N/A No mitigation is required. N/A N/A N/A No Impact
Threshold d: Would the Project interfere
substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident
or migratory wildlife corridors, or impede
the use of native wildlife nursery sites?
N/A MM 4.3-1 would apply. Refer to MM 4.3-1
above.

Refer to MM 4.3-1
above.

Refer to MM 4.3-1 above. Less-than-Significant
Impact with Mitigation
Incorporated
Threshold e: Would the Project conflict
with any local policies or ordinances
protecting biological resources, such as a
tree preservation policy or ordinance?
N/A No mitigation is required. N/A N/A N/A No Impact
Threshold f: Would the Project conflict
with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
N/A No mitigation is required. N/A N/A N/A No Impact

4.4 Cultural Resources
Summary of Impacts
Threshold a: Would the Project cause a
substantial adverse change in the
significance of a historical resource
pursuant to § 15064.5?
N/A No mitigation is required. N/A N/A N/A No Impact
Threshold b: Would the Project cause a
substantial adverse change in the
significance of an archaeological resource
pursuant to § 15064.5?
N/A MM 4.4-1 Discovery of Inadvertent
Resources. Prior to the issuance of any
grading permits, the Project
Applicant/Developer shall submit
Project Applicant City of Los
Alamitos Planning
Department, Project
Archaeologist
Prior to the issuance of
grading permit and
monitoring during
construction.

Less-than-Significant
Impact with Mitigation
Incorporated

Lead Agency: City of Los Alamitos SCH No. 2022090476

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proof that a qualified consulting
archaeologist meeting the Secretary of
Interior's (36 CFR 61) Professional
Qualifications Standards has been
retained to conduct periodic spot
checks during ground disturbing
activities. Spot check should occur at
initial ground exposure within the
project; upon a 50 percent completion
milestone of ground disturbance; upon
an 80 percent milestone of ground
disturbance; or at any other time
determined necessary by the
consulting archaeologist. If any
potentially historic or archaeological
resources are encountered during
ground-disturbing activities, the
archaeologist shall halt construction
work within 50 feet of the find and
assess the nature of the find for
importance.
a) If the discovery is determined to
not be important by the archaeologist
(e.g. isolates and clearly nonsignificant deposits), work will be permitted to continue in the area. If a
find is determined to be potentially
important by the archaeologist, the
Lead Agency shall be notified, and
additional investigation would be
required. Additional investigation
work would include scientific
recordation and, depending on the
nature of the find, excavation.
b) At the conclusion of ground
disturbing activities, the archaeologist
shall draft a report detailing the
monitoring process and summarize
any additional field study and analysis
of resources, should any be
discovered. The completed report
shall be approved by the Planning

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Department and the Project
Applicant/Developer shall provide
verification that the report was
submitted to the Lead Agency prior to
the issuance of an occupancy permit.
c) Excavated finds shall be curated
at a repository determined by the
archaeologist and approved by the
City with verification provided to the
City prior to the issuance of an
occupancy permit.

Threshold c: Would the Project disturb any
human remains, including those interred
outside of formal cemeteries?
N/A MM 4.4-2 Discovery of Human
Remains. If human burial or skeletal
remains are identified during
excavation or construction, work in
that location shall stop immediately
until the find can be properly treated.

The construction contractor would be
required by law to comply with
California Health and Safety Code
Section 7050.5 “Disturbance of
Human Remains.” The County
Coroner must be contacted and if the
Coroner recognizes the human
remains to be those of a Native
American or has reason to believe that
they are those of a Native American,
the Coroner is required to contact the
Native American Heritage
Commission (NAHC) by telephone
within 24 hours. Once the NAHC
receives notification of a discovery of
Native American human remains from
a county coroner, the NAHC is
required to immediately notify those
persons it believes to be most likely
descended from the deceased Native
American. The descendants may, with
the permission of the owner of the
land, or his or her authorized
representative, inspect the Site of the
discovery of the Native American
human remains and may recommend
Project Applicant City of Los
Alamitos Planning
Department, Project
Archaeologist
Monitoring during grading
activities
Less-than-Significant
Impact with Mitigation
Incorporated

Lead Agency: City of Los Alamitos SCH No. 2022090476

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FEATURES (PDF)

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to the owner or the person responsible
for the excavation work means for
treatment or disposition, with
appropriate dignity, of the human
remains and any associated grave
goods. The descendants shall
complete their inspection and make
recommendations or preferences for
treatment within 48 hours of being
granted access to the site. According
to Public Resources Code Section
5097.94(k), the NAHC is authorized
to mediate disputes arising between
landowners and known descendants
relating to the treatment and
disposition of Native American
human burials, skeletal remains, and
items associated with Native
American burials.

4.5 Energy
Summary of Impacts
Threshold a: Would the Project result in
potentially significant environmental
impact due to wasteful, inefficient, or
unnecessary consumption of energy
resources, during project construction or
operation?
PDF GHG-1 The Project will
include solar photovoltaic
panels with the capability to
generate up to 1,229,520
kWh/annually.

PDF GHG-2 The Project will be
100% electric and will not
include natural gas.

PDF GHG-3 The Project will
provide a community electric
vehicle for the affordable
housing component for
residents to drive short distance
trips to the local grocery store.

PDF GHG-4 The Project’s
parking areas will be designed
to provide electric vehicle (EV)
charging stations. At minimum,
the number of EV charging
stations will equal the Tier 2
Residential Voluntary Measures
No mitigation is required. N/A N/A N/A Less-than-Significant Impact

Lead Agency: City of Los Alamitos SCH No. 2022090476

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FEATURES (PDF)

MITIGATION MEASURES
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LEVEL OF

SIGNIFICANCE
of the California Green
Building Standards Code,
Section A4.106.8.2.1.

Threshold b: Would the Project conflict
with or obstruct a state or local plan for
renewable energy or energy efficiency?
PDF GHG-1 through GHG-4
shall apply.

No mitigation is required. N/A N/A N/A Less-than-Significant Impact

4.6 Geology and Soils
Summary of Impacts
Threshold a: Would the Project directly or
indirectly cause potential substantial
adverse effects, including the risk of loss,
injury, or death involving: rupture of a
known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake
Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault?
Refer to Division of Mines and Geology
Special Publication 42; strong seismic
ground shaking; seismic-related ground
failure, including liquefaction; landslides?
N/A MM 4.6-1 Prior to the issuance of
grading permits or building permits,
the City of Los Alamitos Public
Works & Engineering Department
shall verify that all of the
recommendations provided in Section

4.0 of the Project’s December 21,
2021 “Preliminary Geotechnical
Evaluation and Design
Recommendations for Proposed
Single-Family and Multi-Family
Residential Development, 4665
Lampson Avenue, Los Alamitos,
California,” prepared by LGC
Geotechnical, Inc. and included as
Technical Appendix F1 to the
Project’s EIR, are incorporated into
the Project’s grading and building
plans and implemented by the
construction contractors. These
recommendations include but are not
limited to a) Site Earthwork
Considerations; b) Preliminary
Foundation Recommendations; c) Site
Grading Recommendations; d) Soil
Bearing and Lateral Resistance
Considerations; e) Lateral Earth
Pressures for Retaining Walls
Considerations; f) Nonstructural
Concrete Flatwork
Recommendations; and g)
Preliminary Asphalt Concrete
Pavement Design Parameters.

Alternatively, the Project shall comply
with the findings and
Project Applicant City of Los
Alamitos Public
Works &
Engineering
Department
Prior to issuance of
grading permits
Less-than-Significant
Impact with Mitigation
Incorporated

Lead Agency: City of Los Alamitos SCH No. 2022090476

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recommendations of any geotechnical
studies that may be required in
association with future grading and/or
building permits.

Threshold b: Would the Project result in
substantial soil erosion or the loss of
topsoil?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold c: Would the Project be located
on a geologic unit or soil that is unstable, or
that would become unstable as a result of
the project, and potentially result in on- or
off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
N/A MM 4.6-1 would apply. Refer to MM 4.6-1
above.

Refer to MM 4.6-1
above.

Refer to MM 4.6-1 above. Less-than-Significant
Impact with Mitigation
Incorporated
Threshold d: Would the Project be located
on expansive soil, as defined in Table 18-1-
B of the Uniform Building Code (1994),
creating substantial direct or indirect risks
to life or property?
N/A MM 4.6-1 would apply. Refer to MM 4.6-1
above.

Refer to MM 4.6-1
above.

Refer to MM 4.6-1 above. Less-than-Significant
Impact with Mitigation
Incorporated
Threshold e: Would the Project have soils
incapable of adequately supporting the use
of septic tanks or alternative waste water
disposal systems where sewers are not
available for the disposal of waste water?
N/A No mitigation is required. N/A N/A N/A No Impact
Threshold f: Would the Project directly or
indirectly destroy a unique paleontological
resource or site or unique geologic feature?
N/A MM 4.6-2 If paleontological
resources are discovered during earth
disturbance activities, the discovery
shall be cordoned off with a 50-foot
radius buffer so as to protect the
discovery from further potential
damage, and an Orange County
Certified Professional Paleontologist
shall be consulted to assess the
discovery.

If the discovery is determined to be
significant by the paleontologist, a
monitoring and recovery plan shall be
initiated, which will include
notification of appropriate personnel
involved and monitoring of earth
disturbance activities.
a) Monitoring of mass grading and
excavation activities shall be
Project Applicant City of Los
Alamitos Planning
Department, Project
Paleontologist
Monitoring during grading
activities
Less-than-Significant
Impact with Mitigation
Incorporated

Lead Agency: City of Los Alamitos SCH No. 2022090476

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performed by a qualified
paleontologist or paleontological
monitor. Monitoring will be
conducted full-time in areas of
grading or excavation in undisturbed
sediments of alluvial deposits.
b) Paleontological monitors will be
equipped to salvage fossils as they are
unearthed to avoid construction
delays. The monitor must be
empowered to temporarily halt or
divert equipment to allow removal of
fossils in a timely manner.

Monitoring may be reduced if the
potentially fossiliferous units are not
present in the subsurface, or, if
present, are determined upon exposure
and examination by qualified
paleontological personnel to have low
potential to contain fossil resources.

The monitor shall notify the project
paleontologist, who will then notify
the concerned parties of the discovery.
c) Paleontological salvage during
trenching and boring activities is
typically from the generated spoils
and does not delay the trenching or
drilling activities. Fossils will be
collected and placed in cardboard flats
or plastic buckets and identified by
field number, collector, and date
collected. Notes will be taken on the
map location and stratigraphy of the
site, which is photographed before it is
vacated and the fossils are removed to
a safe place. If the site involves
remains from a large terrestrial
vertebrate, such as large bone(s) or a
mammoth tusk, that is/are too large to
be easily removed by a single monitor,
a fossil recovery crew shall excavate
around the find, encase the find within
a plaster and burlap jacket, and

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remove it after the plaster is set. For
large fossils, use of the contractor’s
construction equipment may be
solicited to help remove the jacket to a
safe location.
d) Recovered specimens will be
prepared to a point of identification
and permanent preservation (not
display), including screen-washing
sediments to recover small
invertebrates and vertebrates.
e) Recovered specimens shall be
identified and curated of specimens
into a professional, accredited public
museum repository with a
commitment to archival conservation
and permanent retrievable storage
(e.g., OC Parks). The paleontological
program should include a written
repository agreement prior to the
initiation of monitoring activities.

Prior to curation, the lead agency (e.g.,
the City of Los Alamitos) will be
consulted on the repository/museum
to receive the fossil material.
f) A final report of findings and
significance will be prepared,
including lists of all fossils recovered
and necessary maps and graphics to
accurately record their original
location(s). The report, when
submitted to, and accepted by, the
appropriate lead agency, will signify
satisfactory completion of the project
program to reduce impacts to any
potential nonrenewable
paleontological resources (i.e., fossils)
that might have been lost or otherwise
adversely affected without such a
program in place.

Lead Agency: City of Los Alamitos SCH No. 2022090476

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4.7 Greenhouse Gas Emissions
Summary of Impacts
Threshold a: Would the Project generate
greenhouse gas emissions, either directly or
indirectly, that may have a significant
impact on the environment?
PDF GHG-1 through GHG-4
shall apply.

No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold b: Would the Project conflict
with an applicable plan, policy or regulation
adopted for the purpose of reducing the
emissions of greenhouse gases?
PDFs GHG-1 through GHG-4
shall apply.

No mitigation is required. N/A N/A N/A Less-than-Significant Impact

4.8 Hazards and Hazardous Materials
Summary of Impacts
Threshold a: Would the Project create a
significant hazard to the public or the
environment through the routine transport,
use, or disposal of hazardous materials?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold b: Would the Project create a
significant hazard to the public or the
environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold c: Would the Project emit
hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or
waste within one-quarter mile of an existing
or proposed school?
N/A No mitigation is required. N/A N/A N/A No Impact
Threshold d: Would the Project be located
on a site which is included on a list of
hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
N/A No mitigation is required. N/A N/A N/A No Impact
Threshold e: For a project located within an
airport land use plan or, where such a plan
has not been adopted, within two miles of a
public airport or public use airport, would
the Project result in a safety hazard or
excessive noise for people residing or
working in the project area?
PDF N-2 shall apply No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold f: Would the Project impair
implementation of or physically interfere
with an adopted emergency response plan
or emergency evacuation plan?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

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Threshold g: Would the Project expose
people or structures, either directly or
indirectly, to a significant risk of loss,
injury, or death involving wildland fires?
N/A No mitigation is required. N/A N/A N/A No Impact

4.9 Hydrology and Water Quality
Summary of Impacts
Threshold a: Would the Project violate any
water quality standards or waste discharge
requirements or otherwise substantially
degrade surface or groundwater quality?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold b: Would the Project
substantially decrease groundwater
supplies or interfere substantially with
groundwater recharge such that the project
may impede sustainable groundwater
management of the basin?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold c: Would the Project
substantially alter the existing drainage
pattern of the site or area, including through
the alteration of the course of a stream or
river or through the addition of impervious
surfaces, in a manner which would: result in
substantial erosion or siltation on- or offsite; substantially increase the rate or amount of surface runoff in a manner which
would result in flooding on- or offsite;
create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or impede or redirect flood
flows?
PDF HYD-1 The Project will be
built such that the finished floor
elevation for the onsite
buildings is set 1 foot minimum
above the peak 100-year storm
event water surface elevation in
accordance with Orange County
Flood Protection Requirements
No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold d: Would the Project in flood
hazard, tsunami, or seiche zones, risk
release of pollutants due to project
inundation?
PDF HYD-1 shall apply. No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold e: Would the Project conflict
with or obstruct implementation of a water
quality control plan or sustainable
groundwater management plan?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

4.10 Land Use Planning
Summary of Impacts
Threshold a: Would the Project physically
divide an established community?
N/A No mitigation is required. N/A N/A N/A No Impact

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Threshold b: Would the Project cause a
significant environmental impact due to a
conflict with any land use plan, policy, or
regulation adopted for the purpose of
avoiding or mitigating an environmental
effect?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

4.11 Noise
Summary of Impacts
Threshold a: Would the Project generate
substantial temporary or permanent
increase in ambient noise levels in the
vicinity of the project in excess of standards
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?
PDF N-1 Prior to the issuance of
occupancy permits, the Project
will construct a 7-foot-high
noise barrier along Lampson
Avenue. The noise control
barrier will be constructed so
that the top of each wall and /or
berm combination extends to
the planned height above
the pad elevation of the lot it is
shielding. Since the pad
elevations varies, the top of
each wall and/or berm
combination will be 7’ above
each applicable pad elevation.

When the roadway or terrain is
elevated above the pad
elevation, the barrier shall
extend to the recommended
height above the highest point
between the residential
home and the roadway. The
barrier shall be built with a
material surface weight of at
least 4 pounds per square foot,
with no decorative cutouts,
perforations, or line-of-sight
openings between residences
and Lampson Avenue. The
noise barrier shall be
constructed using the following
materials:
• Masonry block;
• Stucco veneer over wood
framing (or foam core), or 1-
inch-thick tongue and
No mitigation is required. N/A N/A N/A Less-than-Significant Impact

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groove wood of at least four
pounds per square foot;
• Material with sufficient
weight per square foot
capable of providing a
minimum transmission loss
of 20 dBA;
• Earthen berm; or,
• Any combination of these
construction materials
Threshold b: Would the Project generate
excessive groundborne vibration or
groundborne noise levels?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold c: For a project located within
the vicinity of a private airstrip or an airport
land use plan or, where such a plan has not
been adopted, within two miles of a public
airport or public use airport, would the
Project expose people residing or working
in the project area to excessive noise levels?
To comply with the State of
California and City of Los
Alamitos 45 A-weighted
Decibels (dBA) Community
Noise Equivalent Level
(CNEL) interior noise standards
for residential land use, the
Project will provide the
following or equivalent noise
abatement measures on building
plans:
• Windows & Glass Doors: At
a minimum the Project will
provide windows and glass
doors that are well-fitted,
well-weather-stripped
assemblies with minimum
sound transmission class
(STC) ratings of 27.

Additionally, all second
floor facades adjacent to
Lampson Avenue and JFTB
Los Alamitos will be
provided windows and glass
doors that are well-fitted,
well-weathers-tripped
assemblies with minimum
sound transmission class
(STC) ratings of 29.
• Doors (Non-Glass): All
exterior doors shall be well
weather-stripped and have
No mitigation is required. N/A N/A N/A Less-than-Significant Impact

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Well-sealed perimeter gaps
around the doors are
essential to achieve the
minimum STC rating.
• Walls: At any penetrations
of exterior walls by pipes,
ducts, or conduits, the space
between the wall and pipes,
ducts, or conduits shall be
caulked or filled with mortar
to form an airtight seal.
• Roof: Roof sheathing of
wood construction shall be
per manufacturer’s
specification or caulked
plywood of at least one-half
inch thick. Ceilings shall be
per manufacturer’s
specification or well-sealed
gypsum board of at least
one-half inch thick.

Insulation with at least a
rating of R-19 shall be used
in the attic space.
• Ventilation: Arrangements
for any habitable room shall
be such that any exterior
door or window can be kept
closed when the room is in
use and still receive
circulated air. A forced air
circulation system (e.g. air
conditioning) or active
ventilation system (e.g. fresh
air supply) shall be provided
in compliance with
applicable State and local
Building Codes (e.g.

California Building Code,
Chapter 3, R338.3).

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4.12 Population and Housing
Summary of Impacts
Threshold a: Would the Project induce
substantial unplanned population growth in
an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension
of roads or other infrastructure)?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold b: Would the Project displace
substantial numbers of existing people or
housing, necessitating the construction of
replacement housing elsewhere?
N/A No mitigation is required. N/A N/A N/A No Impact

4.13 Public Services
Summary of Impacts
Threshold a: Would the Project result in
substantial adverse physical impacts
associated with the provision of new or
physically altered governmental facilities,
need for new or physically altered
governmental facilities, the construction of
which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times or
other performance objectives for any of the
public services:
i. Fire Protection Services;
ii. Police Protection Services;
iii. School Services;
iv. Parks; or
v. Other Public Facilities
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

4.14 Recreation
Summary of Impacts
Threshold a: Would the Project increase the
use of existing neighborhood and regional
parks or other recreational facilities such
that substantial physical deterioration of the
facility would occur or be accelerated?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold b: Would the Project include
recreational facilities or require the
construction or expansion of recreational
facilities which might have an adverse
physical effect on the environment?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

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4.15 Transportation
Summary of Impacts
Threshold a: Would the Project conflict
with a program, plan, ordinance or policy
addressing the circulation system, including
transit, roadway, bicycle and pedestrian
facilities?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact
Threshold b: Would the Project conflict or
be inconsistent with CEQA Guidelines
section 15064.3, subdivision (b)?
N/A MM 4.15-1 Prior to the issuance of
certificate of occupancy, the Project
Applicant shall provide
documentation that it has implemented
the CAPCOA strategies identified
below. Verification that the COPCOA
strategies were completed shall be
verified by the City’s Public Works
Director.

1. Provide pedestrian and bicycle
network improvements within the
development connecting to existing
off-site facilities, as detailed in Section

3.3.2 of this EIR.

2. Confirm with the OCTA whether
providing new or re-routing existing
transit services to the site would be
feasible, as determined by OCTA
pursuant to OCTA’s standards.

3. Install broadband infrastructure or
other communication technologies
that encourages telecommuting and
working from home, which would
reduce mobile source emission.

4. Require the HOA to create an online
community forum where future
residents can coordinate ridesharing.

Project Applicant City of Los
Alamitos Public
Works Department
Prior to issuance of
certificate of occupancy
Significant and
Unavoidable
Threshold c: Would the Project
substantially increase hazards due to a
geometric design feature (e.g., sharp curves
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

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or dangerous intersections) or incompatible
uses (e.g., farm equipment)?
Threshold d: Would the Project result in
inadequate emergency access?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impact

4.16 Tribal Cultural Resources
Summary of Impacts
Threshold a: Would the project cause a
substantial adverse change in the
significance of a tribal cultural resource,
defined in Public Resources Code section
21074 as either a site, feature, place, cultural
landscape that is geographically defined in
terms of the size and scope of the landscape,
sacred place, or object with cultural value to
a California Native American tribe, and that
is: Listed or eligible for listing in the
California Register of Historical Resources,
or in a local register of historical resources
as defined in Public Resources Code section
5020.1(k), or a resource determined by the
lead agency, in its discretion and supported
by substantial evidence, to be significant
pursuant to criteria set forth in subdivision
(c) of Public Resources Code Section
5024.1. In applying the criteria set forth in
subdivision (c) of Public Resources Code
Section 5024.1, the lead agency shall
consider the significance of the resource to
a California Native American tribe?
N/A MM 4.16-1 Retain a Native American
Monitor Prior to Commencement of
Ground-Disturbing Activities.

1. The project applicant/lead agency
shall retain a Native American
Monitor from or approved by the
Gabrieleño Band of Mission Indians –
Kizh Nation. The monitor shall be
retained prior to the commencement of
any “ground-disturbing activity” for
the subject project at all project
locations (i.e., both on-site and any
off-site locations that are included in
the project description/definition
and/or required in connection with the
project, such as public improvement
work). “Ground disturbing activity”
shall include, but is not limited to,
demolition, pavement removal,
potholing, auguring, grubbing, tree
removal, boring, grading, excavation,
drilling, and trenching.

2. A copy of the executed monitoring
agreement shall be submitted to the
lead agency prior to the earlier of the
commencement of any grounddisturbing activity, or the issuance of any permit necessary to commence a
ground-disturbing activity.

3. The monitor will complete daily
monitoring logs that will provide
descriptions of the relevant groundProject Applicant City of Los Alamitos Planning
Department, Native
American Monitor
Prior to issuance of
grading permit and
monitoring during grading
activities
Less-than-Significant
Impact with Mitigation
Incorporated

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disturbing activities, the type of
construction activities performed,
locations of ground disturbing
activities, soil types, cultural-related
materials, and any other facts,
conditions, materials, or discoveries of
significance to the Tribe. Monitor logs
will identify and describe any
discovered TCRs, including but not
limited to, Native American cultural
and historical artifacts, remains, places
of significance, etc., (collectively,
tribal cultural resources, or “TCR”), as
well as any discovered Native
American (ancestral) human remains
and burial goods. Copies of monitor
logs will be provided to the project
applicant/lead agency upon written
request to the Tribe.

4. On-site tribal monitoring shall
conclude upon the latter of the
following (1) written confirmation to
the Kizh from a designated point of
contact for the project applicant/lead
agency that all ground-disturbing
activities and phases that may involve
ground-disturbing activities on the
project site or in connection with the
project are complete; or (2) a
determination and written notification
by the Kizh to the project
applicant/lead agency that no future,
planned construction activity and/or
development/construction phase at the
project site possesses the potential to
impact Kizh TCRs.

5. Upon discovery of any TCRs, all
construction activities in the
immediate vicinity of the discovery
shall cease (i.e., not less than the
surrounding 50 feet) and shall not
resume until the discovered TCR has

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been fully assessed by the Kizh
monitor and/or Kizh archaeologist.

The Kizh will recover and retain all
discovered TCRs in the form and/or
manner the Tribe deems appropriate,
in the Tribe’s sole discretion, and for
any purpose the Tribe deems
appropriate, including for educational,
cultural and/or historic purposes.

MM 4.16-2 Unanticipated Discovery
of Human Remains and Associated
Funerary Object.

1. Native American human remains
are defined in PRC 5097.98 (d)(1) as
an inhumation or cremation, and in
any state of decomposition or skeletal
completeness. Funerary objects, called
associated grave goods in Public
Resources Code Section 5097.98, are
also to be treated according to this
statute.

2. If Native American human remains
and/or grave goods discovered or
recognized on the project site, then all
construction activities shall
immediately cease. Health and Safety
Code Section 7050.5 dictates that any
discoveries of human skeletal material
shall be immediately reported to the
County Coroner and all grounddisturbing activities shall immediately halt and shall remain halted until the
coroner has determined the nature of
the remains. If the coroner recognizes
the human remains to be those of a
Native American or has reason to
believe they are Native American, he
or she shall contact, by telephone
within 24 hours, the Native American
Heritage Commission, and Public
Project Applicant City of Los
Alamitos Planning
Department, Native
American Monitor
Prior to issuance of
grading permit and
monitoring during grading
activities
Less-than-Significant
Impact with Mitigation
Incorporated

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Resources Code Section 5097.98 shall
be followed.

3. Human remains and grave/burial
goods shall be treated alike per
California Public Resources Code
section 5097.98(d)(1) and (2).

4. Construction activities may resume
in other parts of the project site at a
minimum of 200 feet away from
discovered human remains and/or
burial goods, if the Kizh determines in
its sole discretion that resuming
construction activities at that distance
is acceptable and provides the project
manager express consent of that
determination (along with any other
mitigation measures the Kizh monitor
and/or archaeologist deems
necessary). (CEQA Guidelines
Section 15064.5(f).)

5. Preservation in place (i.e.,
avoidance) is the preferred manner of
treatment for discovered human
remains and/or burial goods. Any
historic archaeological material that is
not Native American in origin (nonTCR) shall be curated at a public, nonprofit institution with a research interest in the materials, such as the
Natural History Museum of Los
Angeles County or the Fowler
Museum, if such an institution agrees
to accept the material. If no institution
accepts the archaeological material, it
shall be offered to a local school or
historical society in the area for
educational purposes.

6. Any discovery of human
remains/burial goods shall be kept

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confidential to prevent further
disturbance.

MM 4.16-3 Procedures for Burials
and Funerary Remains.

1. As the Most Likely Descendant
(“MLD”), the Koo-nas-gna Burial
Policy shall be implemented. To the
Tribe, the term “human remains”
encompasses more than human bones.

In ancient as well as historic times,
Tribal Traditions included, but were
not limited to, the preparation of the
soil for burial, the burial of funerary
objects with the deceased, and the
ceremonial burning of human remains.

2. If the discovery of human remains
includes four or more burials, the
discovery location shall be treated as a
cemetery and a separate treatment plan
shall be created.

3. The prepared soil and cremation
soils are to be treated in the same
manner as bone fragments that remain
intact. Associated funerary objects are
objects that, as part of the death rite or
ceremony of a culture, are reasonably
believed to have been placed with
individual human remains either at the
time of death or later; other items
made exclusively for burial purposes
or to contain human remains can also
be considered as associated funerary
objects. Cremations will either be
removed in bulk or by means as
necessary to ensure complete recovery
of all sacred materials.

4. In the case where discovered human
remains cannot be fully documented
and recovered on the same day, the
Project Applicant City of Los
Alamitos Planning
Department, Native
American Monitor
Prior to issuance of
grading permit and
monitoring during grading
activities
Less-than-Significant
Impact with Mitigation
Incorporated

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remains will be covered with muslin
cloth and a steel plate that can be
moved by heavy equipment placed
over the excavation opening to protect
the remains. If this type of steel plate
is not available, a 24-hour guard
should be posted outside of working
hours. The Tribe will make every
effort to recommend diverting the
project and keeping the remains in situ
and protected. If the project cannot be
diverted, it may be determined that
burials will be removed.

5. In the event preservation in place is
not possible despite good faith efforts
by the project applicant/developer
and/or landowner, before grounddisturbing activities may resume on the project site, the landowner shall
arrange a designated site location
within the footprint of the project for
the respectful reburial of the human
remains and/or ceremonial objects.

6. Each occurrence of human remains
and associated funerary objects will be
stored using opaque cloth bags. All
human remains, funerary objects,
sacred objects and objects of cultural
patrimony will be removed to a secure
container on site if possible. These
items should be retained and reburied
within six months of recovery. The site
of reburial/repatriation shall be on the
project site but at a location agreed
upon between the Tribe and the
landowner at a site to be protected in
perpetuity. There shall be no publicity
regarding any cultural materials
recovered.

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7. The Tribe will work closely with the
project’s qualified archaeologist to
ensure that the excavation is treated
carefully, ethically, and respectfully. If
data recovery is approved by the Tribe,
documentation shall be prepared and
shall include (at a minimum) detailed
descriptive notes and sketches. All
data recovery data recovery-related
forms of documentation shall be
approved in advance by the Tribe. If
any data recovery is performed, once
complete, a final report shall be
submitted to the Tribe and the NAHC.

The Tribe does NOT authorize any
scientific study or the utilization of
any invasive and/or destructive
diagnostics on human remains.

4.17 Utilities and Service Systems
Summary of Impacts
Threshold a: Would the Project require or
result in the relocation or construction of
new or expanded water, wastewater
treatment or storm water drainage, electric
power, natural gas, or telecommunications
facilities, the construction or relocation of
which could cause significant
environmental effects?
PDF GHG-2 shall apply. No mitigation is required. N/A N/A N/A Less-than-Significant Impacts
Threshold b: Would the Project have
sufficient water supplies available to serve
the project and reasonably foreseeable
future development during normal, dry and
multiple dry years?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impacts
Threshold c: Would the Project result in a
determination by the wastewater treatment
provider which serves or may serve the
project that it has adequate capacity to serve
the project’s projected demand in addition
to the provider’s existing commitments?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impacts
Threshold d: Would the Project generate
solid waste in excess of State or local
standards, or in excess of the capacity of
local infrastructure, or otherwise impair the
attainment of solid waste reduction goals?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impacts

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Threshold e: Would the Project comply
with federal, state, and local management
and reduction statutes and regulations
related to solid waste?
N/A No mitigation is required. N/A N/A N/A Less-than-Significant Impacts

PC RESO 2024-06

PC RESOLUTION NO. 2024-06

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

LOS ALAMITOS, CALIFORNIA, RECOMMENDING THE CITY

COUNCIL CERTIFY THE FINAL ENVIRONMENTAL IMPACT

REPORT, ADOPT A STATEMENT OF OVERRIDING

CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING
AND REPORTING PLAN FOR THE 4665 LAMPSON PROJECT
LOCATED AT 4665 LAMPSON AVENUE (APN 130-012-35) TO
ALLOW REDEVELOPMENT OF THE PROJECT SITE WITH 246
RESIDENTIAL UNITS (APPLICANT: LAMPSON PARK PLACE, LLC)
WHEREAS, Lampson Park Place, LLC (“Applicant”) proposes to demolish the existing office building and surface parking lot on the 12.3-acre property located at 4665 Lampson Avenue (APN 130-012-35) and redevelop the site with a 246-unit residential development consisting of a variety of housing product types, including 55 single-family detached homes, 114 townhomes, and 77 for-rent multi-family apartment homes comprised of 76 units restricted to lower income households and one unrestricted manager’s unit (the “Project”); and,
WHEREAS, an Environmental Impact Report (“EIR”) for the Project, incorporated by reference herein, has been completed in compliance with the California Environmental Quality Act (“CEQA”), the guidelines promulgated by the State Secretary for Natural Resources, and the procedures for review as set forth in the 2007 City of Los Alamitos Guidelines for Implementation of the CEQA (Local CEQA Guidelines); and, WHEREAS, notice regarding the EIR for the Project was sent to neighboring property owners pursuant to the City's CEQA Guidelines, concerning the review period commencing April 24, 2024; and,
WHEREAS, copies of the EIR have been made available for a 45-day review period to pertinent agencies and interested members of the public, commencing on April 24, 2024; and,
WHEREAS, all written comment letters received within the 45-day public review period have been noted in the record, responded to by Staff, and none of the comments alter the conclusions in the EIR; and,
WHEREAS, changes to the EIR have been made that amplify and clarify the analysis; and,
WHEREAS, it has been determined that the Project may potentially have significant effects on the environment, and revisions in the Project proposal would mitigate most of the effects to a point where clearly no significant effect would occur; and, Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

PC RESO 2024-06

WHEREAS, potential off-site impacts related to vehicle miles travelled (VMT) result in a significant and unavoidable VMT impact on a direct and cumulatively considerable basis, and the City has prepared a Statement of Overriding Considerations to demonstrate that the Project’s benefits outweigh the significant and unavoidable VMT impact identified in the EIR; and,
WHEREAS, the Planning Commission considered the EIR, the Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Plan ("MMRP"), incorporated by reference herein, at a duly noticed public hearing on September 25, 2024, at which hearing it considered all the evidence presented, both written and oral; and, WHEREAS, the Applicant, Applicant’s representatives and members of the public were provided the opportunity to present written and oral testimony.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LOS ALAMITOS DOES RESOLVE AS FOLLOWS:

SECTION 1. The Planning Commission of the City of Los Alamitos, California, finds that the above recitals are true and correct and are incorporated by reference herein.

SECTION 2. The Planning Commission has reviewed and considered the environmental documentation as well as the conditions cited in Exhibit "A," for the Project prior to taking action. Based on the analysis contained in the EIR and the accompanying environmental information, in compliance with CEQA (Public Resources Code Section 21000, et seq., the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the City's Local CEQA Guidelines, the Planning Commission hereby recommends the City Council certify the EIR and adopt the Statement of Overriding Considerations and MMRP, incorporated by reference herein. In making the recommendation to the City Council to certify the EIR and adopt the Statement of Overriding Considerations, the Planning Commission finds as follows:

A. The EIR was prepared in accordance with all legal requirements, including all public notice and comment period requirements.

B. The CEQA requires preparation of an environmental impact report if there is substantial evidence in light of the whole record that the Project may have a potentially significant environmental effect on the environment. An environmental impact report was prepared which demonstrates that the proposed Project will not cause any significant onsite environmental damage as this is a Project on property that already has been designated as an area for residential units and there are no fish or wildlife habitat on site. The site was previously graded for the construction of the existing commercial building.

Regarding potential off-site impacts, Project components and mitigation measures available to reduce vehicle miles travelled (VMT) include developing pedestrian network improvements and implementing travel demand model (TDM) measures Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

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such as those listed in Mitigation Measure MM 4.15-1. Even where the TDM measures are implemented to their maximum effectiveness of 10%, the Project would still not be able to reduce its VMT impact to a level of less than significant which requires a 31.8% reduction for baseline (2022) conditions and 27.7% for buildout (2045) conditions. Therefore, the Project is found to have a significant and unavoidable VMT impact on a direct and cumulatively considerable basis. All feasible mitigation measures were incorporated to reduce VMT impacts per measures identified in the 2021 California Air Pollution Control Officers Association (CAPCOA) Handbook; however, even with incorporation of all feasible mitigation measures, VMT impacts would remain significant and unavoidable.

C. The Project is consistent with the General Plan objectives, policies and programs. The proposed Project allows for the development of 246 residential units at a density of 20 dwelling units an acre which is within the General Plan multi-family residential land use designation of 20 – 25 units per acre. The proposed design and improvements of the 246 residential unit Project are consistent with the applicable General Plan goals, policies, and implementation measures.

D. The Project will not adversely affect the public health, safety and welfare. The proposed Project design and improvements will not adversely affect the public health of the citizens of the City of Los Alamitos as the Project is the type of use which is planned for in this area; the residential Project will be compatible with the single-family and multifamily residential uses in the area. The mitigation measures required by the CEQA document, along with the recommended Conditions of Approval, will ensure the safety of the inhabitants of the Project and will contribute to the health of the community as a whole.

E. The EIR identified potentially significant impacts to VMT which could result from the Project. Mitigation measures have been identified which reduce some of these impacts yet not to a level of less than significant. Even with incorporation of mitigation measures from the EIR into the conditions of Project approval, this impact is significant and unavoidable and would not be mitigated to a less than significant level. Per Public Resources Code section 21081(a)(3), specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible additional mitigation. Pursuant to the CEQA, with respect to the identified significant unavoidable environmental effects of the Project, the Planning Commission has weighed the economic, legal, social, technological, and other benefits, including region-wide and statewide environmental benefits, of the Project against its unavoidable significant environmental impacts in determining whether to recommend approval of the Project. The Planning Commission finds that the benefits of the Project outweigh its unavoidable adverse environmental effects such that the adverse environmental effects may be considered “acceptable.” A Statement of Overriding Considerations, incorporated by reference herein, was prepared and each of the separate benefits listed provides Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

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a separate and independent ground for the City’s decision that the Project’s benefits outweigh the significant and unavoidable environmental impact identified in the EIR.

F. The City has complied with the CEQA. Pursuant to the provisions of the CEQA, an EIR was prepared which led to the conclusion that a Statement of Overriding Considerations be prepared for this Project. The purpose of an environmental impact report is to identify potential effects on the environment of the Project and to indicate the manner in which those potential significant effects can be avoided or mitigated. A primary function of the environmental impact report is to disclose and evaluate Project impacts and inform decision makers for the Project. To meet the 45-day circulation requirement, a notice regarding the EIR was circulated from April 24 to June 10, 2024 (SCH#2022090476).

G. Together, the draft Environmental Impact Report (“DEIR”), the revisions to the DEIR, the comments of persons and organizations commenting on the DEIR and a list of all such persons and organizations, the responses to the comments, and other information added by the City constitute the final Environmental Impact Report (“FEIR”) on the Project.

H. No new significant information has been added to the EIR since circulation of the DEIR that would require recirculation of the EIR. Recirculation of the draft EIR is not required where the new information merely clarifies, amplifies or makes minor modifications to an adequate EIR. The information provided since the draft EIR meets those criteria. All the text revisions to the draft EIR provide clarification and additional detail. After considering all comments received on the draft EIR, the City of Los Alamitos has determined that the changes do not result in a need to recirculate the draft EIR.

I. The final EIR reflects the City of Los Alamitos’ independent judgement and analysis.

SECTION 3. Based on the entire record before the Planning Commission, including the written and oral record and the findings set forth in the Resolution, the Planning Commission hereby recommends the City Council certify the Environmental Impact Report, and adopt the Statement of Overriding Considerations and Mitigation Monitoring and Reporting Plan, incorporated by reference herein, for the 4665 Lampson Project at 4665 Lampson Avenue, APN 130-012-35.

SECTION 4. The Secretary of the Planning Commission shall forward a copy of this Resolution to the City Council, the Applicant, and any person requesting the same.

Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

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PASSED, APPROVED, AND ADOPTED this 23
rd day of October 2024.
________________________________
Mary Anne Cuilty, Chair
ATTEST:
______________________________
Ron Noda, Secretary
APPROVED AS TO FORM:
_______________________________
Michael S. Daudt, City Attorney

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF LOS ALAMITOS )
I, Ron Noda, Planning Commission Secretary of the City of Los Alamitos, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 23
rd day of October 2024, by the following vote, to wit:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
______________________________
Ron Noda, Secretary
Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

PC RESO 2024-07

PC RESOLUTION NO. 2024-07

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

LOS ALAMITOS, CALIFORNIA, RECOMMENDING THE CITY
COUNCIL APPROVE A TENTATIVE PARCEL MAP 2022-133 (FOR

FINANCE AND CONVEYANCE PURPOSES) AND VESTING
TENTATIVE TRACT MAP NO. 19263 (FOR CONDOMINIUM
PURPOSES) FOR THE 4665 LAMPSON PROJECT LOCATED AT
4665 LAMPSON AVENUE (APN 130-012-35) TO ALLOW
REDEVELOPMENT OF THE PROJECT SITE WITH 246
RESIDENTIAL UNITS (APPLICANT: LAMPSON PARK PLACE, LLC)
WHEREAS, Lampson Park Place, LLC (“Applicant”) proposes to demolish the existing office building and surface parking lot on the 12.3-acre property located at 4665 Lampson Avenue (APN 130-012-35) and redevelop the site with a 246-unit residential development consisting of a variety of housing product types, including 55 single-family detached homes, 114 townhomes, and 77 for-rent multi-family apartment homes comprised of 76 units restricted to lower income households and one unrestricted manager’s unit (the “Project”); and,
WHEREAS, a completed application for a Tentative Parcel Map and a Vesting Tentative Tract Map was submitted by Lampson Park Place, LLC, on November 18, 2023, requesting to subdivide the Project site; and,
WHEREAS, the Project would include a total of 246 units and the overall density for the Project would be 20 dwelling units per acre. The Project would provide 577 parking spaces (475 spaces for the single-family detached and townhomes and 102 for the apartments) exceeding the 441 parking spaces that would be required pursuant to the State’s Density Bonus Law; and,
WHEREAS, the application included a tentative parcel map and a vesting tentative tract map as required by Section 16.06.030 (Tentative Parcel Maps) and Section

16.06.020 (Tentative Tract Maps) of the Los Alamitos Municipal Code (LAMC); and, WHEREAS, the Applicant shall offer a dedication in fee or an easement to the City of a 10-foot-wide strip of land (approximately 10,000 square feet) adjacent to Arbor Park for the purpose of public ingress, egress and access by vehicles and pedestrians and the parking of vehicles; and,
WHEREAS, the Planning Commission reviewed and considered the proposed Project and application, including the Tentative Parcel Map and the Vesting Tentative Tract Map, attached hereto as Exhibits “B” and “C” and incorporated by reference herein, at a duly noticed public hearing on September 25, 2024, at which hearing it considered all the evidence presented, both written and oral; and, Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

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WHEREAS, the Applicant, Applicant’s representatives and members of the public were provided the opportunity to present written and oral testimony.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LOS ALAMITOS DOES RESOLVE AS FOLLOWS:

SECTION 1. The Planning Commission of the City of Los Alamitos, California, finds that the above recitals are true and correct and are incorporated by reference herein.

SECTION 2. The Planning Commission hereby makes the following findings as set forth in the Subdivision Map Act as well as those required by Los Alamitos Municipal Code (LAMC) Sections 16.10.100 and 16.10.110:

1. The proposed maps are consistent with the City' s General Plan. The proposed maps allow for the site redevelopment with 246 residential units at a density of 20 dwelling units an acre which is within the General Plan multi-family residential land use designation of 20 – 25 units per acre. The proposed design of the Project subdivision is consistent with the applicable General Plan goals, policies, and implementation measures.

2. The design and improvement of the proposed subdivisions is consistent with the City's General Plan. The design and improvement of the 246-unit Project is suitable for residential development in the R- 3 multi-family residential zone and the subdivisions can be developed in compliance with the General Plan.

3. The site is physically suitable for the proposed type of development. The site is physically suitable for a residential subdivision because the site is generally flat and will require minimal grading.

4. The site is physically suitable for the proposed density of development. The 12.3- acre site is capable of supporting the development of the proposed 246 residential units. The proposed Project is at 20 dwelling units per acre, within the maximum that the City's R- 3 zoning district allows at 25 dwelling units per acre under multifamily development.

5. The requirements of the California Environmental Quality Act (CEQA) have been satisfied. Pursuant to the provisions of the CEQA, an Environmental Impact Report (“EIR”) was prepared which led to the conclusion that a Statement of Overriding Considerations be prepared for the Project. The purpose of an EIR is to identify potential effects on the environment of the Project and to indicate the manner in which those potential significant effects can be avoided or mitigated. A primary function of the EIR is to disclose and evaluate Project impacts and inform decision makers for the Project. To meet the 45-day circulation requirement, a notice regarding the draft EIR was circulated from April 24 to June 10, 2024 (SCH#2022090476).

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6. The design of the subdivisions and proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish or wildlife in their habitat. The proposed subdivisions will not cause any onsite environmental damage as this is an infill project on property that already has been designated as an area for residential units and there are no fish or wildlife habitat on the site. The site was previously graded for construction of the existing commercial building.

7. The design of the subdivisions and the proposed improvements are not likely to cause serious public health problems. The proposed subdivisions design and improvements will not adversely affect the public health of the citizens of the City of Los Alamitos as the Project is the type of use which is planned for in this area; the residential Project will be compatible with the single-family and multi-family residential uses in the area. The mitigations required by the CEQA document will ensure the safety of the inhabitants of the Project and will contribute to the health of the community as a whole.

8. The design of the subdivisions and improvements will not conflict with public access easement(s) through the property. The design of the subdivisions and the proposed improvements will not conflict with any existing telephone, street, and/or public utility easements. There are no public access easements through the property.

9. The design and improvements of the proposed subdivisions are suitable for the uses proposed and the subdivisions can be developed in compliance with the applicable zoning regulations. As conditioned, the Project will comply with applicable zoning regulations. Pursuant to the State’s Density Bonus legislation, minor incentives, concessions, waivers, and/or reductions in development standards have been requested for reduction in setback distance between structures, exception for building step back requirements, reduction in minimum storage space, reduced common area requirement, and reduced parking requirement.

10.The discharge of waste into an existing community sewer system will not result in or add to a violation of existing requirements prescribed by the Regional Water Quality Control Board. The discharge of wastewater from the subdivision into the sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board.

SECTION 3. Based upon such findings and determinations, the Planning Commission hereby recommends the City Council approve Tentative Parcel Map 2022- 133 and Vesting Tentative Tract Map No. 19263 attached as Exhibits “B” and "C" and incorporated by reference herein, subject to the conditions located in Exhibit "A." SECTION 4. The Secretary of the Planning Commission shall forward a copy of this Resolution to the City Council, the Applicant and any person requesting the same.

Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

PC RESO 2024-07

PASSED, APPROVED, AND ADOPTED this 23
rd day of October 2024.
________________________________
Mary Anne Cuilty, Chair
ATTEST:
______________________________
Ron Noda, Secretary
APPROVED AS TO FORM:
_______________________________
Michael S. Daudt, City Attorney

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF LOS ALAMITOS )
I, Ron Noda, Planning Commission Secretary of the City of Los Alamitos, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 23
rd day of October 2024, by the following vote, to wit:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
______________________________
Ron Noda, Secretary
Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

PC RESO 2024-08
Page1
PC RESOLUTION NO. 2024-08

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

LOS ALAMITOS, CALIFORNIA, RECOMMENDING THE CITY

COUNCIL APPROVE AN AFFORDABLE HOUSING UNIT
APPLICATION FOR THE 4665 LAMPSON PROJECT LOCATED AT
4665 LAMPSON AVENUE, IN THE MULTI-FAMILY RESIDENTIAL (R3) ZONING DISTRICT (APN 130-012-35) TO ALLOW REDEVELOPMENT OF THE PROJECT SITE WITH 246
RESIDENTIAL UNITS, INCLUDING 76 AFFORDABLE MULTIFAMILY APARTMENT HOMES (APPLICANT: LAMPSON PARK

PLACE, LLC)
WHEREAS, Lampson Park Place, LLC (“Applicant”) proposes to demolish the existing office building and surface parking lot on the 12.3-acre property located at 4665 Lampson Avenue (APN 130-012-35) and redevelop the site with a 246-unit residential development consisting of a variety of housing product types, including 55 single-family detached homes, 114 townhomes, and 77 for-rent multi-family apartment homes comprised of 76 units restricted to lower income households and one unrestricted manager’s unit (the “Project”); and,
WHEREAS, a completed Affordable Housing Unit Application for the Project was submitted by Lampson Park Place, LLC, on October 11, 2022, requesting approval for 246 residential units, including 76 affordable multi-family apartment homes; and, WHEREAS, pursuant to the State’s Density Bonus Law, the application also included requests for incentives, concessions and waivers for the following: reduction in setback distance between structures, exception for building step back requirements, reduction in minimum storage space, reduced common area requirement, and reduced parking requirement; and,
WHEREAS, pursuant to Government Code Section 65915, the verified application constitutes a request as required by Section 17.28.050 (Affordable Housing) of the Los Alamitos Municipal Code; and,
WHEREAS, the State Density Bonus Law codified in Government Code Section 65915 to 65918 provides a mechanism that allows housing developers to increase density on a property above the maximum allowed under a jurisdiction’s General Plan or zoning and to request relief from development standards in exchange for offering to build or donate land for affordable or senior housing units. A developer who meets the requirements of the State law is entitled to receive the density bonus and other benefits (i.e., incentives, concessions, waivers, and reduction of development standards) as a matter of right; and,
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Page2
WHEREAS, California Government Code Section 65589.5, also known as the Housing Accountability Act, prohibits a local agency from disapproving, or conditioning approval in a manner that renders infeasible, a housing development project for very low, low-, or moderate-income households or an emergency shelter unless the local agency makes specified written findings based on a preponderance of the evidence in the record; and,
WHEREAS, the receipt of a density bonus, incentive, concession, waiver, or reduction of development standards pursuant to Section 65915 shall not constitute a valid basis on which to find a proposed housing development project inconsistent, not in compliance, or not in conformity, with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision; and, WHEREAS, the Planning Commission considered the Affordable Housing Unit Application, incorporated by reference herein, at a duly noticed Public Hearing on September 25, 2024, at which hearing it considered all the evidence presented, both written and oral; and,
WHEREAS, the Applicant, Applicant’s representatives and members of the public were provided the opportunity to present written and oral testimony.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LOS ALAMITOS DOES RESOLVE AS FOLLOWS:

SECTION 1. The Planning Commission of the City of Los Alamitos, California, finds that the above recitals are true and correct and are incorporated by reference herein.

SECTION 2. The Planning Commission hereby makes the following findings or determinations made in accordance with Section 17.28.050 of the LAMC, which is based on all the evidence presented, both written and oral;
The design and layout of the proposed development are consistent with the development and design standards/guidelines of the applicable zoning district: The design and layout of the 246 residential units at 4665 Lampson Avenue, as conditioned, is consistent with the development and design standards/guidelines of the Multiple Family (R-3) Residential Zoning District as well as with the requirements for residential development set forth in Section 17.34.060. The development meets, or will be conditioned to meet, all requirements. Each proposed unit and the entire Project meets the development standards for the R3 zone including parcel area, parcel depth, maximum density, minimum dwelling area, and site coverage. Pursuant to the State’s Density Bonus legislation, minor incentives, concessions, waivers, and/or reductions in development standards have been requested for reduction in setback distance between structures, exception for building step back requirements, reduction in minimum storage space, reduced common area requirement, and reduced parking requirement as described below:

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Page3
Reduction in setback distance between structures. LAMC Section 17.08.030, Table 2-03 requires a 10-foot minimum distance between structures. Though most of the Project’s single-family residential setback distances between structures meet or exceed the minimum distances, the setback distance is reduced to 6 feet at certain locations within the Project site plan. Meeting the required 10-foot minimum setback distance would require a significant change to the site plan and likely result in a reduction of residential units.

Exception for building step back requirements. LAMC Section 17.08.045.A.1 requires that for buildings higher than two stories, the third story must have a minimum 5-foot step back from the story below to minimize building bulk and create façade articulation. This requirement appears to govern regardless of building location within a project site or surrounding land uses. While the City interprets this requirement as applying only to perimeter buildings (i.e., buildings that are located along the perimeter of a Project site), given the requirement’s ambiguity, the Applicant is requesting an exception from the required minimum 5- foot step back requirement for those structures identified on the site plan.

Reduction in minimum storage space. LAMC Section 17.08.030, Table 2-03, requires a minimum storage space in a garage or carport of 200 cubic feet per unit.

For certain units within the Project, this storage space requirement will be difficult to satisfy because of limitations in garage and carport space. As such, the Applicant is requesting that the minimum storage space requirement be reduced to 175 cubic feet per unit for market rate units and 50 cubic feet per unit for affordable units identified on the site plan.

Reduced common area requirement. LAMC Section 17.08.030, Table 2-03 requires a minimum 200 square feet of common area and 60 square feet of private space per unit. The Project will be able to comply with the minimum private space requirement, but the Project will not be able to comply with the common area requirement. This is due to the proposed dedication or grant of an easement related to the northerly 10-foot strip of land abutting Arbor Park and Arbor Dog Park, which comprises an area of approximately 10,000 square feet of property.

When this area is dedicated or granted to the City, then the Project will be unable to comply with the common area requirement because compliance with this requirement would physically preclude construction of the Project at the densities allowed and with the concessions described above. Therefore, the Applicant is requesting a reduction in the common area requirement from 200 to 150 square feet per unit.

Parking Reduction Request. The Project would provide 577 parking spaces (475 spaces for the single-family detached and townhomes and 102 for the apartments), which is below the City’s required 679 parking spaces pursuant to LAMC Section

17.22.030, Required Parking Spaces. The State’s Density Bonus Law specifies that for housing developments that qualify for a density bonus the local government Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

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Page4
shall not require a vehicular parking ratio, inclusive of parking for persons with a disability and guests, that exceeds the following ratios: (A) zero to one bedroom:
one onsite parking space; (B) two to three bedrooms: one and one-half onsite parking spaces; and (C) four and more bedrooms: two and one-half parking spaces. (Gov’t Code Section 65915(p)(1).) The Applicant requests that the City require no more than 2.35 spaces per unit for a total of 577 parking spaces for the Project, which is significantly more than the 441 parking spaces that would be required pursuant to the State’s Density Bonus Law.

SECTION 3. Prior to final map approval, the applicant shall record covenants with the County Recorder for the low and/or very low affordability requirements of said 76 units to remain affordable for a period no less than 55 years in accordance with Government Code Section 65915 and Los Alamitos Municipal Code Section 17.28.050, as described in Condition Nos. 16 - 23.

SECTION 4. Pursuant to the provisions of the California Environmental Quality Act (CEQA) an Environmental Impact Report (“EIR”) was prepared which led to the conclusion that a Statement of Overriding Considerations be prepared for this project.

The purpose of an EIR is to identify potential effects on the environment of the project and to indicate the manner in which those potential significant effects can be avoided or mitigated. A primary function of the EIR is to disclose and evaluate project impacts and inform decision makers for the project. To meet the 45-day circulation requirement, a notice regarding the draft EIR was circulated from April 24 to June 10, 2024 (SCH#2022090476).

SECTION 5. Based upon such findings and determinations, the Planning Commission hereby recommends the City Council approve an Affordable Housing Unit Application, including the requested incentives, concessions, waivers, and reductions in development standards, as represented by the plans and elevations incorporated by reference herein, and subject to the conditions located in Exhibit "A." SECTION 6. The Secretary of the Planning Commission shall forward a copy of this Resolution to the City Council, the Applicant, and any person requesting the same.

PASSED, APPROVED, AND ADOPTED this 23rd day of October 2024. ________________________________
Mary Anne Cuilty, Chair
ATTEST:
______________________________
Ron Noda, Secretary
Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

PC RESO 2024-08
Page5
APPROVED AS TO FORM:
_______________________________
Michael S. Daudt, City Attorney

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF LOS ALAMITOS )
I, Ron Noda, Planning Commission Secretary of the City of Los Alamitos, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 23
rd day of October 2024, by the following vote, to wit:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
______________________________
Ron Noda, Secretary
Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

PC RESO 2024-90

PC RESOLUTION NO. 2024-09

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

LOS ALAMITOS, CALIFORNIA, RECOMMENDING THE CITY
COUNCIL APPROVE A SITE DEVELOPMENT PERMIT – MAJOR
FOR THE 4665 LAMPSON PROJECT LOCATED AT 4665 LAMPSON
AVENUE, IN THE MULTI-FAMILY RESIDENTIAL (R-3) ZONING
DISTRICT (APN 130-012-35) TO ALLOW REDEVELOPMENT OF THE PROJECT SITE WITH 246 RESIDENTIAL UNITS (APPLICANT:

LAMPSON PARK PLACE, LLC)
WHEREAS, Lampson Park Place, LLC (“Applicant”) proposes to demolish the existing office building and surface parking lot on the 12.3-acre property located at 4665 Lampson Avenue (APN 130-012-35) and redevelop the site with a 246-unit residential development consisting of a variety of housing product types, including 55 single-family detached homes, 114 townhomes, and 77 for-rent multi-family apartment homes comprised of 76 units restricted to lower income households and one unrestricted manager’s unit (the “Project”); and,
WHEREAS, a completed application for a Site Development Permit – Major was submitted for the Project by Lampson Park Place, LLC, on November 18, 2023; and, WHEREAS, the Project would include a total of 246 units and the overall density for the Project would be 20 dwelling units per acre. The Project would provide 577 parking spaces (475 spaces for the single family detached and townhomes and 102 for the apartments) in exceedance of the 441 parking spaces that would be required pursuant to the State’s Density Bonus Law; and,
WHEREAS, the verified application constitutes a request as required by Section

17.44.040 and Section 17.08.020 Table 2-02 (Allowed Uses and Permit Requirements for Residential Zoning Districts) of the Los Alamitos Municipal Code (LAMC); and, WHEREAS, the Planning Commission reviewed and considered the application for the Site Development Permit – Major, incorporated by reference herein, at a duly noticed public hearing on September 25, 2024, at which hearing it considered all the evidence presented, both written and oral; and,
WHEREAS, the Applicant, Applicant’s representatives and members of the public were provided the opportunity to present written and oral testimony.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LOS ALAMITOS DOES RESOLVE AS FOLLOWS:

SECTION 1. The Planning Commission of the City of Los Alamitos, California, finds that the above recitals are true and correct and are incorporated by reference herein.

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SECTION 2. The Planning Commission hereby makes the following findings made in accordance with Section 17.44.060 of the LAMC, which is based on all of the evidence presented, both written and oral; the Staff report and final Environmental Impact Report are incorporated by reference herein:

1. The proposed project is allowed within the subject zone: The property is designated and zoned for this type of development. The Project site has a land use designation of Multi-Family Residential - 25 and a zoning classification of MultiFamily Residential - 25 (R-3).

2. The proposed project complies with all of the applicable criteria identified in

17.44.030(B) (Application Processing, Filing, and Review—Generally): The design and layout of the proposed residential units at 4665 Lampson Avenue is efficient, consistent with applicable City regulations and policies, and would not interfere with the use and enjoyment of neighboring residential developments, as the surrounding residential uses are comprised of single-family and multi-family. The location is appropriate for a 246-unit residential development that would be constructed in an architectural style that complements nearby homes. The Project will retain beautiful landscaping through the strength of a Homeowner's Association that will hire and maintain a maintenance crew. The Homeowner's Association will have regulations that are more exacting than the City' s Code concerning maintenance and parking. The location of the driveway ingress/egress access to the site would not create traffic or pedestrian hazards. The design and layout of the 246 residential units at 4665 Lampson Avenue, as conditioned, is consistent with the development and design standards/guidelines. Pursuant to the State’s Density Bonus legislation and LAMC 17.28.050, minor incentives, concessions, waivers, and/or reductions in development standards have been requested for reduction in setback distance between structures, exception for building step back requirements, reduction in minimum storage space, reduced common area requirement, and reduced parking requirement.

3. The proposed project is in keeping with the character of the neighborhood, in terms of the structure(s) general appearance: The design of the 246 residential units would be in keeping with the neighborhood character and enhance the attractive, harmonious, and orderly development of the property. The design is in harmony with surrounding development and improves upon the City's architecture with quality detached single-family, townhome, and multi-family residential building design, extensive landscaping, and maintenance requirements.

4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, and color, and will remain aesthetically appealing and retain an appropriate level of maintenance: The design of the 246 residential units would provide a desirable environment for its occupants, visiting public, and its neighbors through good aesthetic use of materials, texture, landscaping, and color Docusign Envelope ID: BD61CA5E-C44F-491D-8D9E-5D9914D2D68E

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as depicted in the plan set incorporated by reference herein. Site redevelopment would continue the attractive environment that the existing property previously enjoyed for years and maintain an appropriate level of maintenance, through the implementation of a homeowners' association and the use of covenants, conditions, and restrictions.

5. The proposed development would not be detrimental to the public health, safety, or welfare or materially injurious to the properties or improvements in the vicinity:

The 246 residential units provide for public health, safety, and welfare of the residential and business communities by providing more living options to the City rather than causing sprawl at the fringes of this metropolitan area. The buildings will meet all building code requirements. The mitigation measures identified in the Environmental Impact Report prepared for the Project would ensure the safety of the inhabitants of the Project as well as other residents of Los Alamitos. Also, the 246 residential units would not depreciate property values in the vicinity, as the area is zoned for this type of use and it will improve the aesthetics of this residential neighborhood area (formerly a commercial and now vacant property).

6. The proposed Project would assist the City of Los Alamitos in providing for the State mandated units identified in the General Plan for moderate, low and/or very low-income categories as described in the Regional Housing Needs Assessment.

Remaining sites identified in the housing element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the jurisdiction’s share of the regional housing need pursuant to Section 65584.

The City’s Regional Housing Needs Allocation (RHNA) for the 6th Cycle Housing Element Update is a total of 769 units, which is comprised of 313 lower income units, 145 moderate income units, and 311 above moderate-income units. The City’s Housing Element identified that the City’s residential capacity is 817 total units, which exceeds the City’s RHNA obligation of 769 units by 48 units. This surplus, or “buffer,” of 48 units is comprised of 19 surplus lower income units, 14 moderate income units, and 15 surplus above moderate-income units.

The Housing Sites Inventory identifies the total number of units for the proposed Project site as 246 units, and those units are projected to consist of 77 lower income units, zero moderate income units, and 169 above moderate-income units.

The proposed residential Project proposes 76 lower income units, zero moderate income units, and 170 above moderate-income units
As such, approval of the Project on the site identified in the Housing Sites Inventory will result in the need for the City to deduct one lower income unit from the City’s surplus “buffer” of 19 lower income units, resulting in a remaining surplus “buffer” of 18 lower income units. Accordingly, even after approval of the Project, the remaining sites identified in the City’s Housing Element are adequate to meet the requirements of Section 65583.2 and to accommodate the jurisdiction’s share of the regional housing need pursuant to Section 65584.

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PC RESO 2024-90

SECTION 3. Pursuant to the provisions of the California Environmental Quality Act (CEQA) an Environmental Impact Report (“EIR”) was prepared which led to the conclusion that a Statement of Overriding Considerations be prepared for this Project.

The purpose of an EIR is to identify potential effects on the environment of the Project and to indicate the manner in which those potential significant effects can be avoided or mitigated. A primary function of the EIR is to disclose and evaluate Project impacts and inform decision makers for the Project. To meet the 45-day circulation requirement, a notice regarding the draft EIR was circulated from April 24 to June 10, 2024 (SCH#2022090476).

SECTION 4. Based upon such findings and determinations, the Planning Commission hereby recommends the City Council approve a Site Development Permit – Major, as represented by the plans and elevations incorporated by reference herein, and subject to the conditions located in Exhibit "A."
SECTION 5. The Secretary of the Planning Commission shall forward a copy of this Resolution to the City Council, the Applicant and any person requesting the same.

PASSED, APPROVED, AND ADOPTED this 23
rd day of October, 2024.
________________________________
Mary Anne Cuilty, Chair
ATTEST:
______________________________
Ron Noda, Secretary
APPROVED AS TO FORM:
_______________________________
Michael S. Daudt, City Attorney
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PC RESO 2024-90

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF LOS ALAMITOS )
I, Ron Noda, Planning Commission Secretary of the City of Los Alamitos, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 23
rd day of October 2024, by the following vote, to wit:

AYES: COMMISSIONERS:

NOES: COMMISSIONERS:

ABSENT: COMMISSIONERS:

ABSTAIN: COMMISSIONERS:
______________________________
Ron Noda, Secretary
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