Los Alamitos City Council
November 18, 2024

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476

8. Lampson Avenue is not only used by the over 1,700 households in College Park East, but those who live nearby in Rossmoor and Los Al and Garden Grove who go shopping, drop/pick up kids at school and bypass the freeway.

Lampson is only a two lane street with constant use and at times extremely congested. By adding one 246 units and potentially 500 additional car trips daily, Lampson will be a nightmare.

9. I am requesting a study on the impact of foot traffic on Lampson due to the development.

I would also like a sidewalk added to the north side of Lampson between Seal Beach Blvd and Tulip Drive. I am concerned that with the decreased visibility of drivers traveling eastbound on Lampson due to curves in the roadway, as well as the boulders and trees in the center divider, there will be an increase in pedestrian injuries and fatalities.

Please stop the Lampson project.

Kindly,
Gizem Gulec
26-9
26-10

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 26
Gulec, Gizem, dated May 19, 2024.
26-1 The commenter provides introductory remarks and expresses opposition to the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
26-2 The commenter expresses concerns with inadequate parking due to the proposed density, spill over into College Park East air pollution, and accidents. The commenter does not provide any specific comments on the adequacy of the Draft EIR. However, these comments are noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. 26-3 The commenter expresses concerns with AYSO operation and parking. Refer to Master Response 2.1.3, Parking, for parking concerns.
26-4 The commenter expresses concerns with vehicle access onto the Project site and safety issues for emergency vehicles and school buses. Refer to Master Responses 2.1.2, Roadway Safety on Lampson Avenue, and 2.1.7, Emergency Vehicle Access. 26-5 The commenter recommends the Project open space be converted into a recreational park.

Refer to Master Response 2.1.10, Loss of Existing Open Space and Provision of On-Site Amenities.
26-6 The commenter expresses concerns with VMT, states that the elimination of the current Park and Ride Lot will further increase VMT, and recommends the Project provide a Telework Center. The existing Park-n-Ride that previously occupied the Project site has not been in operation for the past 18 months and when in operation had limited usage Additionally, as discussed in 4.15, Transportation, of the Draft EIR, the Project would result in significant VMT impacts with the implementation of Mitigation Measure MM 4.15-1. Mitigation Measure MM 4.15-1 includes implementing CAPCOA strategies such as installing broadband infrastructure or other communication technologies that encourages telecommuting and working from home, which would reduce mobile source emission (refer to Page 4.15-19 of the Draft EIR).
26-7 The commenter states that California law requires solar panels on new housing and zero emission electric vehicle charging stations which are not mentioned in the Draft EIR. Contrary to the commenter’s assertions, as part of the Project’s Project Design Features (PDFs), the Project will include solar photovoltaic with the capability to generate up to 1,229,520 kWh/annually (PDF GHG-1) and the Project’s parking areas will be designed to provide electric vehicle (EV) charging stations. At minimum, the number of EV charging stations will

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

equal the Tier 2 Residential Voluntary Measures of the California Green Building Standards Code, Section A4.106.8.2.1 (PDF GHG-4) (refer to Page 4.5-6 to 4.5-7 of the Draft EIR) Thus, no revision to the Draft EIR is required.
26-8 The commenter expresses concerns with traffic congestion, pollution, and proposed density, and expresses general opposition to the Project. The commenter does not provide any specific comments on the adequacy of the Draft EIR. However, these comments are noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project.
26-9 The commenter expresses concerns with traffic on Lampson Avenue. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. 26-10 The commenter requests a study on the impact of foot traffic on Lampson Avenue and a sidewalk added to the north side of Lampson between Seal Beach Boulevard and Tulip Drive.

A Safety Evaluation was prepared to confirm that the Project would have no safety impacts on public roadways and Project access points (see Master Response 2.1.2, Roadway Safety on Lampson Avenue, and Attachment H of this Final EIR). The Safety Evaluation further confirms the analysis and determination in the Transportation Section (Section 4.15) of the Draft EIR that the Project would not result in a safety impact or substantially increase hazards due to a geometric design feature. As for the commenter’s request for an additional sidewalk on Lampson Avenue between Seal Beach Boulevard and Tulip Drive, the Project would include sidewalks along the Project’s frontage on Lampson Avenue and areas beyond the Project site’s frontage is not part of the Project boundary or a requirement of the Project Applicant. However, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 27


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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476




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(CONT.)

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 27
Gulec, CK, dated June 10, 2024.
27-1 The commenter states that there is a conflict of interest and safety concerns with JFTB. The commenter requests proper due diligence on the Draft EIR and should be independently reviewed and shared to the public. The City staff and the City’s environmental consultant conducted peer review of the Draft EIR prior to release of the Draft EIR for public review.

Pursuant to Public Resources Code Section 21067 and CEQA Guidelines Article 4 and Section 15367, the City is the Lead Agency under whose authority this EIR has been prepared. “Lead Agency” refers to the public agency that has the principal responsibility for carrying out or approving a project. As documented in the Draft EIR, the EIR represents the independent judgment of the City of Los Alamitos (as the CEQA Lead Agency) and presents an objective evaluation of the physical environmental effects that could result from construction and operation of the proposed 4665 Lampson Avenue Project (see Draft EIR, pp. S-1, 1-1, and 1- 4). Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB).
27-2 The commenter expresses opposition to the Project. The commenter does not provide any specific comments on the adequacy of the Draft EIR. However, these comments are noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. 27-3 The commenter expresses concerns with impacts to existing parks, traffic on Lampson Avenue, and parking, as well as independent peer review of developer initiated studies. Refer to Master Response 2.1.3, Parking, for parking concerns. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. Refer to Master Response 2.1.10, Loss of Existing Open Space and Provision of On-Site Amenities. Refer to Response to Comment 27-1 regarding independent review.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 28
From: Ann Gunvalsen
To: Tom Oliver
Subject: 4665 Lampson Avenue Project
Date: Thursday, April 25, 2024 5:04:33 PM
Dear Planning Committee,
I am in favor of this new devleopment on Lampson. Nobody wants more traffic etc., but how are we going to control homelessness when people can’t afford homes. The only solution is building more projects like this one in all communities.

Ann Gunvalsen Saks
4273 Candleberry Ave
28-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 28
Gunvalsen Saks, Ann, dated April 25, 2024.
28-1 The commenter expresses approval for the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 29

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Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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29-8
29-9

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476



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(CONT.)
29-11

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 29
Horning, Donald, dated June 10, 2024.
29-1 The commenter provides an introduction and provides comments on the Draft EIR which are responded to below.
29-2 The commenter lists Threshold e of Section 4.8, Hazards and Hazardous Materials, and states that the entire area of the Project site is within a designated Military Airport Safety Zone and permanent housing is not recommended. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB).
29-3 The commenter lists Threshold f of Section 4.8, Hazards and Hazardous Materials and states that construction of permanent housing within the Military Airport Safety Zone is not in the best interests of anyone. The commenter recommends mitigation measures be developed to provide full disclosure of the hazards noted in Thresholds e and f noted by the State ALUC and National Commission on Military Safety (2020). Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB).The proposed mitigation measure is already mandated through regulatory requirements. Per Master Response 2.1.9, ALUC mandates the provision of the State’s real estate disclosure regarding buyer and renter notification for new residential land uses within an airport influence area even if these state laws were to be revised or rescinded. The ALUC also requires that signs providing these disclosures and notices be “prominently posted” in real estate sales offices and within the new development depicting overflight areas and helicopter traffic patterns. Buyer awareness is required as part of the City’s approval process for the Project. The buyer awareness notification process is built into the real estate disclosure laws of the State to ensure that potential buyers are fully informed before buying a home near an airport if they are sensitive to the types of annoyances or disruptions that may come with the location (refer to Page 4.10-18 of the Draft EIR).
29-4 The commenter lists Threshold c of Section 4.9, Hydrology and Water Quality, and states that the Project area is underlain with liquefaction soils that can heave more than 10% under wet conditions. The commenter states the entire Project area along the residential areas across Lampson are currently subject to significant flooding. Section 4.6, Geology and Soils, in the Draft EIR, states that the Project site is located within a liquefaction hazard zone per the State of California Seismic Hazard Zone for liquefaction potential, imposes mitigation measures, and determined that impacts were less than significant after mitigation. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for hydrology concerns. 29-5 The commenter recommends a mitigation measure to provide a suitable outlet that directs drainage to unoccupied areas adjacent to the military airport due to current flooding conditions.

Arbor Park is within the JFTB and drains south to the same earthen channel outlet as the Project site. If the proposed flows from the Project are not allowed to outlet to the JFTB at the

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

southwest corner of the site, proposed flows from the Project would not be allowed to outlet to the JFTB to the north of the site either since they are essentially the same outlet location. In addition, the existing site does not flow in the northerly Arbor Park/ JFTB area as the site drains in the southwesterly direction, therefore directing stormwater runoff to the north would change the historic drainage pattern which can potentially cause downstream flooding. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for hydrology concerns. 29-6 The commenter states that the Project is clearly located within the Military Airport Safety Zone and should be a red flag regarding suitableness for permanent housing. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB). 29-7 The commenter incorrectly states that the Project site was never zoned for permanent multifamily housing due to the proximity of the military airport. The commenter recommends mitigation measures be developed to provide full disclosure of the hazards noted in Thresholds e and f noted by the State ALUC and National Commission on Military Safety (2020).

The Project site is currently zoned for residential uses (refer the Draft EIR, Section 2.4.2, Zoning). Refer to Response to Comment 29-3 and Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB) regarding disclosures required. 29-8 The commenter disagrees with the impact conclusion in Section 4.13, Public Services and states that the public services of Rossmoor, Los Alamitos, Seal Beach, and Orange County are already at capacity. The commenter recommends mitigation measures to assess current response times and personnel needed to meet the needs once the Project is completed.

The commenter does not provide evidence that the services of Rossmoor, Los Alamitos, Seal Beach, and Orange County are already at capacity. The Draft EIR includes correspondence from the public service providers for the Project site which demonstrate adequate capacity for the Project (Technical Appendix L). As discussed in Section 4.13, Public Services, of the Draft EIR, implementation of the Project would increase the overall demand on fire and police protection and emergency services in the City. However, considering the existing firefighting resources available in the City, implementation of the Project is not expected to result in the need for new or physically altered governmental facilities, the construction of which could cause significant environmental impact. Per correspondence with the OCFA, response times would not decrease to necessitate the construction of a new fire station. In order to maintain acceptable service ratios, OCFA uses a fair share approach to mitigate fire service response impacts and facility/equipment needs. Similarly, the increase in potential services needed would not require the construction of a new police station or improvements to the existing station that serves the Project site. Implementation of the Project would result in an increase in calls for service; however, Los Alamitos Police Department has indicated that this increase would not adversely impact Los Alamitos Police Department’s existing resources. Therefore, impacts to public services would be less than significant (refer to Page 4.13-9 to 4.13-10).

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

29-9 The commenter agrees with the impact conclusion for VMT but recommends a study by OCTA to determine specific mitigation measures for the developers to address. The commenter incorrectly states that the Draft EIR offers no suggested mitigation measures. As discussed in Section 4.15, Transportation, of the Draft EIR, the Project would result in significant VMT impacts with the implementation of Mitigation Measure MM 4.15-1. Mitigation Measure MM

4.15-1 includes implementing CAPCOA strategies such as coordination 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 (refer to Page 4.15-19 of the Draft EIR).

It is also not necessary for the developer to hire OCTA to determine mitigation measures. The Draft EIR was circulated to OCTA for public review and comment, which is the appropriate process for OCTA to suggest mitigation. It should be noted that OCTA did provide a comment letter on the Draft EIR and responses were provided under Comment Letter F, above. 29-10 The commenter disagrees with the impact conclusion in Section 4.17, Utilities and Service Systems, of the Draft EIR, and states that the sewer lines are currently at 50% capacity and the Project would lead to near the recommended maximum flow for the sewer pipe. The commenter states that the sewer study addressed the volume and capacity but did not address the age of the pipe and whether nearing the maximum capacity of the sewer pipe would result in catastrophic failure or probability of stormwater intrusion.

A Sanitary Sewer Analysis (Technical Appendix O of the Draft EIR) was prepared for the Project and investigates the sewer discharge route for the proposed development to the existing sewer mains of three manholes: 1) Basswood and Aster Street (Manhole A-16); 2) Candleberry Avenue and Aster Street (Manhole A-21); and 3) Elder Avenue (Manhole A-25). As concluded in the Project’s Sanitary Sewer Analysis, Basswood and Aster Street [Manhole A-16] is at depth-to-diameter ratio of 0.3013; Candleberry Avenue and Aster Street [Manhole A-21] is at depth-to-diameter ratio of 0.3266; and Elder Avenue [Manhole A-25] is at depth-to-diameter ratio of 0.3958 under existing conditions. An updated Sanitary Sewer Analysis (Attachments M1 and M2 of this Final EIR) was prepared in response to comments received, which demonstrates that there is adequate sewer capacity with Project implementation. Refer to Section 5.0 of this Final EIR for revisions and clarifications made to Section 4.17, Utilities and Service Systems. Moreover, in order to connect to the City of Seal Beach sanitary sewer service, the Project Applicant would be required to pay connection fees, which may be used by the City of Seal Beach to maintain its existing infrastructure and implement needed improvements. 29-11 The commenter recommends for further study to determine the age of the sewer line, the relationship to the proposed increase capacity, the additional increase capacity from the proposed development at Old Ranch, whether the lines need to be replaced to effectively handle the resulting increased capacity of both developments. Refer to Response to Comment 29-10 regarding the sewer line capacity and maintenance (e.g. age of the sewer line). The Sanitary Sewer Analysis (Attachments M1 and M2 of the Final EIR) evaluated upstream sewer flows in combination with the Project. As indicated in Response to Comment 29-10, the sewer

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

discharge route to the existing sewer mains has adequate capacity to accept the Project’s sewer generation.

Old Ranch Country Club would connect to sewer facilities/manholes downstream of the manholes analyzed for the Project. The sewer analysis for Old Ranch Country Club will need to demonstrate adequate sewer capacity along with upstream sewer flows. Additionally, a sewer capacity analysis has been conducted to include all components of the Old Ranch Country Club (see Attachment L to this Final EIR). To evaluate a potential increase in the flow depth to pipe diameter ratio (d/D) based on the increase in total demand associated with the Old Ranch Country Club project and after taking into consideration the amount of sewer discharge associated with the Project, C&V Consulting, Inc. applied the increase in total demand from the further refined Old Ranch Country Club Project to manhole (MH) IDs B03- A14 and B01-A13 through B01-A02A. These manholes and their associated pipeline segments are located downstream of the three manholes that were monitored for the Project and as such include the upstream sewer flows anticipated by the Project and currently existing development. The Draft EIR concluded that the proposed flows from the Project, in addition to the observed flows, create a proposed depth of flow that would not impact the existing surrounding sanitary sewer systems, and that the existing sewer system has adequate capacity for the proposed development.

As concluded, the overall d/D is anticipated to be less than 0.5 for the identified segments with the increased demand added to the system. This means that when the sewer flows from the further refined Old Ranch Country Club project are added to the sewer flows from the Project based on the downstream monitored manhole flows, the depth of flow to pipe diameter ratio is less than 50%. This in turn means that even with the Old Ranch Country Club project, the sewer pipe system capacity remains capable of maintaining an adequate flow well below 50% of its flow depth capacity. As such, adequate capacity exists to serve the Project’s projected demand in addition to the sewer pipe systems existing commitments, even after taking into account the Old Ranch Country Club project. The anticipated d/D increase determined from the Project plus the Old Ranch Country Club Project is approximately 2.6-3.4%, which is considered negligible.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 30

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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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30-5
30-6

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 30
Huffington, Leah, Lidia, and Hector, dated June 07, 2024. 30-1 The commenter expresses concerns with strained infrastructure and potential health risks, along with air, water, and noise pollution from the Project.

Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns.

As discussed in Section 4.2, Air Quality, of the Draft EIR, the Project would not exceed the South Coast AQMD localized significance thresholds for assessing localized health impacts from criteria air pollutants during construction. Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations during Project construction. Further, Project traffic would not create or result in a CO “hotspot.” Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations due to the Project, and impacts would be less than significant (refer to Pages 4.2-26 through 4.2-29 of the Draft EIR).

As discussed in Section 4.9, Hydrology and Water Quality, the Project would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality during construction or long-term operation. Impacts would be less than significant and no mitigation is required (refer to Pages 4.9-14 through 4.9-16 of the Draft EIR).

As discussed in Section 4.11, Noise, of the Draft EIR, the Project would not exceed significance thresholds for construction noise levels, operational noise levels, and off-site traffic noise levels. As such, the Project would not 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. Impacts would be less than significant (refer to Pages 4.11-23 through 4.11-29 of the Draft EIR). 30-2 The commenter expresses concerns with health risks, including potential exposure to cancercausing agents and water contamination from pesticides and toxins due to the placement of proposed townhomes between heavily fertilized golf courses. The commenter states concerns that increased water usage by new residents could worsen contamination of groundwater, surface water, soil, air quality and ocean health. The commenter expresses concern regarding the removal of trees without adequate replacement stating that this could exacerbate air pollution, and diminish greenery crucial for maintaining air quality, reducing carbon footprint, and preserving wildlife habitats.

The Phase I ESA (Technical Appendix H1 of the Draft EIR) concluded that no other adjoining/immediately surrounding properties (within 100 feet) were listed on any of the regulatory databases researched or the listings were not associated with the storage or disposal of hazardous wastes including aboveground or underground storage tanks, did not indicate a known chemical release, and did not indicate a property use where the use of hazardous chemicals would be expected. The commenter does not provide evidence that existing and/or

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

future residences adjacent to the golf course would create a health risk. As discussed in Section

4.8, Hazards and Hazardous Materials, of the Draft EIR, Based on a review of regulatory databases and a site reconnaissance, the Project site does not contain any hazards, nor is the Project site affected by any off-site hazards. The Phase I ESA and Limited Phase II ESA identified no RECs, HRECs, or CRECs during the course of the assessment. The potential chemicals of concern detected in the soil in the areas assessed do not indicate that a significant subsurface chemical release occurred. The detected concentrations found during the investigation are considered to be de minimis for the proposed residential redevelopment.

Therefore, past and present uses do not represent a significant environmental concern for the Project site. As a result, implementation of the Project would result in less than significant impacts. No mitigation is required (refer to Pages 4.8-16 through 4.8-17 of the Draft EIR).

It is unclear how the increased use of water at the Project would result in air quality impacts.

Regarding the potential of groundwater, surface water, and soil contamination impacts due to the increased in water usage, as discussed in Section 4.9, Hydrology and Water Quality, of the Draft EIR, the Project Applicant would be required to implement a WQMP to demonstrate compliance with the City’s NPDES municipal stormwater permit, and to minimize the release of potential waterborne pollutants, including pollutants of concern for downstream receiving waters. The WQMP is a site-specific post-construction water quality management program designed to address the pollutants of concern of a development project via best management practices (BMPs), implementation of which ensures the on-going protection of the watershed basin (refer to Page 4.9-15 of the Draft EIR).

As discussed in Section 4.17, Utilities and Service Systems, of the Draft EIR, based on the water supplies available and the estimated water demand, there are sufficient water supplies available to serve the Project during average, single dry, and multiple dry years. Additionally, the Project is subject to connection and service fees to offset increased demand and assist in facility expansion and service (at the time of need). Accordingly, there would be sufficient water supplies available to serve the Project and impacts would be less than significant. No mitigation is required (refer to Pages 4.17-15 through 4.17-17 of the Draft EIR).

Regarding the removal of trees without adequate replacement, as discussed in Section 4.1, Aesthetics, of the Draft EIR, the Project site does contain a number of ornamental trees onsite that will be removed and replaced. As shown in Figure 3- 18, Landscape Plan, a total of 441 trees would be planted throughout the Project site (refer to Page 4.1-10 of the Draft EIR). 30-3 The commenter expresses concerns with the strain on local road infrastructure including dangerous intersections such as Rose and Lampson, and the impact on pedestrian safety. The commenter also expresses concern regarding the increased population density and its impact on traffic congestion during peak hours and events such as soccer games. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. Response 2.1.2, Roadway Safety on Lampson Avenue for pedestrian safety concerns.

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

30-4 The commenter expresses concerns with safety due to increased traffic and parking. The commenter is concerned that the plan narrows streets, reduces greenery and limits parking so that tenants will have to park at College Park East. The commenter expresses concern that tenants will use existing Seal Beach parks for parking and minimize open park space without the developer contributing to costs and maintenance. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. Response 2.1.2, Roadway Safety on Lampson Avenue, for pedestrian safety concerns. Refer to Master Response 2.1.3, Parking, for parking concerns. Refer to Master Response 2.1.10, Loss of Existing Open Space and Provision of On-Site Amenities, for impacts to existing parks. 30-5 The commenter expresses concerns with flooding along Lampson Avenue. The commenter expresses concern that the exit drainage that may discharge to Lampson is undersized and flooding could potentially damage homes and vehicles along Ironwood Avenue. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, related to flooding impacts.
30-6 The commenter recommends reconsidering the scale of the Project and reducing the number of units proposed. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 31
31-1
31-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 31
Kalish, David, dated No date.
31-1 The commenter expresses concerns that the Caltrans and California ALUC findings regarding public safety and health risks were omitted from the Draft EIR. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB). 31-2 The commenter expresses opposition to the Project and states there is a conflict of interest between consultants and the Project Applicant. Refer to Response to Comment 16-16 related to the preparation of the Draft EIR and conflicts of interest. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 32

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32-1

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
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32-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 32
Lasser, Tom, dated June 09, 2024.
32-1 The commenter provides an introduction and expresses concerns regarding encroachment onto military bases and airfields. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB).
32-2 The commenter recommends that the Draft EIR consider input of the experts from the airfield staff at Los Alamitos Army Airfield to better describe flight operations, altitudes, flight patterns and safety concerns. The commenter states there will be various complaints about the airport from residents of the project since it projects into the base, overlooks the airfield and is under the flight patterns. The commenter states that the Draft EIR does not clearly address these topics and their effects upon the airfield. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB).

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 33

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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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33-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 33
Lindow, Valerie, dated June 06, 2024.
33-1 The commenter expresses concerns with current wetland conditions on the JFTB not being mowed and potential fire hazards on the base as this vegetation dries out. The commenter is providing an opinion regarding the existing conditions at JFTB. The Project would not impact wetlands on JFTB or create an increased risk of fire to JFTB. As discussed on Section 4.3, Biological Resources, of the Draft EIR, the Project site does not contain any wetlands as defined under the federal CWA or by the State of California (refer to Page 4.3-32 of the Draft EIR). Refer also to Technical Appendix C2, Jurisdictional Determination, of the Draft EIR.

However, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
33-2 The commenter requests new unbiased environmental reports, remediation measures, and to release the peer review report before any decisions are made on the project. Refer to Response to Comment 16-16, above, related to the preparation of the Draft EIR and conflicts of interest.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 34

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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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34-1
(CONT.)

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 34
Liu, Robert, dated June 09, 2024.
34-1 The commenter expresses concerns about damage to the roads from additional cars and traffic congestion going on to the freeway. The commenter also states concern that there is no amenity such as a large green area, and as such, residents must go to Heather Park or Garden Grove.

The commenter states that the project is too densely designed and requests reconsideration of the density and requests the addition of more amenities. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. Refer to Master Response 2.1.10, Loss of Existing Open Space and Provision of On-Site Amenities, for concerns regarding onsite amenities.

In regard to the proposed density of the Project, the Project is consistent with the density allowed by the existing zoning. However, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 35

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35-1

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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35-2
35-3
35-4

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 35
Lloyd, Renee, dated June 08, 2024.
35-1 The commenter attaches comments which are responded to below and expresses concerns with increased traffic along Lampson and Seal Beach Boulevard. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. 35-2 The commenter expresses concerns with the apartments located within the 60 dBA zone in the northwest corner of the Project and recommends eliminating the apartments in this zone and using the area for parking. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for noise concerns related to proximity to the JFTB. 35-3 The commenter states that any gates proposed would need to be approved by JFTB and be locked every evening. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required. 35-4 The commenter incorrectly states that there was no mention in the Draft EIR of existing California redwood trees growing at the southwest corner of the site. The commenter requests the redwood trees remain untouched due to their endangered species status, age, and historical value. The commenter proposes this area be used as a park location.

As discussed in Section 4.3, Biological Resources, of the Draft EIR, coast redwood (Sequoia sempervirens) is listed as one of the tree types under existing conditions (refer to Page 4.3-3 of the Draft EIR). Refer to Response to Comment 11-22 above regarding the redwood trees onsite; the existing redwood trees are not considered endangered species nor are they designated a historical resource. The commenter’s suggestion for the park is noted and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 36
From: Bart Lundblad
To: [email protected]
Subject: Review Comments on the DEIR for the 4665 Lampson Avenue Project Date: Wednesday, May 22, 2024 4:16:38 PM
Attachments: Lundblad Comments to 4665 Lampson Project DEIR.pdf Mr. Oliver:

I have attached my review comments for the Draft Environmental Impact Report for the 4665 Lampson Avenue Project. Thank you for the opportunity to review the documents. If this electronic copy of my comments is not sufficient, please let me know so I can mail a hard copy to you.

Thanks again,
Herbert Lundblad
4200 Ironwood Avenue
Seal Beach, CA 90740
36-1

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
1 May 21, 2024
Mr. Tom Oliver, Associate Planner
City of Los Alamitos
Planning Department
3191 Katella Avenue
Los Alamitos, California 90720
Subject: Review Comments on the Draft Environmental Impact Report (DEIR) for the 4665 Lampson Avenue Project
Dear Mr. Oliver:

Thank you for the opportunity to review the DEIR for the 4665 Lampson Avenue Project in the City of Los Alamitos. I am a graduate of Los Alamitos High School and have lived in the College Park East neighborhood of Seal Beach for 36 years. I believe that the proposed housing project will have serious environmental and safety impacts that need to be further addressed before the project is approved.

Please see my specific comments below.

Sincerely,
Herbert Lundblad
4200 Ironwood Avenue
Seal Beach, California 90740

1. On-site School Bus Stop. There appears to be no plan to construct an onsite school bus stop at the project site. The DEIR estimates that 647 people will be living at the project site. A large percentage of this population will be school-aged children attending elementary, middle, and high schools in the Los Alamitos Unified School District. The relatively long distance to these schools from the project site will require many children to take school buses to and from school. The lack of a school bus stop at the project location will force many of these children to cross Lampson Avenue to utilize existing school bus stops in College Park East (CPE). Lampson Avenue is a dangerous, high-speed, four-lane highway with a history of numerous fatal collisions. Forcing children to cross this highway to and from school (even with the protection of crossing guards) is a serious safety risk.

The lack of a safe process for school children to access a bus stop violates goals and policies in the Los Alamitos General Plan. As presented on DEIR page 4.15-10, Policy 1.2 (Transportation Decisions) states that “Decisions should balance the comfort, convenience, and safety of pedestrians, bicyclists, and motorists of all ages and abilities.” The decision to not construct a school bus stop at the project site does not comply with this policy and instead endangers the safety of school children on their way to and from school. In addition, the intent of Goal 3 (DEIR page 4.15-11) is “Safe and convenient access to schools and parks that promote healthy and active living.” Forcing children to cross Lampson Avenue is not safe and convenient and is in fact very dangerous and inconvenient. 36-3
36-2

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
2 It is strongly recommended that an on-site school bus stop be installed at the project site to protect the health and safety of children commuting to Los Alamitos schools. The bus stop should be designed so that it does not block traffic and bike lanes on Lampson Avenue.

2. On-Site Parking. As described by the Onsite Parking Analysis in the DEIR, the proposed project would violate the onsite parking requirements of both the City of Los Alamitos and the City of Seal Beach. The proposed project includes a total of 557 parking spots, which is 122 parking spots fewer than what is required by Los Alamitos city ordinance. The proposed project provides 98 parking spots for the affordable housing portion of the project. This is 20 parking spots below what is required by Seal Beach city ordinance for affordable housing projects. Assuming that the parking ordinances used by Los Alamitos and Seal Beach are based on sound justification, there will be a severe parking shortage at the proposed project. This shortage will result in serious safety and environmental impacts for project residents and nearby residents in CPE.

There is no on-street parking on Lampson Avenue. All overflow parking will occur in the residential areas of CPE which are across Lampson Avenue from the proposed project. This will require those using off-site parking, whether project residents or visitors to the project, to walk across the four traffic lanes of Lampson Avenue to access the project. Many of these crossings will be during night time hours after on-site parking has filled. The speed limit on Lampson Avenue is 45 mph with many drivers exceeding this limit. The DEIR has not addressed this serious safety issue. How many people will be crossing Lampson Avenue during night time hours? How many accidents will result? How many pedestrian fatalities will result? In addition, what are the safety and noise impacts to CPE residents caused by project residents parking their cars on CPE streets during night time hours? The DEIR states that “the project’s proposed parking supply is appropriate to serve the needs of the development.” This conclusion is based solely on comparing the number of proposed parking spots to the number recommended by a national parking publication. The Onsite Parking Analysis does not include an empirical analysis of actual parking issues caused by similar-sized projects in Orange County or Southern California. We are all familiar with the terrible off-site parking congestion that occurs around many apartment complexes in our area. The DEIR should tell us why this project would be any different by using empirical comparisons to similar existing housing developments.

3. Drainage of Storm Water from Project Site. It is estimated by the DEIR that the proposed project will increase the impervious surface coverage at the site by 48% resulting in a significant increase in storm water runoff from the site. The proposed method for removing storm water from the project site is to direct it into an existing drainage system on the adjacent Joint Forces Training Base (JFTB). This antiquated drainage system consists of earthen ditches and pipes that eventually drain to the Old Ranch golf course. The DEIR states that the project does not yet have JFTB permission to use this antiquated system, however, and that the project is proposing that it be allowed to pump storm water runoff directly onto Lampson Avenue as an alternative. As proposed, this large quantity of water would flow to the west on the north side of Lampson Avenue for an estimated 2,200 feet until it flows into an existing storm drain and onto the Old Ranch golf course. The preliminary hydrology study included in the DEIR estimates that this alternative drainage option would result in flooding of the bike lane and one lane of traffic on this section of Lampson Avenue during heavy rain events. This would create a dangerous situation for traffic traveling west on Lampson Avenue. 36-5
36-3
(CONT.)
36-4

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
3 It is recommended that the project be amended to include an adequate off-site storm water drainage system that provides a long-term solution for removing storm water from the site. Possible options include installation of a proper drainage system under Lampson Avenue that flows to the east to the large Bolsa Chica flood control channel, or to the west to Old Ranch golf course. Another option is to reach an agreement with the Navy golf course that abuts the project to allow drainage to this nearby area. Pumping of storm waters onto Lampson Avenue creates a safety hazard and should not be allowed under any circumstances.

4. Lower- Density Housing Project Alternative. The DEIR includes three development alternatives to the proposed project: a) Project with higher housing density, b) Project with the same housing density but with senior housing rather that low-come housing, and c) Project with no housing at all. The DEIR does not include a lower housing density alternative. Such an alternative would have fewer environmental impacts than the proposed project and would be a preferred alternative.

It is recommended that the DEIR be revised to include a project alternative that consists of a lower number of housing units. Such an alternative would mitigate many of the environmental and safety impacts resulting from the proposed project.

5. Location for Low-Income Housing. It would be difficult to choose a worse location for a low-income housing project than the proposed location. This location is essentially an island on Lampson Avenue with no connection to public transportation and no proximity to supermarkets or other stores and services. Low-income residents will be forced to use private transportation to access work and neighborhood services. This will further aggravate the serious parking shortage at the proposed site. 36-5
(CONT.)
36-6
36-7

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 36
Lundblad, Herbert, dated May 22, 2024.
36-1 The commenter attaches comments on the Draft EIR which are responded to below. 36-2 The commenter expresses gratitude for the opportunity to review the Draft EIR and provides comments that are responded to below.
36-3 The commenter expresses concerns about the lack of an on-site school bus stop and states that children would have to cross Lampson Avenue to utilize existing stops at College Park East.

The commenter asserts that the lack of a safe bus stop violates the City’s General Plan and is dangerous and inconvenient. The commenter recommends that a bus stop be installed at the Project site to protect the health and safety of children commuting.

No bus stop is proposed at the Project site. It is anticipated that children using the school bus to get to school would cross at Heather Street and use the existing school bus stop at Heather Park which serves the following schools: McGaugh Elementary, Weaver Elementary, McAuliffe Middle, and Los Alamitos Hight School. Refer also to Master Response 2.1.2, Roadway Safety on Lampson Avenue, for pedestrian safety concerns. 36-4 The commenter expresses concerns with on-site parking and pedestrian safety. The commenter opines that the Project violates the onsite parking requirements of the cities of Los Alamitos and Seal Beach and results in a severe parking shortage. The commenter expresses concern that residents utilizing off-site parking must cross Lampson Avenue and states that the DEIR does not address this safety issue. The commenter questions what the safety and noise impacts are to College Park East residents caused by residents of the Project parking vehicles on College Park East streets during nighttime hours. The commenter suggests the Draft EIR use empirical comparisons with similar existing housing developments for the parking analysis.

Refer to Master Response 2.1.3, Parking, for parking concerns. Refer to Master Response

2.1.2, Roadway Safety on Lampson Avenue, for pedestrian safety concerns. 36-5 The commenter expresses concerns with drainage of stormwater from the Project site and states that the alternative drainage option would result in flooding of the bike lane and one lane of traffic on Lampson Avenue, which would create a safety concern for those traveling west on Lampson Avenue. The commenter recommends that the Project be amended to include an adequate off-site storm water drainage system that provides a long-term solution for removing storm water from the site and suggests two possible options. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for hydrology concerns. 36-6 The commenter recommends the Draft EIR be revised to include a Project alternative that consists of a lower housing density alternative and states that this would have fewer environmental impacts and would be the preferred alternative.

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Section 6.3.3 of the Draft EIR analyzed a reduced housing density alternative (refer to Page 6- 6 of the Draft EIR), which was considered and rejected from further analysis because it would not substantially reduce the Project’s environmental impacts. Although a Reduced Density Alternative would have the ability to partially meet most of the Project objectives, it was rejected from further consideration because it would not avoid or substantially lessen the Project’s significant impacts. More specifically, this alternative would not avoid the Project’s significant and unavoidable VMT impacts. VMT impacts are evaluated based on VMT per capita (population). Although the Reduced Density Alternative would reduce vehicle trips and VMT, it would also result in a proportional reduction in population, resulting in substantially the same VMT per capita and VMT impact as compared to the Project. In other words, because both the number of trips and the population generated would be proportionally reduced, the ultimate VMT calculation would be the same as the Project.

In addition, as evaluated in this EIR, the Project’s significant impacts related to biological resources, cultural resources, geology and soils, and tribal cultural resources, would be less than significant with implementation of mitigation measures. The Reduced Density Alternative would have similar impacts to the Project related to biological resources, cultural resources, geology and soils, and tribal cultural resource because the development area under the Reduced Density Alternative would be the same. Because the Reduced Density Alternative would not avoid or substantially lessen the Project’s significant and unavoidable VMT impacts, it was rejected from further consideration (refer to Page 6-6 of the Draft EIR). 36-7 The commenter expresses concerns with the Project location due to lack of public transportation and the proximity to supermarkets or other stores and services for the lowincome housing units.

The nearest OCTA bus stop from the Project site is Route 123, approximately 1.2 miles at the intersection of Valley View Street and Lampson Avenue.

As discussed in 4.15, Transportation, of the Draft EIR, implementation of Mitigation Measure MM 4.15-1 would be required to reduce trip distances per resident by providing pedestrian and bicycle improvements; coordinating with the OCTA whether providing new or re-routing existing transit services to the site would be feasible; installation of broadband infrastructure or other communication technologies that encourages telecommuting and working from home (refer to Page 4.15-19 of the Draft EIR).

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 37
From: Tamara Madison
To: Tom Oliver
Subject: Lampson Project
Date: Monday, April 29, 2024 10:49:15 AM
Attachments: Outlook-jku4vcfi.jpg
Dear Mr. Oliver,
I am writing to add my voice to the chorus of opposition to the Lampson Project. While I understand the need to build more housing, I feel this project is way too ambitious for the area. When two state agencies (CalTrans Division of Aeronautics and California Airport Land Use Commision) find that the location is not suitable for residential development, it's incumbent on the City to heed the warnings of public safety and heath risks resulting from activities at the JFTB. There are already so many traffic accidents in this part of Lampson, I shudder to think of the impact of still more traffic. I would not object to a smaller-scale development on that land (although it pains me to imagine the loss of those lovely sycamores lining West Ed), but the project as proposed strikes me as a terrible overreach. Furthermore, should the project go through as planned, I predict that many of the residents in this part of College Park East and Parkewood would drastically reduce their patronage of businesses on Seal Beach Boulevard because of traffic concerns.

Thank you for paying attention to the concerns of your constituents.

Sincerely,
Tamara Madison
Tamara Madison
tamaramadisonpoetry.com
37-1
37-2
37-3

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 37
Madison, Tamara, dated April 29, 2024.
37-1 The commenter expresses general opposition to the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
37-2 The commenter states that two state agencies Caltrans Division of Aeronautics and California Airport Land Use Commission had found the location of the Project site not suitable for residential development and expresses concern with public safety and health risk associated with the Project’s proximity to JTFB. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB). Thus, no further response is required. 37-3 The commenter expresses concern with traffic due to past traffic accidents on Lampson Avenue and expresses support for a smaller-scale development on the Project site. Refer to Master Response 2.1.2, Roadway Safety on Lampson Avenue, related to traffic collision in the Project area.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 38

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38-1
38-2
38-3

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 38
Manzo, N, dated June 10, 2024.
38-1 The commenter provides introductory remarks. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required. 38-2 The commenter expresses concern about the increase of traffic on Lampson Avenue leading to additional delay for resident access existing emergency medical facilities. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns. 38-3 The commenter expresses further concern about traffic congestion on Lampson Avenue and the Project site being too close to an airfield flight path. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns and Master Response

2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for safety issues related to the JFTB.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 39
From: Tom Maulhardt
To: Tom Oliver
Subject: DEIR Lampson Project
Date: Monday, April 29, 2024 2:56:32 PM
Mr Oliver
The Lampson project, if passed and implemented, would adversely affect the residents of Seal Beach in College Park East and Garden Grove. The addition of these housing units would greatly increase the traffic and congestion on Lampson Avenue and change the character of the area. Public expenditures on infrastructure (sewers, water, utilities, etc.) and other services would be considerable and unjustified.

A particularly irritating factor is that this project is nowhere near any Los Alamitos housing, so that city's citizens will not be directly affected by the above-mentioned impacts.

I think the project should be rejected or drastically reduced in scope.

Sincerely,
Thomas Maulhardt
College Park East resident
39-1
39-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 39
Maulhardt, Thomas, dated April 29, 2024.
39-1 The commenter expresses concern with the increase in traffic and congestion on Lampson Avenue, changes to the character of the area, and public expenditures on infrastructure (sewers, water, utilities, etc.) and other services. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns. As discussed in Section 4.1, Aesthetics, of the Draft EIR, provides an analysis of the Project’s aesthetic impacts. The Project proposes a number of site design, architectural, and landscaping elements that would be consistent with the surrounding residential land uses. Moreover, as discussed in Section 4.13, Utilities and Service Systems, of the Draft EIR, there is sufficient capacity in utility services to serve the Project site.
39-2 The commenter states that the Project is not located in an area that will have an impact on City of Los Alamitos residents and requests that the Project be rejected or drastically reduced in scope. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 40
From: Luciann Maulhardt
To: Tom Oliver
Subject: DEIR 4665 Lampson Avenue Project
Date: Thursday, May 23, 2024 6:05:32 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Mr Oliver
The 4665 Lampson Avenue Project, if passed and implemented, would adversely affect the residents of Seal Beach in College Park East and Garden Grove. The addition of these housing units would greatly increase the traffic and congestion on Lampson Avenue and change the character of the area. We have lived in our home in College Park East for 50 years, and the traffic on Lampson has considerably changed for the worse in the last few years. Public expenditures on infrastructure (sewers, water, utilities, etc.) and other services would be considerable and unjustified.

A particularly sad situation is that this project is not going to affect a great number of Los Alamitos housing units, so that city's citizens will not be directly affected by the above-mentioned impacts.

I think the project should be rejected or drastically reduced in scope. --
Luciann Maulhardt
[email protected]
562 743-0791 cell
40-1
40-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 40
Maulhardt, Luciann, dated May 23, 2024.
40-1 The commenter expresses concern with the increase in traffic and congestion on Lampson Avenue, changes to the character of the area, and public expenditures on infrastructure (sewers, water, utilities, etc.) and other services. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns. As discussed in Section 4.1, Aesthetics, of the Draft EIR, provides an analysis of the Project’s aesthetic impacts. The Project proposes a number of site design, architectural, and landscaping elements that would be consistent with the surrounding residential land uses. Moreover, as discussed in Section 4.13, Utilities and Service Systems, of the Draft EIR, there is sufficient capacity in utility services to serve the Project site.
40-2 The commenter states that the Project is not located in an area that will have an impact on City of Los Alamitos residents and requests that the Project be rejected or drastically reduced in scope. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 41
From: Robbi Maurer
To: Tom Oliver
Subject: Re: Lampson Project
Date: Tuesday, April 30, 2024 6:57:46 PM
Attachments: image003.png
image004.png
image002.png
Thanks for all you do, Tom. I’m spreading the word to neighbors but it’s frustrating thst they don’t participate.

On Tue, Apr 30, 2024 at 8:33 AM Tom Oliver <[email protected]> wrote:

Thanks for your response, Robbi. I will forward your response to the Environmental Impact Report consultant.

As always, if you have any questions, please email or call me, Tom Oliver
Associate Planner
City of Los Alamitos
3191 Katella Avenue
Los Alamitos, CA 90720
(562) 431-3538 x303
From: Robbi Maurer <[email protected]>
Sent: Tuesday, April 30, 2024 6:25 AM
To: Tom Oliver <[email protected]>
Subject: Lampson Project
I have lived off Lampson Ave. for most of my 72 years. I have watched our community grow and change with enthusiasm and support. However, the proposed building project of multiple units on Lampson is too much. Traffic is already a serious problem. parking for the 1000 units will overflow into the neighborhoods. And local shopping will be overcrowded.

It is time these huge, greedy developers move on. Our community has consistently fought them.
41-1
41-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 41
Maurer, Robbi, dated April 30, 2024.
41-1 The commenter expresses gratitude to the City’s Associate Planner and frustration on low participation from the public. It should be noted that several residents provided comments throughout the CEQA process. Comments received during the NOP and Scoping Meeting are presented on Tables 1-1 and 1-2 of the Draft EIR; additionally, 74 residents submitted comments on the Draft EIR, which are included and responded to in this Final EIR. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
41-2 The commenter expresses concern with traffic, parking, and overcrowding at local shopping.

Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns and 2.1.3, Parking, for parking impacts. Overcrowding at local shopping is not an environmental issue analyzed under CEQA; however, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. Thus, no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 42

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Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476

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Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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42-4
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42-6
42-5
42-7

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 42
McGuire, Donna and Dean, dated June 10, 2024.
42-1 The commenter expresses concern related to public health from tire and brake wear. As discussed in the Project’s Air Quality Impact Analysis (Technical Appendix B1 to the Draft EIR), mobile source emissions include fugitive dust related to vehicle travel. Vehicles traveling on paved roads would be a source of fugitive emissions the generation of road dust inclusive of brake and tire wear particulates. The emissions estimates for travel on paved roads were considered in the air quality analysis (refer to Section 3.5.3 of Technical Appendix B1 of the Draft EIR). The emissions estimates for travel on paved roads were calculated using CalEEMod. As discussed in Section 4.2, Air Quality, of the Draft EIR, construction and operation of the Project would not exceed criteria pollutant thresholds established by the South Coast AQMD for emissions of any criteria pollutant and impacts would be less than significant (refer to Page 4.2-23 to 4.2-25 of the Draft EIR).
42-2 The commenter expresses concerns related to road dust and flooding and storm drain capacity.

Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for storm drainage impacts and Response to Comment 42-1 above related to air quality impacts from tire and brake wear.
42-3 The commenter references an EIR conducted for the Old Ranch Town Center Development Project from the 1990s which stated that the intersection of Lampson Avenue and Seal Beach Boulevard will be at capacity at Project buildout. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns. The updated Traffic Analysis (Attachment G of this Final EIR) identifies the Project’s contribution to a deficiency at Seal Beach Boulevard and Lampson Avenue. The recommended improvement is to restripe the number 2 westbound left as a shared left-right turn lane, which will improve the level of service (see Table 6-3 of Attachment G of this Final EIR). The Project Applicant would be required to pay fair share fees towards this improvement. 42-4 The commenter expresses concern with emergency response times due to the increase in traffic.

As discussed in Section 4.13, Public Services, of the Draft EIR, per correspondence with the Orange County Fire Authority (OCFA), there are currently no deficiencies in fire protection service provided to the Project site. Additionally, response times would not decrease or necessitate the construction of a new fire station. To maintain acceptable service ratios, OCFA uses a fair share approach to mitigate fire service response impacts and facility/equipment needs (refer to Page 4.13-9 of the Draft EIR).
42-5 The commenter expresses concern with flooding and stormwater capacity at the Project site.

Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis. Thus, no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

42-6 The commenter expresses concern with safety related to the existing pressure gas line that runs along Lampson Avenue. Construction of the Project would not involve trenching that would affect the existing gas line. In the alternatives considered for the proposed drainage design, constructing storm drain pipe under Lampson Avenue to west and east was found to be infeasible due to conflicts with existing utilities (refer to Page 4.9-21 of the Draft EIR). 42-7 The commenter inquires about capacity for emergency water and fire hydrants meeting the required fire flow. Figure 4.8-3, Fire Master Plan, of the Draft EIR, depicts the location of the proposed fire hydrants that will serve the Project site. Additionally, as discussed in Section

4.13, Public Services, of the Draft EIR, the Project would be required to comply with all applicable fire code and ordinances for construction, access, water mains, fire flows, and fire hydrants. For example, site plans would be submitted to OCFA to ensure compliance with OCFA standard conditions, including fire flow requirement based upon the tenant type, building size, and building type. Access to and around structures would meet OCFA and CFC requirements. Compliance with OCFA requirements would ensure adequate provision of resources such as access, water mains, fire flows, and fire hydrants.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 43

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43-1
43-2
43-3

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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43-5

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 43
Miller, Gary, dated June 10, 2024.
43-1 The commenter provides information on the history of Arbor Park’s ownership and states that it is unlikely that the JFTB would allow the Project to move the fence for the 10-foot dedication.

The commenter suggests that the 10-foot dedication be used for more parking and recreation for the Project and the exiting pedestrian gate be removed during Project construction since it was not approved by the JFTB or City of Seal Beach. These comments do not raise CEQA related issues; however, these comments are noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required. 43-2 The commenter states that there should be an agreement with JFTB for the Project stormwater to flow onto the JFTB or it must be stored onsite until it can be released onto Lampson Avenue.

Stormwater flow onto JFTB will need to be approved by JFTB. The commenter also expresses flooding due to storm drain during significant rain events. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for the proposed storm drainage systems and stormwater runoff impacts.
43-3 The commenter asserts that the Project’s Traffic Analysis failed to consider the Old Ranch Country Club. Refer to Response to Comment D-9 regarding inclusion of Old Ranch Country Club in the Project’s cumulative impact analysis.
43-4 The commenter expresses concern that the Draft EIR does not address transportation needs, such as public transit, for residents of affordable housing or senior housing alternative. The Draft EIR correctly identifies the nearest transit options near the Project site. The future residents’ specific transportation needs would be determined by the future tenant when deciding whether to reside at the Project site. The transportation analysis in the Draft EIR followed the required methodology in accordance with the State CEQA Guidelines and City procedures, which included City of Los Alamitos’ requirements and the City of Seal Beach’s Transportation Analysis Guidelines. It should be noted that implementation of Mitigation Measure MM 4.15-1 includes implementing CAPCOA strategies such as coordination with the OCTA to determine whether providing new or re-routing existing transit services to the site would be feasible, as determined by OCTA pursuant to OCTA’s standards (refer to Page 4.15- 19 of the Draft EIR).
43-5 The commenter states since the 10-foot dedication would most likely not combine with the existing Arbor Park Federal land in the manner proposed by the Project, it should be used to provide additional parking for the benefit of Project residents. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 44
From: Suzy Mokhtari
To: Tom Oliver
Subject: Lampson Avenue Project
Date: Wednesday, May 1, 2024 2:33:46 PM
Thank you for the notice of the DEIR.

I am a resident of College Park East and am very concerned about the community, societal and environmental implications of destroying green park space to put in more living spaces without plans for the functionality and well being of the people who will be living there (and here).

Thanks,
Suzy Mokhtari
Sent from my iPhone
44-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 44
Mokhtari, Suzy, dated May 1, 2024.
44-1 The commenter expresses concerns about the community, societal and environmental implications of replacing green park space to put in more living spaces without plans for the functionality and well-being of the people who will be living there. The Project site is currently not used as a park space. As shown in Figure 3-3, Aerial Photograph, of the Draft EIR, the Project site is currently developed with a vacant two-story, 88,000 sf commercial office building located centrally within the Project site and surface parking lot located within the western portion of the Project site. As such, the Project would not replace or destroy any green park space. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 45
From: Ed V. Morgan
To: [email protected]
Subject: RE: the WestEd property on Lampson
Date: Monday, May 20, 2024 7:07:02 AM
Hi,
We are Ed and Sylvia Morgan and live in College Park East.

We DO NOT WANT THE PROPERTY DEVELOPED on the WestEd site.

It will 1) busy our neighborhood, 2) over load Lampson, 3) add congestion, 4) cause our Park on Heather to be used, 5) bring more cars that will occasionally park by our house on Lampson, 6) restrict the AYSO Soccer parking, 7) it will add yet ANOTHER SIGNAL to our already over signaled area, 8) AND NOT ONE PERSON THAT WE’VE TALKED TO WANTS IT!
Please be considerate of our neighborhood and consider our request! Thank-you,
Ed and Sylvia Morgan
562-221-2362
45-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 45
Morgan, Ed and Sylvia, dated May 20, 2024.
45-1 The commenter expresses opposition to the Project and is concerned with congestion, overcrowding on Lampson Avenue, usage of Heather Park, overflow parking into College Park East, AYSO parking, and the additional of a traffic signal into the over signalized area. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, related to congestion concerns, Master Response 2.1.3, Parking, related to onsite parking and Arbor Park parking.

Additionally, as discussed, Section 4.14, Recreation, of the Draft EIR, the projected number of Project visitors to these parks are well within the carrying capacity, there is sufficient capacity at existing nearby neighborhood parks to accommodate the Project residents. With full occupancy of the Project, the designed neighborhood open spaces within the Project site, the capacity and existing maintenance and usage of existing parks, and the estimated visitation of the Project residents to the existing parks; the Project is not anticipated to increase the use of the existing parks such that substantial additional use or physical deterioration of the existing parks would occur or be accelerated (refer to Page 4.14-9 of the Draft EIR). Refer to Response to Comment 17-10 and Master Response 2.1.2, Roadway Safety on Lampson Avenue, for traffic signal concerns.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 46
From: Bayan Naime
To: Tom Oliver
Subject: Lampson project
Date: Sunday, May 5, 2024 12:19:12 PM
To whom it may concern,
I am writing this knowing it will fall on deaf ears, nonetheless, I feel it necessary. Building on Lampson will obviously bring more traffic and with it more criminal activity. College park east has always been a small, tight knitt community. It is a hidden gem and I had the pleasure of growing up here and now I have a house of my own and hop my children will have the same safe upbringing. With the addition of anything except one family homes, the increase in traffic and people will jeopardize our small community. Everyone is against building apartments or condos, but as we all know money is all that matters not maintaining small happy finally oriented communities. Everyone knows the impact and no one wants it except those who will profit from it financially, who do not live in our community.

I wish these concerns would be taken into consideration, Sent from my iPhone
46-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 46
Naime, Bayan, dated May 5, 2024.
46-1 The commenter expresses concern with the increase in traffic and crime. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, related to traffic congestion concerns and 2.1.8, Public Safety, related to the increase in crime. Thus, no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 47

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47-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 47
Noud-Ikuta, Mary, dated May 15, 2024.
47-1 The commenter expresses concern with traffic, safety from the proximity to JFTB, loss of open space for sports, lack of onsite outdoor spaces, parking, and increase in taxes. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns, 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for airport safety impacts,

2.1.10, Loss of Existing Open Space and Provision of On-Site Amenities, for recreation impacts and 2.1.3, Parking, for parking impacts. The increase in taxes from infrastructure need to complete the Project is not a foreseeable consequence of the Project and not an environmental issue analyzed under CEQA; however, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. Thus, no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 48

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48-1

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476

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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476

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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476

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(CONT.)
48-8
48-9
48-10

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 48
Orland, Jean, dated June 4, 2024.
48-1 The commenter provides introductory remarks for the attached comment letter. Thus, no further response is required.
48-2 The commenter inquires about the conclusion of the Draft EIR related to flooding not being a significant issue, but it acknowledges that flooding is a problem. Refer to Master Response

2.1.4, Hydrology and Wastewater Infrastructure Analysis, for flooding impacts. Both the proposed and alternative storm drain facilities would be designed to detain the increased flows from the proposed condition and ensure that peak flows are less than existing conditions during all storm events. Therefore, the Project would not substantially increase the rate or amount of surface runoff in a manner that would result in flooding on- or off-site. 48-3 The commenter states they do not understand why a technical report cannot be completed until after the contractor grades the site and about the various grading options due to high water table.

A geotechnical report was prepared for the Project (included as Technical Appendix F1 of the Draft EIR) to analyze geotechnical and soils impacts and identify recommendations during grading and construction. As described in Section 4.6, Geology and Soils, of the Draft EIR, with implementation of Mitigation Measure MMM 4.6-1, verification of all recommendations provided in the geotechnical report will be required prior to the issuance of grading permits (refer to Page 4.6-15 of the Draft EIR). These recommendations will be confirmed and modified as needed based on actual as-graded conditions. The final grading plan will be updated as needed during the construction drawing (CD) review process upon Project approval.

During the CD process that is subjected to City review and approval, all Project plans including grading and structural drawings will be evaluated to ensure compliance with all applicable regulatory building safety standards and guidelines issuance of a building permit.

Section 4.0 of the Geotechnical Report (Technical Appendix F1) identifies design recommendations to reduce liquefaction impacts (due to the high water table) to an acceptable level. The recommendations include seismic design parameters for the site, prevention of the intentional infiltration of storm water into subsurface soils and require foundations to be constructed based on the expansion index and shear strength of on-site soils. The estimated seismic settlement can be mitigated by performing the recommended remedial grading and constructing the buildings with the recommended post-tensioned slab and interconnecting isolated pad footings with grade beams.

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

The Project would be required to be designed and constructed in accordance with applicable seismic safety guidelines, including the standard requirements of the CBSC. Furthermore, as stated in the LAMC Section 15.04.020, the Project would be required to comply with the grading and construction recommendations contained within the geotechnical report.

Therefore, a technical report was completed (see Technical Appendix F1 of the Draft EIR), however, as stated in the Geotechnical Report, the recommendations shall be confirmed and modified as needed based on actual as-graded conditions. Furthermore, the grading plan for the Project is shown in Figure 3-26, Grading Plan, of the Draft EIR. Final grading plans would be completed following Project approval, which will be subject to City review and approval. 48-4 The commenter asserts that the Draft EIR states the need to shore up infrastructure but the technical report says it cannot determine this depending on how the site is graded. The commenter inquires about the potential for seepage and states that the past Seal Beach study shows that due to climate change, flooding will occur over the entire City where retreating is an option. The commenter also asked to review a study from the JFTB and Naval Weapons Station.

Refer to Response to Comment 48-3 regarding the mitigation required to ensure that the geotechnical recommendations are implemented. Additionally, the Geotechnical Report (Technical Appendix F1 of the Draft EIR) recommendations are intended to protect against the potential damaging effects of geotechnical phenomena, including groundwater seepage. The commenter does not provide citation details (e.g. title, date, or author name) of the Seal Beach or JFTB studies being referenced. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for flooding impacts. In any event, the Draft EIR evaluated the potential for flooding due to tsunamis and determined that impacts would be less than significant due to distance from the Pacific Ocean (refer to Page 4.9-24 of the Draft EIR). 48-5 The commenter inquires about the results of the Seismic Hazards Mapping Act and the results of the site-specific geotechnical investigations, expresses concern with liquefaction, and requests whether there can be a more rigorous level to meet other than just acceptable. As discussed in Section 4.6, Geology and Soils, of the Draft EIR, the Project site is not located within the State of California Earthquake Fault Zone (Alquist-Priolo) and no faults were identified on the site during the site evaluation. Moreover, as indicated in the Geotechnical Report (Technical Appendix F1 of the Draft EIR), the Project site is not at an increased risk relative to the surrounding areas. The Project would incorporate the construction recommendations contained within the geotechnical report as required by the LAMC Section

15.04.020. Project-related structures and buildings would be required to be designed and constructed in compliance with the California Building Code (CBC [California Code of Regulations, Title 24, Part 2]), which contains provisions for earthquake safety based on factors including occupancy type, the types of soil and rock onsite, and the probable strength of ground motion. Therefore, as structures would be designed to meet or exceed CBC standards for earthquake resistance, development of the Project would create less than significant impacts

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

related to seismic ground shaking and no mitigation is required (refer to Page 4.6-8 of the Draft EIR).

Section 4.0 of the Geotechnical Report (Technical Appendix F1) identifies design recommendations to reduce liquefaction impacts to an acceptable level. The term “acceptable level,” means in accordance with the California Building Code seismic criteria and is the appropriate standard for which to analyze geotechnical hazard risks under CEQA and ensure the Project would not result in the risk of loss, injury, or death. 48-6 The commenter disagrees with the Draft EIR stating that potential hazardous effects related to geologic and soil conditions addressed under Thresholds a, c, d, and e are unique to the Project site and inherently restricted to the specific property proposed for development. The commenter states this is untrue and describes potential stormwater/flooding events. The commenter further asserts that Lampson Avenue will turn into a river and inquires about whether water on Lampson Avenue can flow onto the JFTB.

The cumulative impact discussion on Page 4.6-13 of the Draft EIR is specific to geological hazards. The commenter concern is related to flooding which is discussed under Section 4.9, Hydrology and Water Quality, of the Draft EIR, not Section 4.6, Geology and Soils. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for flooding impacts.
48-7 The commenter states that the Draft EIR does not list any flood control facilities for the City of Seal Beach and whether the contractor has responded with higher and more rigorous standards that are necessary to not make the issue of flooding worse. Refer to Master Response

2.1.4, Hydrology and Wastewater Infrastructure Analysis, for flooding impacts. 48-8 The commenter inquiries whether Executive Order 11988 places any conditions on the Project.

Executive Order 11988 requires agencies to protect against the risk of flood loss and to avoid to the extent possible the long and short term adverse impacts associated with the occupancy and modification of floodplains and to avoid direct or indirect support of floodplain development wherever there is a practicable alternative. The commenter also inquiries about the potential to build another aquifer on the JFTB and golf course.

As discussed in Section 4.9, Hydrology and Water Quality, of the Draft EIR, FEMA Flood Insurance Rate Maps identify flood zones and areas that are susceptible to 100-year (1% annual chance of occurrence) and 500-year floods (0.2% annual chance of occurrence). These areas are referred to as Special Flood Hazard Areas and Moderate Flood Hazard Areas respectively.

According to FEMA FIRM No. 06059C0116J (effective 12/03/2009), the Project site is located within FEMA Flood Zone D. Flood Zone D is correlated with areas with a possible risk of flooding, but the probability has not been determined. It should be noted that the Project site is not in proximity to an area within a flood zone (refer to Page 4.9-24 of the Draft EIR).

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Therefore, Executive Order 11988 does not place any conditions on the Project site as it is not designated as a floodplain. The commenter also inquiries about the potential to build another aquifer on the JFTB and golf course. The commenter does not provide evidence for the need for an additional aquifer. However, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. Thus, no further response is required. 48-9 The commenter inquires whether the finished floor elevation for the onsite buildings can be set higher than what is stated under Project Design Feature (PDF) HYD-1 and whether the sump pump under the alternate storm drain facilities can be increased to hold more than 38,800 cubic feet (cf) of water for an additionally 25 to 30 percent factor of safety. The Project site is designed to protect against a 100-year storm event; therefore, there is no justification for increasing the finished floor elevations on site. As discussed in the updated Hydrology Study (Attachment E to this Final EIR), a proposed stormwater pump system with upstream detention storage has been incorporated into the onsite drainage design to provide onsite peak flow and volume mitigation for the development for all storm events. The pump system will control the outflow discharge rate matching the existing 2-year peak flow at approximately 8.9 cfs. The stormwater system has been designed with a 20% factor of safety, which is above requirements. 48-10 The commenter inquires whether the Project would be graded to avoid ponding onsite based on the conclusion from the Project’ geotechnical report. The Project will be graded to avoid ponding onsite. As discussed above, the Project would be constructed in accordance with the recommendations of the Project’s Geotechnical Investigation (Technical Appendix F1 of the Draft EIR).

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 49

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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 49
Osburn, Justin, dated June 10, 2024.
49-1 The commenter requests a new unbiased environmental impact report for the Project due to the preparation of the document being hired by the Project applicant and not by the City. Refer to Response to Comment 16-16, above, related to the preparation of the Draft EIR and conflicts of interest.
49-2 The commenter expresses concern with the Project due to its proximity with the JFTB. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for airport safety impacts.
49-3 The commenter expresses concern with the increase in traffic on Lampson Avenue leading to a decrease in emergency response times. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns. As discussed in Section 4.13, Public Services, of the Draft EIR, per correspondence with the Orange County Fire Authority (OCFA), there are currently no deficiencies in fire protection service provided to the Project site. Additionally, response times would not decrease to necessitate the construction of a new fire station. To maintain acceptable service ratios, OCFA uses a fair share approach to mitigate fire service response impacts and facility/equipment needs (refer to Page 4.13-9 of the Draft EIR).

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 50


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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 50
Penney, Jennifer, dated June 10, 2024.
50-1 The commenter states that the Draft EIR should be prepared by an unbiased party not by a firm contracted by the Developer in the interests of the Developer and not of the City or its residents.

Refer to Response to Comment 16-16, above, related to the preparation of the Draft EIR and conflicts of interest.
50-2 The commenter states the Draft EIR fails to adequately acknowledge and address the document safety concerns highlighted by ALUC and examine the impacts on public health, safety, emergency services, and quality of life. The commenter also states that there is a lack of public disclosure of known safety issues with proximity to military airport. Refer to Master Response

2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for airport safety impacts and buyer’s awareness, and 2.1.8, Public Safety, for public safety impacts. Quality of life is not an environmental issue analyzed under CEQA; however, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. Thus, no further response is required.
50-3 The commenter is concerned about hearing loss caused by the proximity to military base necessitates additional insulation in windows, walls, and ceiling in all construction. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for noise impact from the JFTB. The Project would be designed to achieve a 25 dBA reduction and meet the 45 dBA CNEL interior noise standard with PDF-N-2, which includes the use of windows with a STC rating of 29 on all second floor facades adjacent to Lampson Avenue and JFTB Los Alamitos.
50-4 The commenter states that overbuilding on 12 acres will create runoff and flooding issues for existing neighborhoods. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for flooding and storm drain concerns. 50-5 The commenter requests the setback to be increased from the street to avoid dangerous situation for any children, bicyclist, pedestrian, and drivers on Lampson Avenue. As shown in Table

4.1-1, Zoning Development Standards Consistency Analysis, the Project would comply with the minimum setback requirements under the City’s Municipal Code (refer to Page 4.1-14 of the Draft EIR). Refer also to Master Response 2.1.2, Roadway Safety on Lampson Avenue. 50-6 The commenter states that the parking count is too low and inquires about the overflow parking to adjacent neighborhoods and increase in pedestrian and vehicle traffic and accidents. Refer to Master Response 2.1.3, Parking, for impacts related to onsite parking, 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns, and 2.1.2, Roadway Safety on Lampson Avenue, for pedestrian safety impacts.

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

50-7 The commenter requests that public disclosure of State declared known health and safety risk to be included in sales and escrow documents. The Draft EIR evaluated and determined that there were no health and safety risks associated with the Project. In California, sellers are required to disclose the presence of any known environmental hazards. Refer also to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), related to notifications to potential buyers.
50-8 The commenter provides concluding remarks and asserts again that a new Draft EIR be drafted by an unbiased impartial third party. Refer to Response to Comment 16-16 related to the preparation of the Draft EIR and conflicts of interest. Thus, no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 51
From: Jessica Polye
To: Tom Oliver
Subject: Re: Notice of Availability of a Draft Environmental Impact Report for the 4665 Lampson Avenue Project Date: Wednesday, April 24, 2024 3:23:45 PM
Attachments: image002.png
image003.png
image004.png
As a resident of CPE, it is incredibly disappointing that a City adjacent to us would allow for such a monstrosity that is going to have a huge negative impact on us. Lampson is already overly impacted with traffic, I can’t understand how this would go through.

On Wed, Apr 24, 2024 at 2:34 PM Tom Oliver <[email protected]> wrote:

Hello Interested party of the proposed Lampson project, Please see the attached, Notice of Availability of a Draft Environmental Impact Report for the 4665 Lampson Avenue Project.

As always, if you have any questions, please email or call me, Tom Oliver
Associate Planner
City of Los Alamitos
3191 Katella Avenue
Los Alamitos, CA 90720
(562) 431-3538 x303
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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 51
Polve, Jessica, dated April 24, 2024.
51-1 The commenter expresses general opposition to the Project and states that Lampson is already overly impacted with traffic. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 52
From: Janet A. Riness
To: Tom Oliver
Subject: Land Use
Date: Tuesday, May 7, 2024 11:02:07 AM
Dear Mr. Oliver,
We are opposed to the land use plan for the Lampson Ave project.

Here are our reasons:

1. Way too many housing units are planned for the use area

2. We don’t have a drought issue too much this year but lots more people will use more water in our drier years.

3. There is not enough parking for new housing - estimate two cars minimum per household.

4. Not enough open space for parks and general recreation

5. This is located right next to the military base which is our emergency “headquarters” for earthquakes, attacks, or other disasters. They have advised AGAINST the project.

6. AND LAMPSON IS THE ONLY WAY OUT OF OUR AREA IF WE NEED TO ESCAPE. Check a map! Too many cars trying to use one street.

Thank you for your attention.

Janet and Dennis Riness
3750 Oleander Street
Seal Beach, CA 90740
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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 52
Riness, Janet and Dennis, dated May 7, 2024.
52-1 The commenter provides introductory remarks and expresses opposition to the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
52-2 The commenter states that there are too many housing units planned for the use area. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
52-3 The commenter expresses concern with water supply during dry years. As discussed in Section

4.17, Utilities and Service Systems, of the Draft EIR, Golden State Water Company West Orange’s waters supplies would be sufficient for the Project’s estimated water demand of 50.63 acre-feet of water per year (AFY) in normal, single dry years, and five consecutive dry year conditions through 2045 (refer to Pages 4.17-16 to 4.17-17 of the Draft EIR). 52-4 The commenter expresses concern with the lack of onsite parking. Refer to Master Response

2.1.3, Parking, for parking impacts.
52-5 The commenter states that there is a lack of open space for parks and general recreation. Refer to Master Response 2.1.10, Loss of Existing Open Space and Provision of On-Site Amenities. 52-6 The commenter expresses concern with the Project being located next to JFTB and that ALUC have advised against the Project. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for airport safety impacts, 52-7 The commenter expresses concern that Lampson Avenue is the only way out of College Park East and there are too many cars using one street. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 53
From: Abraam Saad
To: Tom Oliver
Subject: RE: Notice of Availability of a Draft Environmental Impact Report for the 4665 Lampson Avenue Project Date: Thursday, April 25, 2024 9:33:44 AM
Attachments: image003.png
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Hello Tom,
We are against this Project because it will have significant impact on environmental resources, and it will disturb our quiet and green community.

This project will help in the increase of Greenhouse Gas (GHG) emissions within a local area of the project. Some construction work may result in the exceed of some hazardous waste thresholds established by the California Code of Regulation (CCR) and may produce toxic fumes when heated which is very dangerous on Health.

Some soil disturbance may result in Aerially Deposited Lead (ADL) which is very contaminated substance and toxic to human health. Soil disturbance also may result in toxic dust.

Please keep our community safe, sustainable and green to enhance our health and livability.

Regards,
Abraam & Mirna
3881 Rose St.

Seal Beach, CA 90740
From: Tom Oliver <[email protected]>
Sent: Wednesday, April 24, 2024 2:34:01 PM
Subject: Notice of Availability of a Draft Environmental Impact Report for the 4665 Lampson Avenue Project
Hello Interested party of the proposed Lampson project, Please see the attached, Notice of Availability of a Draft Environmental Impact Report for the 4665 Lampson Avenue Project.

As always, if you have any questions, please email or call me, Tom Oliver
Associate Planner
City of Los Alamitos
3191 Katella Avenue
Los Alamitos, CA 90720
(562) 431-3538 x303
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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 53
Saad, Abraam and Mirna, dated April 25, 2024.
53-1 The commenter provides introductory remarks and expresses opposition to the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
53-2 The commenter states that the Project will increase greenhouse gas emissions in the area, construction work may result in the exceedance of some hazardous waste thresholds, and soil disturbance may result in Aerially Deposited Lead and toxic dust.

As discussed in Section 4.7, Greenhouse Gas Emissions, of the Draft EIR, construction and operation of the Project would generate a 2,757.11 MTCO2e/yr; the Project would not exceed the significance threshold of 3,000 MTCO2e/yr. Thus, impacts would be less than significant and no mitigation is required (refer to Page 4.7-27 of the Draft EIR). Refer to Response to Comment 16-4 regarding hazardous waste, aerial deposited lead and toxic dust.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 54
From: Brittany Salling
To: Tom Oliver
Subject: Lampson project objection
Date: Sunday, May 5, 2024 6:22:04 PM
To Whom it may concern,
We live in a neighborhood on Lampson a block from this proposed project. Mornings are already a nightmare when heading to schools in Seal Beach/ Los Alamitos and this will surely make it so much worse. Not to mention AYSO and other sports play on the field right there and it was a perfect solution as the business park was not open on the weekends which allows for parking that is almost always full... now it will be the other way with residents parking at the park and all of the kids sports will need to park in the neighborhoods and cross lampson which will create a dangerous situation for families and children. Additionally, the air base is right there which restricts all of us of only having a 2 story, this will be even closer to the runway but can be taller which does not makes sense. In my research, it seems it has been deemed unsafe to build residential there for the residence as well, so I am not sure why that is being disregarded. I do not see a single benefit to building this yet I can easily point out many ways in which this will be terrible for our already backed-up lampson (for your own research, go ahead and drive down lampson heading towards Seal Beach Blvd when we are trying to get our kids to school, it's a nightmare and I have already been rear ended while driving my child to Hopkinson because people drive so aggressively at that time already due to the gridlock.

PLEASE, PLEASE, PLEASE reconsider this; this is a TERRIBLE idea for our community! Thank you,
Brittany Sakkubf
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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 54
Sakkubf, Brittany, dated May 5, 2024.
54-1 The commenter expresses concerns with traffic, parking and safety for AYSO participants crossing Lampson. Refer to Master Responses 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns, 2.1.2, Roadway Safety on Lampson Avenue, for safety, and

2.1.3, Parking, for parking impacts regarding AYSO.
54-2 The commenter expresses concern for the proposed residential use onsite due to its proximity to JFTB and traffic congestion. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for airport safety impacts; 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns; and 2.1.2, Roadway Safety on Lampson Avenue, for Lampson Avenue safety concerns.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 55
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Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 55
Senecal, Patty, dated June 10, 2024.
55-1 The commenter states that the peer review Draft EIR should have been made available to the public. Refer to Response to Comment 16-16, above.
55-2 The commenter states that cumulative impacts were not evaluated, specifically the Old Ranch Country Club project, and that public safety, public health, capacity of City services, Lampson Road maintenance, and traffic congestion need to be analyzed. Refer to Response to Comment D-9 regarding cumulative impacts from the proposed Old Ranch Country Club project.

Additionally, cumulative impacts for all environmental topics under the CEQA Guidelines are addressed in each section of the Draft EIR. Section 4.0, Environmental Analysis, of the Draft EIR, discusses the scope of cumulative effects analysis (refer to Pages 4-3 to 4-6 of the Draft EIR).
55-3 The commenter states that SBPD had concerns about the cumulative impact of traffic and safety on Lampson Avenue and that traffic safety must be improved if vehicles are added to Lampson. Refer to Master Response 2.1.2, Roadway Safety on Lampson Avenue, for Lampson Avenue safety concerns.
55-4 The commenter states that SBPD had concerns with parking impacts to College Park East and visitors to Arbor Park and that existing personnel may not be adequate to manage traffic safety concerns on Lampson. The commenter also asserts that SBPD noted that the only additional overflow parking is College Park East which places a cost burden on SBPD for enforcement.

The commenter expresses concern that more vehicles parked next to Heather Park will create a public safety nuisance due to additional moving cars and also expresses concern for pedestrians crossing a busy street after parking cars in College Park East. Refer to Master Response 2.1.8, Public Safety, for concerns regarding existing public safety personnel adequacy. Refer to Master Response 2.1.2, Roadway Safety on Lampson Avenue. Refer to Master Response 2.1.3, Parking, for impacts related to onsite parking. 55-5 The commenter states that no traffic mitigation was presented. The commenter requests that the traffic congestion from the Lampson Park Place development must be considered with the Old Ranch Country Club proposed project in regard to cumulative impacts. The commenter expresses concerns with traffic congestion creating idling of cars.

Refer to Response to Comment D-9 regarding cumulative impacts from the proposed Old Ranch Country Club project. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns. As discussed in 4.15, Transportation, of the Draft EIR, the Project would result in significant VMT impacts and Mitigation Measure MM 4.15-1 is proposed to reduce impacts to the extent feasible (refer to Page 4.15-20 of the Draft EIR).

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

55-6 The commenter expresses concerns with emergency response times on Lampson Avenue and states that the surrounding communities of Leisure World, Rossmoor, Seal Beach and West Garden Grove would be impacted by delayed response times. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns. As discussed in Section 4.13, Public Services, of the Draft EIR, per correspondence with the Orange County Fire Authority (OCFA), there are currently no deficiencies in fire protection service provided to the Project site. Additionally, response times would not decrease to necessitate the construction of a new fire station. In order to maintain acceptable service ratios, OCFA uses a fair share approach to mitigate fire service response impacts and facility/equipment needs (refer to Page 4.13-9 of the Draft EIR).
55-7 The commenter expresses concerns for bicyclists’ health and safety on Lampson Avenue with the addition of cars. Refer to Master Response 2.1.2, Roadway Safety on Lampson Avenue.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 56
From: Marc Serlin
To: Tom Oliver
Subject: Lampson Park Place LLC
Date: Sunday, May 5, 2024 4:38:05 PM
Hi Tom,
I am a resident of Seal Beach and reside in the College Park East (CPE) neighborhood adjacent to the proposed housing development and I am writing to you to share my concerns over the proposed residential housing development on the West Ed property on Lampson. My key concerns are:
1) The housing development lacks sufficient recreation space(s) - With the lack of adequate recreation space for children and adults, I fear that the residents of the development will cross Lampson to use facilities for the residents of CPE. As it is, the parks and facilities in our neighbor are inadequate and many have deferred maintenance. Sharing the available capacity with an additional set of neighbors will increase the wear and tear on the facilities. As it is, Seal Beach residents pay a 10% utility tax (one of the highest in California) to help cover city maintenance and it's not enough to keep our neighborhood parks and equipment in excellent condition. A steady stream of residents from the new housing development who have no "skin in the game" when it comes to the treatment of CPE parks and equipment is not a value add for my neighborhood. Why isn't the City of Los Alamitos requiring the developer to set aside a detailed recreation plan for the development?
2) Parking - The parking provided by the developer is inadequate for the number of units and expected residents let alone visitors for the residents. Most of the lots in CPE are +- 5,200 Sq.Ft. and around 52' wide. At best, that leaves room for one and in some cases two cars that can park in front of each home. When CPE was developed, most families had one or two cars. Today, with packed garages and the proliferation of trucks and SUV's as well as cars for children still living at home, it is not uncommon for a homeowner to have three or four cars and it can be challenging, at times, to find a place to park in front of your home. For residents of the proposed development, they will be no different and the homeowners and apartment dwellers will be challenged to find a spot to park in their development.

Further, for the apartment dwellers, there is no way near enough parking available in the planned parking.

So, what will the new residents do without a place to park? They will park their cars in CPE in front of resident homes on Ironwood, Heather, surrounding Heather Park and other nearby streets. What happens when the residents of the new development host a holiday event or have a party? It will be even more burdensome. If the development goes through as planned, the next step will be for my neighbors to reach out to the City of Seal Beach to Issue parking stickers so that any of the residents from the new development parking on our streets will get their cars towed (Seal Beach will have a new revenue stream sharing tow fees with the tow operator). If that were to happen, the development residents will come running to the City of Los Alamitos to complain.
3) Traffic on Lampson - As it is, Lampson is a very crowed street. With 240+ new units, figure another 600+ cars travelling on Lampson at least one time per day. Further, a big problem is that one can only make a right turn out of the proposed new signal is not approved What to do if the residents want to travel towards Garden Grove? They can attempt to make a U turn at the signal on Heather or Candleberry which is even more dangerous. Further, Lampson is not that wide and many cars can't seamlessly complete the U turn without having to stop, back up and then continue, which will further impact traffic on Lampson and those exiting CPE. The other option is to drive into CPE at Heather or Candleberry and then maneuver their way back to Lampson. Of the 600 or more cars that belong to residents of the new development, what percentage are wanting to head toward Valley View and how many times a day would they need to do this? Clearly, this is accidents waiting to happen that the developer clearly didn't take into consideration or could care less about. 4) Sewer and Storm Drains – the storm drains in CPE were inadequately engineered which has resulted in flooding during rain events. The existing drains empty into Old Ranch Country Club (ORCC) and run-off on Lampson flows east and onto Ironwood in CPE adding to the flooding. The City of Seal Beach is 56-1
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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
considering a hotel development, proposed by the owner of ORCC, that would reduce/eliminate one of the drainage sites. Either way, this will most likely have an impact on the new Lampson Park development.

In closing, I understand that the developer purchased the land to develop and maximize profit through the more relaxed conditions of the California housing mandate. That doesn’t mean that it’s development plan can be approved by the City of Los Alamitos without considering existing adjacent developments, traffic and safety impacts, etc.

Thank you for taking the time to learn about my concerns.

Marc Serlin
4241 Candleberry AVE
Seal Beach, CA 90740
Cell: 562-756-4427
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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 56
Serlin, Marc, dated May 05, 2024.
56-1 The commenter provides an introduction and shares concerns which are responded to below. 56-2 The commenter expresses concerns with lack of sufficient recreation space and states that the existing parks in CPE neighborhood are inadequate and many have deferred maintenance.

Questions why the developer does not have a detailed recreation plan for the Project. Refer to Master Response 2.1.10, Loss of Existing Open Space and Provision of On-Site Amenities. 56-3 The commenter expresses concerns with inadequate parking provided for the Project and that residents will utilize parking in nearby neighborhoods. Refer to Master Response 2.1.3, Parking, for parking impacts.
56-4 The commenter expresses concerns about traffic congestion and states that the Project will result in 600+ cars on Lampson at least one time per day. The commenter questions the safety aspect of only being able to make a right turn out of the proposed new signal and questions what should be done if residents want to travel toward Garden Grove.

As discussed in Section 3.0, Project Description, of the Draft EIR, Project is anticipated to generate 1,658 two-way trip-ends per day with 112 AM peak hour trips and 147 PM peak hour trips, which is well within the capacity of Lampson Avenue even at General Plan Buildout (refer to Page 3-17 of the Draft EIR). Vehicle access to the Project site would be provided via two driveways on Lampson Avenue, one for the apartment entry on the western side and one for the primary neighborhood entry central to the site. Additionally, a restricted emergency vehicle access point with Lampson Avenue would be provided at the eastern end of the site.

The Project would implement stop controls for the southbound approach at all driveways on Lampson Avenue. The driveway for the apartment entry would be restricted to right in/rightout access only (refer to Page 3-4 of the Draft EIR). The Project proposes a cross-street stopcontrolled intersection at the primary neighborhood entry, which will allow for full access, including left turns for eastbound vehicles.

The Project initially proposed to install a traffic signal at the primary neighborhood to alleviate neighborhood concerns related to safety. Subsequent public comments received on the Draft EIR during the 45-day public review period expressed concern with installing a traffic signal and after further traffic signal warrant and safety analyses, it was determined that the proposed traffic signal is not warranted (see Attachment G of this Final EIR). Therefore, the Project no longer proposes a traffic signal at this entryway.
56-5 The commenter expresses concerns that storm drains in College Park East were inadequately engineered, resulting in flooding during rain events. The commenter states that existing drains empty into Old Ranch Country Club and run-off on Lampson flows onto Ironwood, adding to the flooding. The commenter adds that the City of Seal Beach is considering a hotel

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

development that would reduce or eliminate one of the drainage sites and opines that this would have an impact on the new development proposed by the Project. Refer to Master Response

2.1.4, Hydrology and Wastewater Infrastructure Analysis, for flooding impacts.

A hydrologic analysis and street capacity analysis per Orange County Hydrology & Hydraulics Manuals were prepared for Lampson Avenue along the site frontage (see Attachment E of this Final EIR). Calculation results indicate that Lampson Avenue flooding does not occur along the Project site, but rather downstream at the sump condition near the Old Ranch Country Club.

The hydrologic analysis and street capacity analysis for Lampson Avenue has been expanded downstream to determine the depth of flow. Both street capacity analysis indicate that the 100- year water surface elevation is held within the street and less than the existing top of curb elevations.

The Project has been designed to ensure that proposed stormwater flows do not exceed existing and therefore will not contribute to additional flooding events downstream. The Old Ranch Country Club will also be required to detain stormwater on-site to ensure stormwater flows do not exceed existing conditions.
56-6 The commenter concludes the comment letter. No further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 57
From: JULIA SHORES
To: Tom Oliver
Subject: Lampson Project
Date: Tuesday, May 7, 2024 10:23:31 AM
Mr. Oliver: We know that housing is very much needed in California, but Lampson Avenue is not the answer. We encourage the city to look elsewhere.

Every open-space area may look like a great place to build multiple houses, but there was a reason this space was left open with one large structure on it. Here are some of the reasons....
1) Lampson Avenue is a road adequate for the number of cars and houses that were built for it. Additional housing will change this road to a 'boulevard' that will not be able to accommodate the traffic it will create. 2) CPE has parking and housing for homeowners living in the tract. The additional houses planned will bring additional cars into the CPE neighborhood causing problems for homeowners that have to find parking for their own cars.
3) The noise from the base is not always a problem for CPE homeowners, but it will be a constant problem for homes that are next to the base. Again, this land was left open for a reason.
4) CPE is dealing with flooding issues on some of their streets during the heavier rainstorms. This housing will only add to the problem and may create a larger one.

Only people that live in and around CPE are fully concerned with this project. We believe if your councilmembers lived in this area, they would also feel concern for this project and strongly fight against the new development.

Julia and James Shores
4833 Fir Ave.

Seal Beach, CA
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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 57
Shores, Julia and James, dated May 07, 2024.
57-1 The commenter opposes the Project and shares concerns which are responded to below. 57-2 The commenter expresses concerns that Lampson Avenue will not be able to accommodate the traffic the proposed Project would create. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic congestion concerns.
57-3 The commenter expresses concerns that the Project will bring additional cars into the College Park East neighborhood looking for places to park. Refer to Master Response 2.1.3, Parking, for parking concerns.
57-4 The commenter expresses concerns that noise from the JFTB will be a problem for residents of the Project. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB).
57-5 The commenter expresses concerns that flooding issues in College Park East will increase with the addition of housing from the Project. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for hydrology concerns. 57-6 The commenter expresses concerns with the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 58

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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476

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58-4

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 58
Showalter, Catherine, dated June 04, 2024.
58-1 The commenter expresses concerns with traffic, pedestrian safety, noise and air pollution, and parking. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. Refer to Master Response 2.1.2, Roadway Safety on Lampson Avenue, for pedestrian safety concerns. Refer to Master Response 2.1.3, Parking, for parking concerns.

As discussed in Section 4.2, Air Quality, of the Draft EIR, the Project would not exceed the South Coast AQMD localized significance thresholds for assessing localized health impacts from criteria air pollutants during construction. Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations during Project construction. Further, Project traffic would not create or result in a CO “hotspot.” Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations due to the Project, and impacts would be less than significant (refer to Pages 4.2-26 through 4.2-29 of the Draft EIR).

As discussed in Section 4.11, Noise, of the Draft EIR, the Project would not exceed significance thresholds for construction noise levels, operational noise levels, and off-site traffic noise levels. As such, the Project would not 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. Impacts would be less than significant (refer to Pages 4.11-23 through 4.11-29 of the Draft EIR). 58-2 The commenter expresses concerns with Seal Beach’s limited resources, such as sharing old sewer and drainage systems with the City of Los Alamitos. The commenter states that the Project would impact the Old Ranch Country Club Specific Plan development and that cumulative impacts cannot be predicted at this time. Refer to Response to Comment 56-5, for sewer concerns and Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for hydrology concerns.
58-3 The commenter appreciates the mention of a telecommuting workspace, solar roof and electric vehicle charging stations within the Project. However, the commenter inquiries about the management of one shared community vehicle. The commenter questions the feasibility of no natural gas use onsite and inquires whether kitchens will have electric stoves and if heating and air conditioning will be electric. These comments are acknowledged and the commenter accurately represents components of the project including commuting workspace, solar roof and electric vehicle charging stations, community vehicle, and no natural gas. Kitchens will have electric stovetops, and all heating and air conditioning equipment will also be electric. 58-4 The commenter expresses concerns with State density related appeals and the proposed density and requests that the size of the housing units be reduced to decrease environmental impacts.

This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 59
59-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 59
Smith, Paulette, dated May 04, 2024.
59-1 The commenter expresses general opposition and concerns with traffic, overcrowding and increased crime. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. Refer to Master Response 2.1.8, Public Safety. As discussed in Section 4.12, Population and Housing, of the Draft EIR, the Project would not result in substantial unplanned growth in the area because: 1) the Project is within the growth projections of the City’s General Plan, 2) the planned housing is a requirement of State Housing Law and in response to an existing unmet need for housing, 3) the Project is consistent with the existing General Plan land use and zoning designations, and 4) the Project improves the City’s job-housing balance by developing housing in a currently jobs-rich and housing-poor area. Therefore, implementation of the Project would not result in substantial unplanned population growth, and impacts would be less than significant (refer to Pages 4.12-8 through 4.12-10 of the Draft EIR).

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 60
60-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 60
Smith, David, dated May 04, 2024.
60-1 The commenter expresses concerns with traffic, overcrowding and increased crime. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for traffic concerns. Refer to Master Response 2.1.8, Public Safety. As discussed in Section 4.12, Population and Housing, of the Draft EIR, the Project would not result in substantial unplanned growth in the area because: 1) the Project is within the growth projections of the City’s General Plan, 2) the planned housing is a requirement of State Housing Law and in response to an existing unmet need for housing, 3) the Project is consistent with the existing General Plan land use and zoning designations, and 4) the Project improves the City’s job-housing balance by developing housing in a currently jobs-rich and housing-poor area. Therefore, implementation of the Project would not result in substantial unplanned population growth, and impacts would be less than significant (refer to Pages 4.12-8 through 4.12-10 of the Draft EIR).

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 61
From: [email protected]
To: Tom Oliver
Subject: Concerns Regarding the High-Density Project(s) Date: Monday, April 29, 2024 1:18:47 PM
To Whom it May Concern,
I am resident at 4916 Ironwood Avenue, Seal Beach, I understand the housing mandates dictated by the State of California; however, the plans outlined by the cities of Seal Beach and Los Alamitos will excessively impacting the communities north of the 405 Freeway. There are already problems with the current traffic and environment concerns which will only be exacerbate by these projects. Below are some of my concerns regarding the housing developments. -Current traffic congestion on Lampson Avenue between Basswood Street and Tulip Street and the intersection of Seal Beach Boulevard and Lampson Avenue are already a concern with the traffic volume, ongoing traffic collisions and the speed of vehicles. This has already caused increasing safety concerns for bicycles, pedestrians, and motorists over the last ten years.
-The standing cars especially in the morning and evening hours will increase the carbon emissions footprint in the area and add to the levels already increased by the recently completed 405 Freeway expansion project.
-New housing developments estimate the number of parking space on the number of residents who should occupy the home not the actual number. When factoring adult children/families returning to their childhood homes and rental units, the true occupancy of the household is much larger. For example, the high-density housing long the east side of Montecito Road for years has increasing encroached on the side street west of Montecito Road, on adjacent streets and within the adjacent shopping center.

As a concerned citizen of Seal Beach, decisions that are made today will have longterm effects on our community which cannot be undone. Please reconsider the size/footprint of these project.

Sincerely,
Eric Smitson
562-896-2932
61-1
61-2
61-3
61-4
61-5

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 61
Smitson, Eric, dated April 29, 2024.
61-1 The commenter expresses general traffic concerns on proposed housing developments in the cities of Los Alamitos and Seal Beach impacting communities north of the 405 Freeway. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
61-2 The commenter expresses safety concerns for bicycles, pedestrians, and motorists with the current traffic congestion on Lampson Avenue between Basswood Street and Tulip Street and the intersection of Seal Beach Boulevard and Lampson Avenue due to traffic volume, ongoing traffic collisions and the speed of vehicles. Refer to Master Responses 2.1.1, Transportation and Traffic Congestion, for traffic concerns, and 2.1.2, Roadway Safety on Lampson Avenue, for pedestrian safety impacts.
61-3 The commenter states that standing cars especially in the morning and evening hours will increase the carbon emissions footprint in the area and add to the levels already increased by the recently completed 405 Freeway expansion project. As discussed in Section 4.2, Air Quality, of the Draft EIR, construction and operation of the Project would not exceed criteria pollutant thresholds established by the South Coast AQMD for emissions of any criteria pollutant and impacts would be less than significant (refer to Page 4.2-23 to 4.2-25 of the Draft EIR).
61-4 The commenter states that new housing developments simply estimate the number of parking space needed for the number of residents who should occupy the home, rather than determining the true occupancy. The commenter provides an example of high-density housing along the east side of Montecito Road, which has increasingly encroached on adjacent streets and the shopping center. Refer to Master Response 2.1.3, Parking, for a detail discussion on parking impacts. Thus, no further response is required.
61-5 The commenter provides concluding remarks and requests that the City reconsider the size/footprint of the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 62


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62-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 62
Sprong, Marty, dated June 10, 2024.
62-1 The commenter expresses concerns regarding the impact to AYSO operations and traffic. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for impacts related to traffic.

Comments regarding AYSO operation is not an environmental issue analyzed under CEQA; however, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. Thus, no further response is required.
62-2 The commenter notes that the impact of both the Lampson Project and the proposed development at Old Ranch must be addressed. Refer to Response to Comment D-9 for a detailed discussion on the cumulative impacts of the Project. As discussed, the Project would not cumulatively contribute to environmental impacts associated with buildout of Old Ranch Country Club.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 63


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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 63
Stathopoulos, Dora, dated May 14, 2024.
63-1 The commenter expresses opposition to the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 64
From: Timothy I. Still
To: Calvin Mingione
Subject: FW: Lampson Project
Date: Thursday, May 16, 2024 9:56:02 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Regards,
Timothy I. Still
+1 925 200 6445 (mobile)
From: Timothy I. Still <[email protected]>
Date: Thursday, May 16, 2024 at 9:53 AM
To: [email protected] <[email protected]> Subject: Lampson Project
Dear Tom –
Our family has owned our home in College Park East since 1976. Our home is on Hazelnut Avenue.

Under no circumstances does the proposed Lampson project make sense.

We have heard from the experts that the proposed plan is not lawful, it’s a hinderance, and recommended.

We do not support the current Lampson project.

We support the recommendation of the experts – residential units being built in the proposed location is not in the city’s, neighbors, or local community’s best interest. In fact – it’s unlawful.

Regards,
Timothy I. Still
+1 925 200 6445 (mobile)
64-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 64
Still, Timothy, dated May 16, 2024.
64-1 The commenter expresses opposition to the Project. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 65

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65-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 65
Stohler, Michelle, dated June 6, 2024.
65-1 The commenter expresses opposition to the Project and insists that new reports be prepared, provide environmental remediation measures and release “Peer Review” Report prior to decision making. Refer to Response to Comment 16-16 for a discussion on the preparation of the Draft EIR. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 66
From: Tom SUGIHARA
To: Tom Oliver
Subject: New residential developments on Lampson in seal Beach/Los Alamitos Date: Friday, May 17, 2024 4:35:28 PM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
This letter is to present my protest in the development of new residential buildings in the college Park East/Los Alamitos area. I have lived here all my life and have seen traffic increasing slowly. I have also worked for a traffic engineering company that helped plan Lampson as a traffic engineer. The street is not designed for the capacity of the increase of traffic that these residence would bring. These type of high density have not been taken into consideration by the planners of the city and could be better located on the outskirts of our cities. Please do not build these residents and further, increased traffic for us longtime residence who have put up with much in the past, but refused to concede this much damage to our quality of life.

Sincerely,
Tom Sugihara
College Park East resident
Sent from my iPhone
66-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 66
Sugihara, Tom, dated May 17, 2024.
66-1 The commenter expresses opposition to the Project and asserts that Lampson is not designed for the capacity of the increase in traffic from the Project. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for impacts related to traffic and the capacity of Lampson Avenue.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 67

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4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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Lead Agency: City of Los Alamitos SCH No. 2022090476


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67-10
67-11

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476


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67-12
67-13
67-14

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 67
Sustarsic, Schelly, dated June 10, 2024.
67-1 The commenter makes introductory comments to the attached comment letter. Response to comments made are discussed below; thus, no further response is required. 67-2 The commenter raises concerns regarding safety and suggests that the 10-foot dedication to the north be used for parking for the Project instead. Refer to Master Response 2.1.2, Roadway Safety on Lampson Avenue, for impacts to motorist and pedestrian safety and Master Response

2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for safety impacts related to the JFTB. The commenter’s suggestion for the 10-foot dedication is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.
67-3 The commenter provides background information about Arbor Park and the agreements between the City of Seal Beach and the Army Corps of Engineers. The commenter also raises concerns regarding the security of the military base. This comment is not an environmental issue analyzed under CEQA; however, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required. 67-4 The commenter states that the addition of more vehicles to the area will lead to more accidents on Lampson Avenue, and accessibility into and out of College Park East will be more difficult due to those potential accidents. Refer to Master Response 2.1.2, Roadway Safety on Lampson Avenue, regarding the impact of the Project on collision rates. 67-5 The commenter suggests that a school bus stop be included within the Project site and expresses concerns regarding the safety of children walking to the existing bus stop at Heather Park and crossing Lampson Avenue. Refer to Master Response 2.1.2, Roadway Safety on Lampson Avenue, for pedestrian safety concerns.
67-6 The commenter states that the parking provided for the apartments is inadequate and will lead to overflow parking in College Park East on Heather and Rose Streets and competition with CPE residents. The commenter suggests increasing parking within the Project or decreasing the density of the Project. Refer to Master Response 2.1.3, Parking, for parking concerns. 67-7 The commenter challenges the functionality of making the center lane (#2) of Lampson into a left-turn right-turn lane and states that the Cumulative Analysis for traffic through 2026 excludes impacts from additional proposed units and other uses at Old Ranch Country Club that will be added after 2026. Refer to Response to Comment D-9 for cumulative traffic impacts

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

and D-38 for the feasibility of restriping the number two westbound left turn lane as a shared left-right turn lane on Seal Beach Boulevard & Lampson Avenue. 67-8 The commenter suggests that the Senior Housing Alternative be adopted and provides reasons to adopt the alternative, including fewer residents, fewer vehicles at peak times, and simpler recreational needs. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required. 67-9 The commenter notes the discrepancy between noise contours used in the most recent studies and in the Draft EIR, points out that CNEL is measured over 24 hours, despite the base ceasing flights in the late night and early morning, and states that aircraft noise will be an annoyance for residents of the Project. Refer to Master Response 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for impacts related to noise from JFTB. The analysis of exposure of excessive noise levels due to proximity to airport operations is evaluated by determining whether the Project places residents or workers within noise contours deemed incompatible for sensitive land uses. This analysis included a review of the City’s General Plan, JFTB Los Alamitos AELUP, and the State of California, Division of Aeronautics’ California Airport Land Use Planning Handbook (refer to Page 4.1-19 of the Draft EIR).

The noise compatibility criteria in the AELUP are guidelines to evaluate the land use compatibility of aircraft-related noise, which does rely on CNEL. CNEL represents a composite 24-hour noise level which is a weighted average of the intensity of a sound, with corrections for time of day, and averaged over 24 hours. The time-of-day corrections require the addition of 5 decibels to dBA Leq sound levels in the evening from 7:00 p.m. to 10:00 p.m., and the addition of 10 decibels to dBA Leq sound levels at night between 10:00 p.m. and 7:00 a.m. These additions are made to account for the noise sensitive time periods during the evening and night hours when sound appears louder. CNEL does not represent the actual sound level heard at any time, but rather represents the total sound exposure (refer to Section 2.2, Noise Descriptors of Technical Appendix K, Noise Study, of the Draft EIR). 67-10 The commenter summarizes the changes in the percentage of impervious and permeable surfaces from existing to proposed conditions and the two proposed stormwater drainage systems. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required. Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis for flooding and drainage impacts. 67-11 The commenter states that College Park East has drainage problems, runoff from the Project will exacerbate the problems, and Old Ranch Golf Course may not have capacity to accept runoff from additional developments. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis for flooding and drainage impacts. Refer to Response to Comment 56-5 regarding cumulative impacts from Old Ranch Golf Course.

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

67-12 The commenter provides background information about Arbor Park and the City of Seal Beach’s property lease from the Army Corps of Engineers. The commenter opposes the transfer of control of Arbor Park from the City of Seal Beach to the City of Los Alamitos resulting from the Project’s 10-foot dedication for additional parking and states that AYSO must still be consulted about the timing of games. These comments are noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required. 67-13 The commenter expresses concerns regarding current and future construction including the Old Ranch Country Club Development and the VMT, GHG, and air pollution impacts caused by routing vehicles onto Lampson. Refer to Response to Comment D-9 for cumulative traffic impacts.

As discussed in Section 4.15, Transportation, of the Draft EIR, the Project would result in significant VMT impacts with the implementation of 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. (refer to Page 4.15-20 of the Draft EIR).

As discussed in Section 4.7, Greenhouse Gas Emissions, of the Draft EIR, construction and operation of the Project would generate a 2,757.11 MTCO2e/yr; the Project would not exceed the significance threshold of 3,000 MTCO2e/yr. Thus, impacts would be less than significant, and no mitigation is required (refer to Pages 4.7-26 through 4.7-27 of the Draft EIR).

As discussed in Section 4.2, Air Quality, of the Draft EIR, implementation of the Project would not: 1) exceed applicable South Coast AQMD localized criteria pollution emissions thresholds during construction and operation; 2) would not cause or measurably contribute to the formation of a CO “hot spot;” and 3) would not result in a health risk for nearby residents during construction (refer to Pages 4.2-26 through 4.2-29 of the Draft EIR). 67-14 The commenter reiterates the benefits of the Senior Housing Alternative and makes concluding remarks. This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 68

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68-1
68-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 68
Thomas, Thom and Elizabeth, dated June 3, 2024.
68-1 The commenters make introductory remarks, express opposition to the Project, and raise concerns regarding the impact to air quality and traffic during and after construction. Refer to Master Response 2.1.1, Transportation and Traffic Congestion, for impacts related to traffic.

As discussed in Section 4.2, Air Quality, of the Draft EIR, the Project would not exceed the South Coast AQMD localized significance thresholds for assessing localized health impacts from criteria air pollutants during construction. Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations during Project construction. Further, Project traffic would not create or result in a CO “hotspot.” Therefore, sensitive receptors would not be exposed to substantial pollutant concentrations due to the Project, and impacts would be less than significant (refer to Pages 4.2-26 through 4.2-29 of the Draft EIR). 68-2 The commenters express concerns regarding the impact on police, fire, school, and library services; the impact on demand for water, waste management, and electricity; the adequacy of the Project’s provided parking; the impact of construction on traffic, noise, dirt, air pollution; and the potential for rodents to move into College Park East. Regarding impacts to police services, refer to Master Response 2.1.8, Public Safety. Refer to Response to Comment 68-1 regarding traffic and air quality impacts. Refer to Master Response 2.1.3, Parking, for parking concerns.

Regarding impacts to fire services, schools, and libraries, as discussed in Section 4.13, Public Services, implementation of the Project would result in an increased requirement for public services. However, considering the existing resources available, the Project is not expected to result in the need for new or physically altered governmental facilities, and impacts would be less than significant (refer to Pages 4.13-9 through 4.13-12 of the Draft EIR).

Regarding impacts to water demand, as discussed in Section 4.17, Utilities and Service Systems, of the Draft EIR, based on the water supplies available and the estimated water demand, there are sufficient water supplies available to serve the Project during average, single dry, and multiple dry years. Additionally, the Project is subject to connection and service fees to offset increased demand and assist in facility expansion and service (at the time of need).

Accordingly, there would be sufficient water supplies available to serve the Project and impacts would be less than significant (refer to Pages 4.17-15 through 4.17-17 of the Draft EIR).

Regarding impacts to waste management, as discussed in Section 4.17, Utilities and Service Systems, of the Draft EIR, solid waste from the City is transported to Frank R. Bowerman Sanitary Landfill in the City of Irvine and the Olinda Alpha Sanitary Landfill near the City of Brea. The two landfills have a combined permitted disposal capacity of 19,500 tons per day.

The Project’s estimated solid waste generation represents approximately 0.0077 % of the two landfill’s capacity and therefore, would not contribute significantly to both landfill’s daily

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

capacity. Additionally, the Project is subject to connection and service fees to offset increased demand and assist in facility expansion and service (at the time of need). Accordingly, impacts would be less than significant, and no mitigation is required (refer to Pages 4.17-19 through

4.17-20 of the Draft EIR).

Regarding the impact to electricity demand, as discussed in Section 4.5, Energy, operations for the Project would result in approximately 1,131,132 kWh of electricity annually and would offset the demand through the use of on-site photovoltaic solar power which is expected to generate 1,229,520 kWh of electricity annually – which results in a net electricity demand of 98,388 kWh/year of electricity (refer to Page 4.5-10 of the Draft EIR).

Regarding impacts to noise during construction, as discussed in Section 4.11, Noise, of the Draft EIR, the construction noise analysis shows that noise impacts at the nearest receiver locations will be less than the daytime 80 dBA Leq significance threshold during Project construction activities. Because the highest construction related noise level is 63.31 dBA Leq at the nearest sensitive receiver, the noise impacts due to Project construction noise are considered less than significant and no mitigation is required (refer to Pages 4.11-23 through

4.11-24 of the Draft EIR).

Regarding the impact of construction as to “dirt,” as discussed in Section 4.6, Geology and Soils, of the Draft EIR, the Project would be required to implement erosion and dust control measures pursuant to South Coast AQMD Rule 403 to minimize water- and windborne erosion.

Mandatory compliance with the SWPPP and the erosion control and dust control measures would reduce, prevent, or minimize soil erosion from Project-related construction activities (refer to Page 4.6-6 of the Draft EIR).

Regarding the potential for rodents and small animals to move into CPE, refer to Response to Comment 9-21 related to the potential of rodents. Additionally, as discussed in Section 4.3, Biological Resources, of the Draft EIR, the Project site is not located within or part of a wildlife movement corridor. Therefore, the Project would not substantially interfere with an established migratory wildlife corridor. (refer to Page 4.3-33 through 4.3-34 of the Draft EIR). This comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 69

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4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 69
Tilson, Jeffrey, dated May 13, 2024.
69-1 The commenter expresses opposition to the Project and raises concerns about overflow parking, emergency response times, stop lights interrupting traffic flow, and child and bicycle safety. Refer to Master Response 2.1.3, Parking, for parking concerns, 2.1.7, Emergency Vehicle Access, for impacts to emergency response times, 2.1.1, Transportation and Traffic Congestion, for traffic concerns, and 2.1.2, Roadway Safety on Lampson Avenue, for impacts to child and bicycle safety.
69-2 The commenter raises concerns regarding exacerbation of sewer, stormwater, and water drainage problems; loss of open space; lack of on-site community outdoor space; lack of trash bins for rental units; and safety, crash risk, and noise due to proximity to the military airport.

The commenter states that Los Alamitos residents and business are not impacted by the Project due to separation from the City by the military base. Refer to Master Response 2.1.4, Hydrology and Wastewater Infrastructure Analysis, for drainage concerns, 2.1.10, Loss of Existing Open Space and Provision of On-Site Amenities, for open and outdoor space concerns, and 2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for concerns related to proximity to the military base.

As discussed in Section 4.2, Air Quality, of the Draft EIR, Project-generated solid waste (refuse) would be stored in covered containers and removed at regular intervals in compliance with current solid waste regulations. The proposed Project would also be required to comply with South Coast AQMD Rule 402 to prevent occurrences of public nuisances. (Refer to Page

4.2-29 of the Draft EIR) Thus, the Project is required to provide adequate trash bins for rental units, and the impact of refuse associated with Project operations would be less than significant.

Regarding the lack of impact on Los Alamitos residents and businesses, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 70
From: Teresa Werner
To: Tom Oliver
Subject: Lampson project
Date: Monday, May 6, 2024 6:54:30 AM
I would like to comment on the new housing projects planned by Los alamitos and seal beach. Please reconsider and do not do this! I am sure you see that Lampson is a very busy street with no parking. It is unique because of the limited access out of the area making emergency vehicles and too much congestion a real problem. It has had more accidents than any other area in Los Al or Seal Beach. If this project is built children will go to the only park, Heather park, crossing this busy street! A terrible plan! Where are their visitors to park? Most homes have two cars so really how does this really work? They will park in neighborhood across from them making problems for those people. What about the two studies that said building here next to the Joint Forces Training base is not recommended. Are you ready for the law suits any problems will give the city? There are more problems but let me just end this email saying we should never fix a problem by making so many other problems. I hope you will consider all the safety issues, the impact on water, medical/emergencies and the community welfare and stop this plan. Thank you Tom for giving this much more time and consideration. Teresa Werner Sent from my iPhone
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70-2

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 70
Werner, Teresa, dated May 6, 2024.
70-1 The commenter expresses opposition to the Project and raises concerns about emergency vehicle access, vehicle congestion and accidents, pedestrian safety, and overflow parking in the neighborhood due to inadequate on-site parking. Refer to Master Response 2.1.7, Emergency Vehicle Access, for impacts related to emergency vehicle access 2.1.1, Transportation and Traffic Congestion, 2.1.2, Roadway Safety on Lampson Avenue, for impacts related to vehicle accidents and pedestrian safety, and 2.1.3, Parking, for on-site parking concerns.
70-2 The commenter expresses concerns regarding the two studies recommending against development next to the JFTB, makes concluding remarks, and asks for the consideration of impacts on safety, water, emergencies, and community welfare. Refer to Master Response

2.1.9, Proximity to the Los Alamitos Joint Forces Training Base (JFTB), for impacts related to proximity to the JFTB. The concluding remarks are noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. The concluding remarks do not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 71
From: CW
To: Tom Oliver
Subject: Lampson project
Date: Wednesday, May 22, 2024 8:50:37 AM
IRONSCALES couldn't recognize this email as this is the first time you received an email from this sender [email protected]
Hi. We live at 2641 Copa De Oro Dr in Rossmoor. I was horrified to see that very large, ~50 acres, bulldozed on the base, off Lampson, without any warning or discussion or environmental impact study done. This was a beautiful and important wildlife sanctuary. I've seen a dozen Kestrels hovering simultaneously over the area-amazing and beautiful and now gone and wiped out. Tragic-nothing to see here!! Curt & Cindy Wheeler 71-1

4665 Lampson Avenue
Final Environmental Impact Report 3.0 Responses to Comments Lead Agency: City of Los Alamitos SCH No. 2022090476

Responses to Comment 71
Wheeler, Curt, dated May 22, 2024.
71-1 The commenter states that 50 acres of land were bulldozed on the base without warning or completion of an environmental impact study and that American Kestrels were flying over the bulldozed area. The 50-acre project that the commenter is referring to is independent from the proposed Project. The Project will be confined to the Project Site with the exception of offsite infrastructure improvements. However, this comment is noted for the record and will be forwarded to the decision makers for their required review and consideration prior to any action being taken on the Project. This comment does not raise any issues concerning the environmental analysis provided in the Draft EIR and thus no further response is required.

4665 Lampson Avenue
Final Environmental Impact Report
Lead Agency: City of Los Alamitos SCH No. 2022090476
Comment Letter 72
From: Nancy Wiest
To: Tom Oliver
Subject: Lampson Project
Date: Friday, May 17, 2024 2:10:43 PM
I have been a resident of College Park East "CPE" for 55 years. I am very concerned about the impact that the Lampson Project "project" will cause. The City of Los Alamitos needs to be aware of the following problems:

1. Traffic on Lampson will be intolerable. There will be at 500 plus additional cars on Lampson at all times of the day and night. As it is traffic
is too heavy on that street. Residents of CPE only have access to our homes via Lampson.

2. As a result of additional cars on Lampson, emergency services will not be able to access CPE homes (and those new Project residences)
and lives might be lost since emergency services will not be able to enter CPE and the new residences.

3. There are health and safety issues due to so many additional residences planned by the Project.

4. I demand public disclosure of state declared health and safety risks due to the Project.

5. Stop lights on Lampson will be impacted. Residents living in the Project will be crossing Lampson to access our parks.

6. The plans for the Project do not provide enough free space so the residents will be accessing Heather Park and other parks in CPE.

7. Residents of CPE will be required to obtain parking permits to park on our own streets since the residents of the Project will be parking on our streets

8. Noise will be magnified due to additional residents and traffic. Air quality will also be lowered for everyone in the area.

9. Building new residences next to the flight path at the military base will put numerous people in constant danger.

Those are just a few of the problems the Project will cause. Should there be victims due to the military base or emergency vehicles not able to enter CPE and the new residences the City will be liable such as what happened in Cerritos many years ago. Your budget will be blown away should any of that occur.

I implore you to reconsider the Project. I have attended many of the City Council meetings and was extremely upset that your City Council still voted to proceed with the Project. Thank you for your consideration.

NANCY WIEST
562/431-7874

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