1. Exhibit B - Signal Hill Housing Element Final EIR — Signal Hill City Council, July 12, 2022 (part 1 of 10)

FINAL

ENVIRONMENTAL IMPACT REPORT
for the
2021-2029 Signal Hill Housing Element
SCH No. 2021050296
PREPARED FOR:

City of Signal Hill
Community Development Department
2175 Cherry Avenue
Signal Hill, CA 90755
PREPARED BY:

LOS ANGELES
706 S. Hill Street, 11th Floor
Los Angeles, CA 90014

WESTLAKE VILLAGE
920 Hampshire Road, Suite A5
Westlake Village, CA 91361
June 2022
Exhibit B
City of Signal Hill i Final EIR
2021-2029 Housing Element May 2022

TABLE OF CONTENTS
Section Page

1.0 Introduction ..................................................................................................................................... 1

2.0 Project Summary.............................................................................................................................. 3

3.0 Modifications to the Project............................................................................................................ 6

4.0 Corrections and Additions ............................................................................................................. 10

5.0 Comments and Responses............................................................................................................. 11

6.0 Mitigation Monitoring Program..................................................................................................... 12 City of Signal Hill 1 Final EIR
2021-2029 Housing Element May 2022

1.0 INTRODUCTION
A. PURPOSE
In accordance with the California Environmental Quality Act (CEQA), specifically, CEQA Guidelines Sections 15088, 15089, and 15132, the City of Signal Hill (City) as Lead Agency has prepared this Final Environmental Impact Report (EIR) for the proposed 2021-2029 Housing Element (“Project”). This document, along with the Draft EIR (incorporated by reference), make up the Final EIR as defined in CEQA Guidelines, Section 15132.

B. ORGANIZATION OF FINAL EIR
This Final EIR is organized in the following sections:
• Section 1 – Introduction: This Section is intended to provide a summary of the CEQA process. • Section 2 – Project Summary: This Section provides a summary of the Project. • Section 3 – Modifications to the Project: This Section indicates changes made to the Project subsequent to the Draft EIR that was circulated publicly. • Section 4 – Corrections to the Draft EIR: This Section indicates corrections and revisions to the Draft EIR that was circulated publicly.
• Section 5 – Response to Comments: This Section includes all comments received on the Draft EIR during the document’s public review period with responses to the comments. • Section 6 – Mitigation Monitoring Program: This Section identifies the implementation responsibilities associated with each mitigation measure.

C. SUMMARY OF PUBLIC REVIEW PROCESS
CEQA requires that the Lead Agency provide the public and agencies the opportunity to review and comment on the Draft EIR. This Draft EIR was published and distributed for a 45-day review period starting September 30, 2021 and ending November 15, 2021. The Recirculated Draft EIR was published and distributed for a 45-day review period starting January 28, 2022 and ending March 14, 2022.

1.0 Introduction
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D. DECISION-MAKING PROCESS
The City will use the Final EIR in its decision-making process to consider the environmental effects of this Project in determining whether or not to proceed. The State CEQA Guidelines (Section 15090(a)) require that the City certify that:
• The Final EIR was completed in compliance with CEQA;
• The Final EIR was presented to the City in a public meeting, and the City reviewed and considered the information contained in the Final EIR prior to considering the Project; and • The Final EIR reflects the City’s independent judgment and analysis.

In conjunction with certification of the Final EIR, the City must prepare one or more written findings of fact for each significant environmental impact identified in the document. These findings must state that:
• The Project was changed (including adoption of mitigation measures) to avoid or substantially reduce the magnitude of the impact;
• Changes to the Project are within another agency’s jurisdiction and have been or should be adopted; or
• Specific considerations make mitigation measures or alternatives infeasible.

For impacts identified in the Final EIR as significant and unavoidable, the City must issue a Statement of Overriding Considerations (SOC) for approval of the Project if specific social, economic, or other factors justify the Project’s unavoidable adverse environmental effects. However, no impacts have been identified as significant and unavoidable and therefore a SOC is not needed. If the City decides to approve this Project and certify this Final EIR, the City will subsequently issue a Notice of Determination (NOD).

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2.0 PROJECT SUMMARY
Project Objectives
Section 15124(b) of the CEQA Guidelines states that “the statement of objectives should include the underlying purpose of the project.” The underlying purpose of the Project is to update the Housing Element of the City’s General Plan. Objectives of the Housing Element include:
• Inspire a more diverse, sustainable, and balanced community through implementation of strategies and programs that will result in economically and socially diversified housing choices that preserve and enhance the special character of Signal Hill. • Facilitate a variety of housing strategies to meet Housing Element production targets in a way that complements the existing character of the community.
• Identify adequate sites to accommodate the 6th Cycle RHNA allocation and the City’s housing needs.
• Provide adequate housing stock to meet the needs of extremely low-, very low-, low-, and moderate-income households and special-needs groups.
• Development regulations that remove constraints to the maintenance, improvement, and development of housing.
• Maintenance and improvement of affordable housing conditions. • Housing opportunities for all persons, regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability. • Improve and preserve assisted housing developments for lower-income households.

Project Location
The Project applies to the entire City of Signal Hill. The Project also identifies specific housing availability sites within the City:
• Orange Bluff APN#s 7212-008-049, 7212-008-051, 7212-010-010, 7212-010-019, 7212-010-020):
located in the Central neighborhood adjacent to the City boundary to the south of East 28th Street between Orange Avenue and south of where East 27th Street terminates.

2.0 Project Summary
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• Walnut Bluff (APN# 7212-010-038): located north of E. Willow Street at 2653 Walnut Avenue in the Central neighborhood.
• Town Center Northwest (APN# 7212-011-034): located northeast of the intersection of E. Willow Street and Walnut Avenue in the Central neighborhood. South and east of the site are developed commercial retail centers named Town Center West and Town Center North. • Heritage Square (APN #s 7214-005-010, -011, -900, -901, -902, -903, -904, and 7214-006-014, - 015, -019, -020 -21): located northwest of the intersection of Cherry Avenue and E. Burnett Street near the City center in the Civic Center neighborhood. North of the site is E. Crescent Heights Street and west of the site is Rose Avenue.

Project Characteristics
The Project identifies programs and strategies to achieve the housing goals of the City. This includes the identification of housing sites that could accommodate the City’s 2021-2029 Regional Housing Needs Allocation (RHNA).
1 The four housing sites identified are expected to accommodate the following:
• Walnut Bluff: up to 90 dwelling units within a multifamily development not to exceed four stories. • Orange Bluff: up to 290 dwelling units within a multifamily development not to exceed five stories. • Town Center Northwest: mixed-use development with approximately 22,000 square feet of retail and restaurant and up to 267 ownership dwelling units in a wrap structure not to exceed five stories.
• Heritage Square: mixed-use development with up to 60 dwelling units in ownership townhomes not to exceed three stories and two-story single-family dwellings, an existing 14,000-square-foot market and 18050 square feet of new retail and restaurant space.

To implement the new Housing Element, the City intends to enact zoning and planning amendments either concurrently, or in advance of the adoption of the Housing Element. This EIR is intended to provide the evaluation required by CEQA for all these actions necessary to facilitate the development of new housing.
1 SCAG, 6th Cycle Final Regional Housing Needs Assessment Plan. https://scag.ca.gov/sites/main/files/file-attachments/6thcycle-rhna-final-allocation-plan.pdf?1616462966 accessed May 2021.

2.0 Project Summary
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Project Impacts
Based on an Initial Study, the City determined that preparation of an EIR was required to further evaluate potentially significant impacts related to: Air Quality, Cultural, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Land Use, Noise, Population and Housing, Public Services, Transportation, and Tribal Cultural Resources. Impacts related to Aesthetics, Agricultural and Forestry Resources, Biology, Hydrology and Water Quality, Mineral Resources, Utilities and Service Systems, and Wildfire were determined to be less than significant and were not evaluated further in the EIR.

The Draft EIR identified the following potential impacts: subsurface archaeological and tribal cultural resources; soil conditions; hazards from subsurface hydrocarbons; and construction noise. Mitigation measures have been identified as listed in the MMRP provided in Section 6.0 of this document that would reduce these impacts to a less than significant level.

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3.0 MODIFICATIONS TO THE PROJECT
Subsequent to the preparation of the Draft EIR, the Department of Housing and Community Development (DHCD) provided comment on the Project as a result of which the City has made the following edits to the Project:
• The introduction portion of Appendix G: Progress report has been edited to address program effectiveness in meeting the housing needs of special needs populations. • The Introduction chapter has been updated to include additional information regarding Affirmatively Furthering Fair Housing.
• The integration/segregation section has been updated to provide additional Ciy and regional comparisons.
• Demographic information under Racially/Ethnically Concentrated Areas Of Poverty And Affluence has been updated.
• Additional local information has been added to Section G:4: Analysis of CBSA Regional Access to Opportunity/Los Angeles-Long Beach- Anaheim CA Region and Local Opportunity Access in Appendix B regarding School quality and mobility, Labor market information, Transportation access, and Environmental quality
• Section I.2: 2. Indicators of Disproportionate Housing Needs has been edited to add a discussion on overcrowding and substandard housing and augmented information related cost burden (renters and owners), housing conditions, homelessness and displacement risks. • A new section (Section 3. Local Knowledge And Other Relevant Factors) has been added to the AFFH chapter (Appendix C)
• Summary of Findings; Section L: Fair Housing Issues And Contributing Factors; and Section M: Fair Housing Priorities, Goals And Strategies have been updated to include discussion of potential fair housing issues
• The AFFH sites discussion in Appendix B has been updated and expanded to include a list of findings from the analysis as well as identifying improved versus exacerbated conditions.

3.0 Modifications to the Project
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• Section F.1.: 1. Population Trends and Projections has been updated to add information on employment by industry and median earnings to show the connection between employment and income which impacts housing choice and needs.
• Section C.2.c. in Appendix A: Assessment of Housing Needs has been updated to include a description of the housing needs of ELI households and who the City is addressing those needs. • Section G in Appendix E: Assessment of Housing Needs has been updated to include a section on Housing costs.
• Appendix C has been updated to include a parcel-specific listing. The section has also been updated to add more site details and fix the capacity calculation discrepancies. A summary site stable has been added prior to the site description for clarity. • Section H:Environmental Constraints in Appendix C has been updated to add information about geology and soils and hazardous materials information including oil wells. Information on site remediation is also added to this section.
• Section B.5: Non-Vacant Sites in Appendix C is updated to address existing uses on the site and Signal Hill Petroleum’s cooperation.
• Program 1.1 has been updated to address delivery of the housing element to water and sewer service providers and the establishment of priority procedures. • Site Inventory Map has been added in Section C.1 of Appendix C: Sites Inventory and Analysis • Section 7: Families and Persons in Need of Emergency Shelter in Appendix A has been updated to show the City’s development standards for emergency shelters, address parking requirements and give a description of the CG zone including access to services, transit, medical uses • The parking and height sections in Appendix D have been updated with more information and Program 3.3 has been updated to add an action item related to updating of the City’s parking standards and height limits.
• Table C-6 in Appendix C has been added to identify the expected development standards for the four sites. This information was already referenced in Program 1.1. • Section I.2: Review and Approval Timelines in Appendix D has been updated to include tables illustrating the timelines.

3.0 Modifications to the Project
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• Program 3.4 has been added to address establishing procedures for development streamlining under SB 35.
• Section J in Appendix D and Program 3.3 has been updated to address issues related to developments standards for unlicensed group homes for Seven or More Persons Group Homes for Seven or More persons
• Section G: On-Site And Off-Site Improvement Requirements has been updated to address minimum street widths.
• Section E in Appendix D: Governmental Constraints Analysis has been updated to address transparency and certainty in the development application process as required by Law. • Section E.2.a in Appendix A: Assessment of Housing Needs has been updated to include data on disabilities by type.
• Section E.5.a in Appendix A: Assessment of Housing Needs has been updated to include farmworker data for Los Angeles County
• A section has been added to Appendix D: Governmental Constraints Analysis to address opportunities for energy conservation with respect to residential development and the Housing Plan has been edited to add an updated energy conservation program. • Programs 1.1 and 1.2 have been merged and updated to be consistent with the sites inventory in Appendix C
• Program 2.4: has been added to the Housing Plan to address special needs housing. • Edits have been made to Programs 3.1 through 3.5 regarding regional cooperation/funding, timeframes; development standards; energy conservation
• Program 4.2 has been updated to redirect the City’s effort toward identifying additional resources for housing rehabilitation activities.
• Section M: Fair Housing Priorities, Goals And Strategies in Appendix B is also updated to include a that that connects the fair housing issues with contributing factors and proposed actions. This table is also included in Program 5.3.
• Section 1 under the “Housing Element Consistency with Other General Plan Elements” heading is updated to address continued consistency among elements. Also, the updated text addresses the

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new laws that require additional General Plan update requirements upon revision of the Housing Element.
• The Public Participation And Consultation discussion in Section 1 has been updated to summarize the public comments and describe how they were considered and incorporated into the element.

These changes are not significant, as the term is used in the State CEQA Guidelines, Section 15088.5 and therefore do not require additional analysis or any changes to the conclusions of the EIR.

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4.0 CORRECTIONS AND REVISIONS
CEQA Guidelines 15003(i) states that “CEQA does not require technical perfection in an EIR, but rather adequacy, completeness, and a good-faith effort at full disclosure.” The imperfections in the DEIR that are identified below were inadvertent. The revisions described below do not involve new significant environmental effects or a substantial increase in the severity of previously identified significant effects that could result from the Project. In accordance with CEQA Guidelines Section 15132 and 15088.5(b), these changes provide additional information to elaborate, clarify and supplement information presented in the Draft EIR.

Changes identified and included in the Recirculated Draft EIR The following is a summary of the changes made to the Draft EIR circulated in 2021 that were reflected in the Recirculated Draft EIR circulated in 2022:
• Revisions were made to descriptions of existing conditions to provide clarity • Descriptions of the existing and proposed Specific Plans were revised to provide clarity • Conceptual site plans for the housing sites were included • The potential future building heights of the housing sites was corrected • Discussion of aesthetic impacts within the section Effect Found Not To be Significant was revised to reflect the correct building heights
• Additional technical studies associated with evaluation of past oil drilling activities were added to the appendix
• Miscellaneous typographic errors were corrected
Corrections identified in the Recirculated Draft EIR
Assessor Parcel Numbers
Assessor Parcel Numbers (APNs) were incorrectly represented in the Draft EIR and Recirculated Draft EIR for the Orange Bluff and Heritage Square sites. The correct APNs are listed in the Section 2.0 of this document The inaccurate APNs would not preclude someone from understanding the Project or being able to adequately review the document nor would they affect any of the analysis or conclusions.

3.0 Modifications to the Project
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Site Area
The site area of the four housing sites has been identified differently in the text of the Draft EIR than in site plans. The differences are summarized in the following table and discussed below.

Housing Site Acreages
Housing Site
Acreage as
stated in text
of DEIR
Acreage as
stated on plans Explanation
Orange Bluff 7.1 8.6
Incorrect parcel
tabulation in
DIER
Walnut Bluff 2 2 No difference
Town Center Northwest 7.4 8.4 Plan includes oil
well site
Heritage Square 8.8 7.8
Incorrect parcel
tabulation in
DIER
As noted above, the APNs for Orange Bluff and Heritage Square were incorrectly identified in the DEIR.

In addition, the total area of those sites was also incorrectly identified. Different total appear in the text and on the plan for Town Center Northwest due to the inclusion of an oil well site in the area depicted in the plan; the DEIR number included only the residential and commercial area. The plan for Orange Bluff excludes the future right-of-way dedications, changing the size to 8.6 acres.

The impact analysis contained in the DEIR was not based on these acreage numbers. Despite the discrepancy in acreage, the number of units and the scale, including height and square footage, of the potential structures were represented consistently. It is these metrics on which the analysis was based.

This information is provided to clarify the difference between the DEIR text and the plans. No change in the determination of impacts would result from this clarification.

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5.0 RESPONSE TO COMMENTS
Section 15088(a) of the State CEQA Guidelines states that “the lead agency shall evaluate comments on environmental issues received from persons who reviewed the Draft EIR and shall prepare a written response. The lead agency shall respond to comments that were received during the Draft EIR comment period and any extensions and may respond to late comments.” In accordance with these requirements, this section provides written responses to all comments received on the Draft EIR during its public review.

During the public review of the Draft EIR from September 30, 2021 through November 15, 2021, an emailed comment was received from Bozena Jaworski of RPP Architects & Associates Inc. dated October 12, 2021 that called attention to a discrepancy in the text of mitigation measure MM-Haz-5 in the Executive Summary of the Draft EIR. This discrepancy was corrected for the Recirculated Draft EIR.

During the public review of the Recirculated Draft EIR, from January 28, 2022 through March 14, 2022, no comments were received.

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6.0 MITIGATION MONITORING PROGRAM
This Mitigation Monitoring Program (MMP) has been prepared in compliance with the requirements of CEQA, Public Resources Code Section 21081.6, and Section 15097 of the CEQA Guidelines. Section 21081.6 of the Public Resources Code requires a Lead Agency to adopt a “reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment”. Section 15097 of the CEQA Guidelines describes additional criteria for an MMP.

The Draft EIR identified the following areas of potential impact for which mitigation measures have been identified: subsurface paleontological resources, subsurface tribal cultural resources; hazards from subsurface hydrocarbons; and construction noise.

The MMP is subject to approval by the City of Signal Hill as part of the approval process of the Project.

The Project shall be implemented in substantial conformance with the mitigation measures contained in this MMP. No changes will be permitted unless the MMP continues to satisfy the requirements of CEQA, as determined by the Lead Agency.

As shown on the following pages, each required mitigation measure for the Project is listed with accompanying listing of: Implementation Action, Responsible Party, Monitoring, and Implementation.

6.0 Mitigation Monitoring Program
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Signal Hill 2021-2029 Housing Element Mitigation Monitoring Program Mitigation Measure
Mitigation Monitoring Verification of Compliance
Implementation
Period
Responsible
Party
Enforcing
Agency
Comments Date/
Initials
Geologic (Paleontological) Resources
MM GEO-1: If paleontological resources are uncovered during construction activities, all ground-disturbing activities in the area of the find shall cease until a qualified paleontologist has evaluated the find, and identified the appropriate course of action in accordance with federal, state, and local regulations. The qualified paleontologist shall prepare a report according to current professional standards. The report shall be submitted to the City for review and approval. Project activities shall not proceed until the analysis and treatment of on-site paleontological resources has been approved by the City. Scheduling of construction-related deliveries, haul trips, etc., so as to occur outside the commuter peak hours to the extent feasible.

Construction
monitoring by
Applicant
Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety
Hazards and Hazardous Materials
MM HAZ-1
Prepare a Soil Management Plan Prior to Commencement of Ground Disturbing Activities
A soil management plan should be prepared prior to any soil disturbance activities to be conducted onsite. This soil management plan should provide instructions for the contractor to implement in the event discolored or odiferous soils are discovered during any grading operations. A South Coast Air Quality Management District (SCAQMD) Rule 1166 Permit and Compliance Plan should be obtained from the SCAQMD due to the presence of volatiles prior to the start of soil disturbance operations.

Development
Plan Review
Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety
And
SCAQMD
MM HAZ-2
Daylight Abandoned Oil Wells
Previously abandoned oil wells should be located, daylighted and methane gas leak tested prior to the installation of vent cones and vent risers pursuant to the City of Signal Hill’s Oil and Gas Code §16.24.030 and §16.24.040. As the act of daylighting oil wells involves soil disturbance, monitoring for volatile organic compounds will be required under the R1166 permit/compliance plan. The R1166 permit limits the release of volatiles in soils to 50 parts per million by volume (ppmv) or less, however some volatiles will be released into the ambient atmosphere during these activities, decreasing the residual concentrations previously detected in site soils and soil vapor. Although designed to capture and vent methane to the atmosphere, other volatile organic compounds in the subsurface (both in the soil matrix and soil vapor) also will be captured and vented by this system.

Construction Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety

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2021-2029 Housing Element May 2022
Mitigation Measure
Mitigation Monitoring Verification of Compliance
Implementation
Period
Responsible
Party
Enforcing
Agency
Comments Date/
Initials
MM HAZ-3
Daylight Idle Oil Wells
Idle wells should be located, daylighted and abandoned in accordance with the State of California Department of Conservation, Geologic Energy Management Division (CalGEM) requirements and in accordance with the City of Signal Hill’s Oil and Gas Code §16.22 and §16.24, and under the R1166 permit/compliance plan requirements.

Construction Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety
MM HAZ-4
Daylight Abandoned Pipelines
Abandoned pipelines should be located, daylighted and removed in accordance with the Soil Management Plan and R1166 permit/compliance plan.

Construction Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety
MM HAZ-5
Install Methane Mitigation Systems Subslab of Proposed Buildings Institutional controls, i.e., a methane mitigation system to be installed subslab of any proposed buildings, pursuant to the City of Signal Hill’s Oil and Gas Code §16.24.080 will effectively mitigate risks and hazards due to vapor intrusion to negligible conditions ensuring the site is safe for any future intended use including as a residential property. A redeveloped property precludes exposure to site soils by future residential occupants. Methane mitigation subslab of proposed buildings is recommended based on the Methane Assessments. The methane mitigation system should consist of a subslab impervious membrane placed inbetween geotextile or geocloth to protect it from sand above and the 4” thick gravel blanket below in conformance with the City of Signal Hill Oil and Gas Code §16.24.080 and City of Signal Hill Project Development Guide (June 2020). Perforated horizontal vent pipes should be placed in the 4” thick gravel blanket and tied into vertical vent risers (typically cast iron) placed inbetween the interior and exterior walls, less than 100- feet apart, extending a minimum of 3-feet above the roof line and should not terminate less than 10 feet from any opening (City of Signal Hill June 2020).

Construction Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety

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Mitigation Measure
Mitigation Monitoring Verification of Compliance
Implementation
Period
Responsible
Party
Enforcing
Agency
Comments Date/
Initials
MM HAZ-6
Include Vents in Impervious Pavement if Area is 5,000 Square Feet or Greater and Contiguous to Buildings
If an impervious surface paving area is 5,000 square feet or greater and contiguous to the proposed buildings, the paving should have vents spaced less than 100-ft apart consisting of four sided concrete boxes with traffic rated grates and 4” thick gravel blanket at the base. The vents should be designed to prevent surface water infiltration.

Construction Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety
Noise
MM N-1 Construction Noise
In the event construction noise levels increase to or within the “generally unacceptable” or “land use discouraged” land use compatibility for residential uses, the Applicant must utilize, without limitation, the following construction best management practices:
• Shroud or shield all impact tools, and muffle or shield all intake and exhaust port on power equipment to reduce construction noise by 10 dB or more. • If feasible, schedule grading activities so as to avoid operating numerous pieces of heavy-duty off-road construction equipment (e.g., backhoes, dozers, excavators, loaders, or rollers) simultaneously in close proximity to the boundary of properties of off-site noise sensitive receptors surrounding a Housing Site to reduce construction noise levels by approximately 5 to 10 dBA.
• Where feasible, temporary barriers including, without limitation, sound blankets on existing fences and walls, or freestanding portable sound walls, must be placed as close to the noise source or as close to the receptor as possible and break the line of sight between the source and receptor where modeled levels exceed applicable standards.

Construction Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety

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Mitigation Measure
Mitigation Monitoring Verification of Compliance
Implementation
Period
Responsible
Party
Enforcing
Agency
Comments Date/
Initials
Tribal Cultural Resources
MM TCR-1. The project applicant/lead agency shall retain a Native American monitor from (or approved by) the Gabrieleño Band of Mission Indians – Kizh Nation (the “Kizh” or the “Tribe”) - the direct lineal descendants of the project location. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project, at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” includes, but is not limited to, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

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

The project applicant/developer shall provide the Tribe with a minimum of 30 days advance written notice of the commencement of any project ground-disturbing activity so that the Tribe has sufficient time to secure and schedule a monitor for the project.

The project applicant/developer shall hold at least one (1) pre-construction sensitivity/educational meeting prior to the commencement of any ground-disturbing activities, where at a senior member of the Tribe will inform and educate the project’s construction and managerial crew and staff members (including any project subcontractors and consultants) about the TCR mitigation measures and compliance obligations, as well as places of significance located on the project site (if any), the appearance of potential TCRs, and other informational and operational guidance to aid in the project’s compliance with the TCR mitigation measures.

The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe.

Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request.

Native American monitoring for the project shall conclude upon the latter of the following: (1) written confirmation from a designated project point of contact to the Tribe that all ground-disturbing activities and all phases that may involve grounddisturbing activities on the project site and at any off-site project location are Prior to and
during any
grounddisturbing
construction
activities
Applicant(s) of
Housing Site
Development
City of Signal Hill
Community
Development
Department,
Division of
Building Safety
And
Gabrieleño Band
of Mission
Indians–Kizh
Nation

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Mitigation Measure
Mitigation Monitoring Verification of Compliance
Implementation
Period
Responsible
Party
Enforcing
Agency
Comments Date/
Initials
complete; or (2) written notice by the Tribe to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase (known by the Tribe at that time) at the project site and at any off-site project location possesses the potential to impact TCRs.

MM TCR-2. Upon the discovery of a TCR, all construction activities in the immediate vicinity of the discovery (i.e., not less than the surrounding 50 feet) shall cease. The Tribe shall be immediately informed of the discovery, and a Kizh monitor and/or Kizh archaeologist will promptly report to the location of the discovery to evaluate the TCR and advise the project manager regarding the matter, protocol, and any mitigating requirements. No project construction activities shall resume in the surrounding 50 feet of the discovered TCR unless and until the Tribe has completed its assessment/evaluation/recovery of the discovered TCR and surveyed the surrounding area. The Tribe will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate in its sole discretion, and for any purpose the Tribe deems appropriate, including but not limited to, educational, cultural and/or historic purposes. If Native American human remains and/or grave goods are discovered or recognized on the project site or at any off-site project location, then all construction activities shall immediately cease. Native American “human remains” are defined to include “an inhumation or cremation, and in any state of decomposition or skeletal completeness.” (Pub. Res. Code § 5097.98 (d)(1).) Funerary objects, referred to as “associated grave goods,” shall be treated in the same manner and with the same dignity and respect as human remains. (Pub. Res. Code § 5097.98 (a), d)(1) and (2).) Any discoveries of human skeletal material or human remains shall be immediately reported to the County Coroner (Health & Safety Code § 7050.5(c); 14 Cal. Code Regs. § 15064.5(e)(1)(B)), and all ground-disturbing project ground-disturbing activities on site and in any other area where the presence of human remains and/or grave goods are suspected to be present, shall immediately halt and remain halted until the coroner has determined the nature of the remains. (14 Cal. Code Regs. § 15064.5(e).) If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, within 24 hours, the Native American Heritage Commission, and Public Resources Code Section 5097.98 shall be followed. Thereafter, construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or grave goods, if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Tribal monitor and/or archaeologist deems necessary). (14 Cal. Code Regs. § 15064.5(f).)

6.0 Mitigation Monitoring Program
City of Signal Hill 19 Final EIR
2021-2029 Housing Element May 2022
Mitigation Measure
Mitigation Monitoring Verification of Compliance
Implementation
Period
Responsible
Party
Enforcing
Agency
Comments Date/
Initials
Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or grave goods. Any historic archaeological material that is not Native American in origin (non-TCRs) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

MM TCR-3. Any discovery of human remains and/or grave goods discovered and/or recovered shall be kept confidential to prevent further disturbance.

As the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy shall be implemented for all discovered Native American human remains and/or grave goods.

Tribal Traditions include, but are not limited to, the preparation of the soil for burial, the burial of funerary objects and/or the deceased, and the ceremonial burning of human remains. If the discovery of human remains includes four (4) or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated “grave goods” (aka, burial goods or funerary objects) are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later, as well as other items made exclusively for burial purposes or to contain human remains. Cremations will either be removed in bulk or by means necessary to ensure complete recovery of all sacred materials.

In the case where discovered human remains cannot be fully recovered (and documented) on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe will make every effort to divert the project while keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.

In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before ground-disturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. The site of reburial/repatriation shall be agreed upon by the Tribe and the landowner, and shall be protected in perpetuity.

Each occurrence of human remains and associated grave goods will be stored using opaque cloth bags. All human remains, grave goods, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if

6.0 Mitigation Monitoring Program
City of Signal Hill 20 Final EIR
2021-2029 Housing Element May 2022
Mitigation Measure
Mitigation Monitoring Verification of Compliance
Implementation
Period
Responsible
Party
Enforcing
Agency
Comments Date/
Initials
possible. These items will be retained and shall be reburied within six months of recovery.

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

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

RECIRCULATED DRAFT

ENVIRONMENTAL IMPACT REPORT
for the
2021-2029 Signal Hill Housing Element
SCH No. 2021050296
PREPARED FOR:

City of Signal Hill
Community Development Department
2175 Cherry Avenue
Signal Hill, CA 90755
PREPARED BY:

LOS ANGELES
706 S. Hill Street, 11th Floor
Los Angeles, CA 90014

WESTLAKE VILLAGE
920 Hampshire Road, Suite A5
Westlake Village, CA 91361
January 2022
City of Signal Hill i Recirculated Draft EIR
2021-2029 Housing Element January 2022

TABLE OF CONTENTS
Section Page
Executive Summary ................................................................................................................................. ES-1

1.0 Introduction ............................................................................................................................... 1.0-1

2.0 Project Description .................................................................................................................... 3.0-1

4.6 Hazards and Hazardous Materials............................................................................................. 4.7-1

4.7 Land Use and Planning............................................................................................................... 4.9-1

6.0 Effects Found Not to be Significant ........................................................................................... 6.0-1 Appendices
F. Hazardous Materials Assessments
F11a: Phase II Environmental Site Assessment, Town Center Northwest F11b: Human Health Risk Assessment, Town Center Northwest F11c: Review of Human Health Risk Assessment by OEHHA, Town Center Northwest List of Figures
Figure Page

2.0-1 Conceptual Site Plan: Walnut Bluff............................................................................................2.0-9

2.0-2 Conceptual Site Plan: Orange Bluff..........................................................................................2.0-10

2.0-3 Conceptual Site Plan: Town Center Northwest .......................................................................2.0-11

2.0-4 Conceptual Site Plan: Heritage Square ....................................................................................2.0-12 List of Tables
Table Page

4.7-1 SCAG 2020-2045 RTP/SCS Analysis..........................................................................................4.9-24

4.7-2 Project Consistency with General Plan Land Use Element......................................................4.9-26

4.7-3 Project Consistency with Noise Element .................................................................................4.9-29 City of Signal Hill ES-1 Recirculated Draft EIR
2021-2029 Housing Element January 2022

EXECUTIVE SUMMARY

1. PURPOSE OF THIS ENVIRONMENTAL IMPACT REPORT
This document is a Recirculated Draft Environmental Impact Report (EIR) with respect to the proposed 2021-2029 Housing Element (Project) that has been prepared by the City of Signa Hill (City). Modifications to the Draft EIR that have been made for this Recirculated Draft EIR are shown through formatting - bold italic type for insertions and strikethrough for deletions.

The California Environmental Quality Act (CEQA) requires that projects subject to an approval action by a public agency of the State of California, and that are not otherwise exempt or excluded, undergo an environmental review process to identify and evaluate potential impacts. Section 15050 of the CEQA Guidelines states that environmental review shall be conducted by the Lead Agency, defined in CEQA Guidelines Section 15367 as the public agency with principal responsibility for approving a project. The Project is subject to approval actions by the City, which is therefore Lead Agency for CEQA purposes.

In accordance with CEQA Guidelines Section 15123, this section of the Draft EIR provides a brief description of the Project; identifies significant effects and proposed mitigation measures or alternatives that would reduce or avoid those effects; and describes areas of controversy and issues to be resolved.

The specific new information to the Project that necessitated this recirculation is the correction to the building heights of the potential development that could occur at the housing sites as stated in the Draft EIR. In addition, typographic errors in the Draft EIR were corrected, notably the corrections of an error in Mitigation Measure MM HAZ-5 Install Methane Mitigation Systems Subslab of Proposed Buildings.

CEQA Guidelines Section15088.5 (c) states that if revisions are limited to a few chapters or portions of an EIR, then the lead agency need only recirculate the chapters or portions that have been modified.

Accordingly, this Recirculated Draft EIR includes the Introduction, Project Description, Hazards, Land Use, and Effects Found Not Significant. The remainder of the previously circulated Draft EIR remain valid.

Executive Summary
City of Signal Hill ES-2 Recirculated Draft EIR
2021-2029 Housing Element January 2022

2. OVERVIEW OF THE PROPOSED PROJECT
Project Location
The Project applies to the entire City of Signal Hill. The Project also identifies specific housing availability sites within the City:
• Orange Bluff: located in the Central neighborhood adjacent to the City boundary to the south of East 28th Street between Orange Avenue and south of where East 27th Street terminates. • Walnut Bluff: located north of E. Willow Street at 2653 Walnut Avenue in the Central neighborhood. • Town Center Northwest: located northeast of the intersection of E. Willow Street and Walnut Avenue in the Central neighborhood. South and east of the site are developed commercial retail centers named Town Center West and Town Center North.
• Heritage Square: located northwest of the intersection of Cherry Avenue and E. Burnett Street near the City center in the Civic Center neighborhood. North of the site is E. Crescent Heights Street and west of the site is Rose Avenue. The Crescent Heights Historic District Residential Specific Plan is directly adjacent to the west.

Project Objectives
Section 15124(b) of the CEQA Guidelines states that “the statement of objectives should include the underlying purpose of the project.” The underlying purpose of the Project is to update the Housing Element of the City’s General Plan. Objectives of the Housing Element include:

1. Inspire a more diverse, sustainable, and balanced community through implementation of strategies and programs that will result in economically and socially diversified housing choices that preserve and enhance the special character of Signal Hill.

2. Facilitate a variety of Housing housing Strategies strategies to meet Housing Element Production production targets in a way that Complements complementsthe Existing existing Character character of the Community community.

3. Identify adequate sites to accommodate the 6th Cycle RHNA allocation and the City’s housing needs.

4. Provide adequate housing stock to meet the needs of extremely low-, very low-, low-, and moderateincome households and special-needs groups.

5. Development regulations that remove constraints to the maintenance, improvement, and development of housing.

6. Maintenance and improvement of affordable housing conditions.

7. Housing opportunities for all persons, regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

8. Improve and preserve assisted housing developments for lower-income households.

Executive Summary
City of Signal Hill ES-3 Recirculated Draft EIR
2021-2029 Housing Element January 2022
Project Characteristics
The Project identifies programs and strategies to achieve the housing goals of the City. This includes the identification of housing sites that could accommodate the City’s 2021-2029 Regional Housing Needs Allocation (RHNA).1 The four housing sites identified are expected to accommodate the following:

1. Walnut Bluff: up to 90 dwelling units within a multifamily development not to exceed four stories.

2. Orange Bluff: up to 290 dwelling units within a multifamily development not to exceed of up to 5 five stories.

3. Town Center Northwest: mixed-use development with approximately 22,000 square feet of retail and restaurant and up to 297 ownership dwelling units in a wrap structure not to exceed five stories.

4. Heritage Square: mixed-use development with up to 72 dwelling units in ownership townhomes not to exceed three stories and two-story single-family dwellings, an existing 14,000-square-foot market and 18,650 square feet of new retail and restaurant space.

To implement the new Housing Element, the City intends to enact zoning and planning amendments changes either concurrently, or in advance of with the adoption of the Housing Element. This EIR is intended to provide the evaluation required by CEQA for all these actions necessary to facilitate the development of new housing.

3. SUMMARY OF ALTERNATIVES
Section 15126.6(a) of the CEQA Guidelines requires an EIR to “describe the range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but will avoid or substantially lessen any of the significant effects of the Project and evaluate the comparative merits of the alternatives.” The City considered a No Project Alternative, which would continue the housing sites under the existing regulatory framework; alternative housing site selection; and an alternative distribution of housing units between the selected housing sites. These alternatives would create variances in impact levels but would not avoid any of the significant effects of the Project and would not achieve the City’s objectives as successfully as the Project. 1 SCAG, 6th Cycle Final Regional Housing Needs Assessment Plan. https://scag.ca.gov/sites/main/files/file-attachments/6thcycle-rhna-final-allocation-plan.pdf?1616462966 accessed May 2021.

Executive Summary
City of Signal Hill ES-4 Recirculated Draft EIR
2021-2029 Housing Element January 2022

4. SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES Based on the Initial Study (see Appendix A), the City determined that preparation of an EIR was required to further evaluate potentially significant impacts related to: Air Quality, Cultural, Energy, Geology and Soils, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Land Use, Noise, Population and Housing, Public Services, Transportation, and Tribal Cultural Resources. Impacts related to Aesthetics, Agricultural and Forestry Resources, Biology, Hydrology and Water Quality, Mineral Resources, Utilities and Service Systems, and Wildfire were determined to be less than significant and are not evaluated further in this Draft EIR. Table 1-1: Summary of Findings presents a summary of the findings of this EIR.

4. AREAS OF KNOWN CONTROVERSY
The State CEQA Guidelines2 require that a EIR identify areas of controversy known to the Lead Agency, including issues raised by other agencies and the public. The level of development envisioned for the housing sites has been an area of controversy at public meetings.

5. ISSUES TO BE RESOLVED
The State CEQA Guidelines3 require that an EIR present issues to be resolved by the lead agency. These issues include the choice between alternatives and whether or how to mitigate potentially significant impacts. The major issue to be resolved by the City regarding the proposed Project is whether the City can achieve its RHNA goals through the Project.
2 California Public Resources Code, tit. 14, sec. 15123. 3 California Public Resources Code, tit. 14, sec. 15123(b)(3).

Executive Summary
City of Signal Hill ES-5 Recirculation Draft EIR
2021-2029 Housing Element January 2022
Table 1-1
Summary of Findings
Impact Mitigation Measures Significance after Mitigation Air Quality
Threshold AQ-1: Conflict with or obstruct implementation of the applicable air quality plan?
No mitigation measures required. Less than significant.

Threshold AQ-2: Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or State ambient air quality standard?
No mitigation measures required. Less than significant.

Threshold AQ-3: Expose sensitive receptors to substantial pollutant concentrations?
No mitigation measures required. Less than significant.

Threshold AQ-4: Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
No mitigation measures required. Less than significant.

Cultural
Threshold CUL-1: Cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5? No mitigation measures required. Less than significant.

Threshold CUL-2: Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
See Section 4.12: Tribal Cultural Resources Less than significant.

Energy
Threshold ENE-1: Result in potentially significant
environmental impact due to wasteful, inefficient, or
unnecessary consumption of energy resources, during project construction or operation?
No mitigation measures required. Less than significant.

Threshold ENE-2: Conflict with or obstruct a State or local plan for renewable energy or energy efficiency?
No mitigation measures required. Less than significant.

Geology and Soils
Threshold GEO-1: Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:

No mitigation measures required. Less than significant. i. Rupture of a known earthquake fault, as delineated
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area
or based on other substantial evidence of a known
No mitigation measures required. Less than significant.

Executive Summary
City of Signal Hill ES-6 Recirculation Draft EIR
2021-2029 Housing Element January 2022
Impact Mitigation Measures Significance after Mitigation fault? Refer to Division of Mines and Geology Special
Publication 42.
ii. Strong seismic ground shaking? No mitigation measures required. Less than significant.

Threshold GEO-3: Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? No mitigation measures required. Less than significant.

Threshold GEO-6: Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? MM GEO-1: If paleontological resources are uncovered during construction activities, all ground-disturbing activities in the area of the find shall cease until a qualified paleontologist has evaluated the find, and identified the appropriate course of action in accordance with federal, state, and local The qualified paleontologist shall prepare a report according to current professional standards. The report shall be submitted to the City for review and approval. Project activities shall not proceed until the analysis and treatment of on-site paleontological resources has been approved by the City.

Less than significant.

Greenhouse Gas Emissions
Threshold GHG-1: Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
No mitigation measures required. Less than significant.

Threshold GHG-2: Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
No mitigation measures required. Less than significant.

Hazards and Hazardous Materials
Threshold HAZ-1: Create a significant hazard to the public or the environment through the routine transport, use, or
disposal of hazardous materials?
MM HAZ-1 Prepare a Soil Management Plan Prior to
Commencement of Ground Disturbing Activities
A soil management plan should be prepared prior to any soil disturbance activities to be conducted onsite. This soil management plan should provide instructions for the contractor to implement in the event discolored or odiferous soils are discovered during any grading operations. A South Coast Air Quality Management District (SCAQMD) Rule 1166 Permit and Compliance Plan should be obtained from the SCAQMD due to the presence of volatiles prior to the start of soil
disturbance operations.

MM HAZ-2 Daylight Abandoned Oil Wells
Less than significant.

Threshold HAZ-2: Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous
materials into the environment?
Threshold HAZ-4: Be located on a site which is included on a list of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Executive Summary
City of Signal Hill ES-7 Recirculation Draft EIR
2021-2029 Housing Element January 2022
Impact Mitigation Measures Significance after Mitigation Previously abandoned oil wells should be located, daylighted and methane gas leak tested prior to the installation of vent cones and vent risers pursuant to the City of Signal Hill’s Oil and Gas Code §16.24.030 and §16.24.040. As the act of daylighting oil wells involves soil disturbance, monitoring for volatile organic compounds will be required under the R1166 permit/compliance plan. The R1166 permit limits the release of volatiles in soils to 50 parts per million by volume (ppmv) or less, however some volatiles will be released into the ambient atmosphere during these activities, decreasing the residual concentrations previously detected in site soils and soil vapor.

MM HAZ-3 Daylight Idle Oil Wells
Idle wells should be located, daylighted and abandoned in accordance with the State of California Department of
Conservation, Geologic Energy Management Division (CalGEM) requirements and in accordance with the City of Signal Hill’s Oil and Gas Code §16.22 and §16.24, and under the R1166
permit/compliance plan requirements.

MM HAZ-4 Daylight Abandoned Pipelines
Abandoned pipelines should be located, daylighted and removed in accordance with the Soil Management Plan and R1166
permit/compliance plan.

MM HAZ-5 Install Methane Mitigation Systems Subslab of
Proposed Buildings
Institutional controls, i.e., a methane mitigation system to be installed subslab of any proposed buildings, pursuant to the City of Signal Hill’s Oil and Gas Code §16.24.080 will effectively mitigate risks and hazards due to vapor intrusion to negligible conditions ensuring the site is safe for any future intended use including as a residential property. A redeveloped property precludes exposure to site soils by future residential occupants.

Methane mitigation subslab of proposed buildings is
recommended based on the Methane Assessments. The methane mitigation system should consist of a subslab impervious membrane placed inbetween geotextile or geocloth to protect it from sand above and the 4” thick gravel blanket below in conformance with the City of Signal Hill Oil and Gas Code Executive Summary
City of Signal Hill ES-8 Recirculation Draft EIR
2021-2029 Housing Element January 2022
Impact Mitigation Measures Significance after Mitigation §16.24.080 and City of Signal Hill Project Development Guide (June 2020). Perforated horizontal vent pipes should be placed in the 4” thick gravel blanket and tied into vertical vent risers (typically cast iron) placed inbetween the interior and exterior walls, less than 100-feet apart, extending a minimum of 3-feet above the roof line and should not terminate less than 10100-feet from any opening (City of Signal Hill June 2020).

Although designed to capture and vent methane to the
atmosphere, other volatile organic compounds in the subsurface (both in the soil matrix and soil vapor) also will be captured and vented by this system.

MM HAZ-6 Include Vents in Impervious Pavement if Area is 5,000 Square Feet or Greater and Contiguous to Buildings If an impervious surface paving area is 5,000 square feet or greater and contiguous to the proposed buildings, the paving should have vents spaced less than 100-ft apart consisting of four sided concrete boxes with traffic rated grates and 4” thick gravel blanket at the base. The vents should be designed to prevent surface water infiltration.

Land Use and Planning
Threshold LU-2: Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an
environmental effect?
No mitigation measures required. Less than significant.

Noise
Threshold N-1: Generation of a 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?
MM N-1 Construction Noise
In the event construction noise levels increase to or within the “generally unacceptable” or “land use discouraged” land use compatibility for residential uses, the Applicant must utilize, without limitation, the following construction best management practices:
• Shroud or shield all impact tools, and muffle or shield all intake and exhaust port on power equipment to reduce
construction noise by 10 dB or more.
• If feasible, schedule grading activities so as to avoid operating numerous pieces of heavy-duty off-road
construction equipment (e.g., backhoes, dozers,
excavators, loaders, or rollers) simultaneously in close Less than significant.

Threshold N-2: Generation of excessive groundborne
vibration or groundborne noise levels?
Executive Summary
City of Signal Hill ES-9 Recirculation Draft EIR
2021-2029 Housing Element January 2022
Impact Mitigation Measures Significance after Mitigation proximity to the boundary of properties of off-site noise sensitive receptors surrounding a Housing Site to reduce construction noise levels by approximately 5 to 10 dBA. • Where feasible, temporary barriers including, without limitation, sound blankets on existing fences and walls, or freestanding portable sound walls, must be placed as close to the noise source or as close to the receptor as possible and break the line of sight between the source and receptor where modeled levels exceed applicable
standards.

Population and Housing
Threshold POP-1: Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
No mitigation measures required. Less than significant.

Public Services
Threshold PUB-1: Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
(i) Fire Protection? No mitigation measures required. Less than significant. (ii) Schools? No mitigation measures required. Less than significant. (iii) Parks? No mitigation measures required. Less than significant. (iv) Other Public Facilities? No mitigation measures required. Less than significant.

Transportation
Threshold TRA-1: Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
No mitigation measures required. Less than significant. Less tha Threshold TRA-2: Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?
No mitigation measures required. Less than significant.

Threshold TRA-4: Result in inadequate emergency access? No mitigation measures required. Less than significant.

Executive Summary
City of Signal Hill ES-10 Recirculation Draft EIR
2021-2029 Housing Element January 2022
Impact Mitigation Measures Significance after Mitigation Tribal Cultural
Threshold TRI-1: Would the project cause a substantial
adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
(i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or
No mitigation measures required. Less than significant. Less tha (ii) A resource determined by the lead agency, in its
discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public Resources
Code Section 5024.1. In applying the criteria set
forth in subdivision (c) of Public Resource Code
Section 5024.1, the lead agency shall consider
the significance of the resource to a California
Native American tribe.

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

The project applicant/developer shall provide the Tribe with a minimum of 30 days advance written notice of the
commencement of any project ground-disturbing activity so that the Tribe has sufficient time to secure and schedule a monitor for the project.

The project applicant/developer shall hold at least one (1) preconstruction sensitivity/educational meeting prior to the commencement of any ground-disturbing activities, where at a senior member of the Tribe will inform and educate the project’s construction and managerial crew and staff members (including Less than significant.

Executive Summary
City of Signal Hill ES-11 Recirculation Draft EIR
2021-2029 Housing Element January 2022
Impact Mitigation Measures Significance after Mitigation any project subcontractors and consultants) about the TCR mitigation measures and compliance obligations, as well as places of significance located on the project site (if any), the appearance of potential TCRs, and other informational and operational guidance to aid in the project’s compliance with the TCR mitigation measures.

The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground disturbing activities, the type of construction activities performed, locations of grounddisturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe.

Native American monitoring for the project shall conclude upon the latter of the following: (1) written confirmation from a designated project point of contact to the Tribe that all grounddisturbing activities and all phases that may involve grounddisturbing activities on the project site and at any off-site project location are complete; or (2) written notice by the Tribe to the project applicant/lead agency that no future, planned
construction activity and/or development/construction phase (known by the Tribe at that time) at the project site and at any off-site project location possesses the potential to impact TCRs.

No project construction activities shall resume in the surrounding 50 feet of the discovered TCR unless and until the Tribe has Executive Summary
City of Signal Hill ES-12 Recirculation Draft EIR
2021-2029 Housing Element January 2022
Impact Mitigation Measures Significance after Mitigation completed its assessment/evaluation/recovery of the discovered TCR and surveyed the surrounding area.

The Tribe will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate in its sole discretion, and for any purpose the Tribe deems appropriate, including but not limited to, educational, cultural and/or historic purposes.

If Native American human remains and/or grave goods are discovered or recognized on the project site or at any off-site project location, then all construction activities shall immediately cease. Native American “human remains” are defined to include “an inhumation or cremation, and in any state of decomposition or skeletal completeness.” (Pub. Res. Code § 5097.98 (d)(1).) Funerary objects, referred to as “associated grave goods,” shall be treated in the same manner and with the same dignity and respect as human remains. (Pub. Res. Code § 5097.98 (a), d)(1) and (2).)
Any discoveries of human skeletal material or human remains shall be immediately reported to the County Coroner (Health & Safety Code § 7050.5(c); 14 Cal. Code Regs. § 15064.5(e)(1)(B)), and all ground-disturbing project ground-disturbing activities on site and in any other area where the presence of human remains and/or grave goods are suspected to be present, shall
immediately halt and remain halted until the coroner has determined the nature of the remains. (14 Cal. Code Regs. § 15064.5(e).) If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, within 24 hours, the Native American Heritage Commission, and Public Resources Code Section 5097.98 shall be followed.

Thereafter, construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or grave goods, if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Tribal monitor and/or archaeologist deems
necessary). (14 Cal. Code Regs. § 15064.5(f).)
Executive Summary
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Impact Mitigation Measures Significance after Mitigation Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or grave goods.

Any historic archaeological material that is not Native American in origin (non-TCRs) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

MM TCR-3. Any discovery of human remains and/or grave goods discovered and/or recovered shall be kept confidential to prevent further disturbance.

As the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy shall be implemented for all discovered Native American human remains and/or grave goods. Tribal Traditions include, but are not limited to, the preparation of the soil for burial, the burial of funerary objects and/or the deceased, and the ceremonial burning of human remains.

If the discovery of human remains includes four (4) or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

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

In the case where discovered human remains cannot be fully recovered (and documented) on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Executive Summary
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Impact Mitigation Measures Significance after Mitigation Tribe will make every effort to divert the project while keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.

1.0 INTRODUCTION

1. PURPOSE OF THIS ENVIRONMENTAL IMPACT REPORT
The California Environmental Quality Act (CEQA) (California Public Resources Code [PRC] Sections 21000, et seq.), and its implementing guidelines (14 CCR 15000 et seq., hereinafter “CEQA Guidelines”), requires that lead agencies consider the potential environmental consequences of projects over which they have discretionary approval authority prior to taking approval action on such projects.

The subject of this Draft EIR is the proposed update to the Housing Element of the General Plan of the City of Signal Hill. The update to the Housing Element constitutes a “Project” as defined in CEQA Guidelines Section 15378.

CEQA defines “Lead Agency” as the public agency with primary responsibility for approving a project and thus has primary responsibility for ensuring compliance with the CEQA process. The City of Signal Hill (City) is the “Lead Agency” for this document.

A lead agency may prepare an Environmental Impact Report (EIR) for any project that is considered to may have a significant impact on the environment. As described in CEQA Guidelines Sections 15168(a)(b), an EIR is an informational document that will inform public agency decision-makers and the public of the significant environmental effects of a project, identify possible ways to minimize any significant effects, and describe reasonable project alternatives. Public agencies shall consider the information in the EIR, along with other information that may be presented to the agency, prior to approving the Project.

Under CEQA and the CEQA Guidelines, a lead agency must recirculate an EIR (or portions thereof) for additional public review and comment when “significant new information is added to the EIR after public notice is given of the availability of the Draft EIR for public review under [CEQA Guidelines] Section 15087 but before certification” of the EIR. “Significant new information” added to an EIR requires recirculation when that information discloses any of the following:
(1) A new significant environmental impact would result from the project or from new mitigation measure proposed to be implemented.
(2) A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance. (3) A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the environmental impacts of the project, but the project’s proponents decline to adopt it.

1.0 Introduction
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(4) The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded. CEQA Guidelines Section 15088.5(a) also indicates the term “information,” as used therein, may include CEQA Guidelines Section15088.5 (c) states that if revisions are limited to a few chapters or portions of an EIR, then the lead agency need only recirculate the chapters or portions that have been modified.

Accordingly, this Recirculated Draft EIR includes the Introduction, Project Description, Hazards, Land Use, and Effects Found Not Significant. The remainder of the Draft EIR remains valid.

In accordance with state mandates, the City has prepared and re-circulated this RDEIR pursuant to CEQA Guidelines Section 15088.5, Subdivision (g).

2. ENVIRONMENTAL REVIEW PROCESS
The CEQA Guidelines define a process for environmental review that includes a series of steps that must be completed prior to any action taken by the Lead Agency on a project.

Scoping Process
An Initial Study was prepared for the proposed Project and released with a Notice of Preparation (NOP) for a 30-day public review period during May and June, 2021. A virtual scoping meeting was held in May to receive public comment. The Initial Study, NOP, and comment letters are included in Appendix A of this Draft EIR.

The City determined through the Initial Study that the proposed Project would result in less than significant impacts with respect to aesthetics; agricultural and forestry resources; biological resources; hydrology/water quality; mineral resources; recreation; utilities/service systems; and wildfire. Therefore, these areas are not analyzed further in this Draft EIR. For a complete discussion of the environmental issues that were scoped out from this Draft EIR, refer to Section 6.0: Effects Found Not to be Significant.

Review and Comment on the Recirculated Draft Environmental Impact Report CEQA requires that the Lead Agency provide the public and agencies the opportunity to review and comment on the Draft EIR. This Draft EIR was will be published and distributed for a 45-day review period starting September 30, 2021 and ending November 15, 2021. The Recirculated Draft EIR was published and distributed for a 45-day review period starting January 28, 2022 and ending March 14, 2022.

Copies of this Recirculated Draft EIR have been sent to the State Clearinghouse, responsible agencies, other agencies that have commented on the NOP, and to all interested parties that have requested notice and copies of the Draft EIR.

1.0 Introduction
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2021-2029 Housing Element January 2022
The Draft EIR and the Recirculated Draft EIR is also available for review at the following locations:
• In person at Signal Hill City Hall – Community Development Department located at 2175 Cherry Avenue, Signal Hill, CA 90755; and
• Online at the City’s “Public Notices & Press Releases” webpage at https://www.cityofsignalhill.org/306/Public-Notices-Press-Releases and on the “General Plan” Planning webpage at https://www.cityofsignalhill.org/85/General-Plan.

Interested individuals, organizations, responsible agencies, and other agencies can provide written comments about the Recirculated Draft EIR addressed to:
• Erika Ramirez, Planning Manager, City of Signal Hill Community Development Department 2175 Cherry Avenue, Signal Hill, CA 90755 or [email protected].

When submitting comments, please note “Housing Element Update EIR” in the subject line and include the name of the contact person within the commenting agency (if applicable).

After completion of the review period, a Final EIR will be prepared that includes responses to comments submitted on the Draft EIR and any necessary corrections or additions to the Draft EIR. The Final EIR will be made available to agencies and the public prior to the City’s determination on the Project. Once the Final EIR is complete, the City may certify the Final EIR, prepare Findings, adopt a mitigation monitoring and reporting program, and issue a Notice of Determination, which is the final step in the CEQA process.

Following the 45-day public review period, the City will prepare responses to the written comments received during the recirculation period that relate to the revised and recirculated portions of the current RDEIR, as well as written comments received during the initial circulation period that relate to the portions of the DEIR that have not been recirculated and will compile the comments and responses into a Final EIR.

1.0 Introduction
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3. ORGANIZATION OF THE RECIRCULATED DRAFT EIR
As stated, a principal objective of CEQA is to ensure that the environmental review process be a public one. In meeting this objective, a EIR informs members of the public, reviewing agencies, and decisionmakers of the physical impacts associated with a project. Sections of the Recirculated Draft EIR are organized as follows:

Executive Summary provides a summary of the Project, impacts, mitigation measures and alternatives.

Section 1: Introduction reviews the purpose, scope and organization of the document.

Section 2: Project Description presents a description of the proposed Project including the objectives, locations, components and characteristics.

Section 3: Environmental Setting provides a summary of the context within which the Project would occur.

Section 4: Environmental Impact Analysis presents the existing conditions, Project impact analysis, mitigation measures, and conclusions regarding the level of significance after mitigation. The Recirculated Draft EIR contains just the Land Use and Hazards sections from the original Draft EIR.

Section 5: Alternatives discusses alternatives to the proposed Project that have been developed and analyzed to provide additional information on ways to avoid or lessen the impacts of the Project.

Section 6: Effects Found Not to be Significant provides a summary of those topics that were determined not to be significant during the scoping process.

Section 7: Other Environmental Considerations provides a discussion of significant unavoidable impacts that would result from the Project and the reasons why the Project is being proposed notwithstanding the significant unavoidable impacts. An analysis of the significant irreversible changes in the environment and potential secondary effects that would result from the Project is also presented here. This section also analyzes potential growth- inducing impacts of the Project and potential secondary effects caused by the implementation of the mitigation measures for the Project.

Section 8: References lists the principal documents, reports, maps, and other information sources referenced in this Draft EIR.

Section 9: Preparers of the EIR and Persons Consulted lists persons involved in the preparation of this Draft EIR or who contributed information incorporated into this Draft EIR.

Appendices to this Draft EIR include the Initial Study, NOP, and written comments, as well as technical reports and data used and referenced in the Draft EIR.

City of Signal Hill 2-1 Recirculated Draft EIR
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2.0 PROJECT DESCRIPTION

1. INTRODUCTION
As stated in Section 15124 of the CEQA Guidelines, the Project Description of a EIR must contain the location and boundaries of the project; a statement of the project objectives sought; a general description of the project’s characteristics; and a brief description of the intended uses of the EIR. This Section identifies such required information.

2. LOCATION
The Project applies to the entire City. The City of Signal Hill is located in Los Angeles County, generally in the southern area of the greater Los Angeles Metropolitan Area. The City is surrounded by the City of Long Beach and is just over two square miles in area.

The City is regionally accessible from Interstate 405 (San Diego Freeway) which is located to the immediate North. Also, Cherry Avenue and Pacific Coast Highway provide access to the City. The City is approximately three miles north of the large Port of Long Beach and 22 miles south of Downtown Los Angeles.

The Project also identifies specific housing availability sites within the City:
• Orange Bluff: located between Orange Avenue on the west and Gundry Avenue on the east, between East 28th Street on the north and East 27th Street where it terminates at Gundry Avenue on the south in the Central neighborhood adjacent to the City boundary to the south of East 28th Street between Orange Avenue and south of where East 27th Street terminates. • Walnut Bluff: located north of E. Willow Street at 2653 Walnut Avenue in the Central neighborhood. • Town Center Northwest: located northeast of the intersection of East Willow Street and Walnut Avenue in the Central neighborhood. South and east of the site are developed commercial retail centers named Town Center West and Town Center North.
• Heritage Square: located northwest of the intersection of Cherry Avenue and East Burnett Street near the City center in the Civic Center neighborhood. North of the site is E. Crescent Heights Street and west of the site is Rose Avenue. The Crescent Heights Historic District Residential Specific Plan neighborhood is directly adjacent to the west.

2.0 Project Description
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3. PROJECT OBJECTIVES
California State law requires each county and city to adopt a General Plan for the physical development of the county or city, and any land outside its boundaries which in the planning agency’s judgement bears relation to its planning.1 According to the 2017 General Plan Guidelines, all counties and cities are required to adopt seven mandatory elements, including land use, circulation, housing, conservation, open space, noise, and safety. Two additional elements, air quality and environmental justice, are also required for certain local jurisdictions.2
The Housing Element establishes the goals, objectives, policies and programs that serves as the foundation for the city’s housing strategy to achieve specific housing goals and improve local housing conditions. The Housing Element also identifies a city’s housing conditions and needs using the Regional Housing Needs Assessment (RHNA) allocation provided by the regional Metropolitan Planning Organizations (MPOs).

The City has identified the following Project objectives:

2. Facilitate a Variety of Housing Strategies to meet Housing Element Production Targets in a way that Complements the Existing Character of the Community.

3. Identify adequate sites to accommodate the 6th Cycle RHNA allocation and the City’s housing needs.

4. Provide adequate housing stock to meet the needs of extremely low-, very low-, low-, and moderateincome households and special-needs groups.

5. Development regulations that remove constraints to the maintenance, improvement, and development of housing.

6. Maintenance and improvement of affordable housing conditions.

7. Housing opportunities for all persons, regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.

8. Improve and preserve assisted housing developments for lower-income households. 1 Government Code Section 65300.
2 Government Code Section 65302.

2.0 Project Description
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4. PROJECT CHARACTERISTICS
Housing Strategy
The Project includes the following programs to address the State requirements for a Housing Element:

1. Identify Sites to Accommodate the City’s Share of the Regional Housing Need

2. Assist the Development of Lower Income and Moderate-Income Housing

3. Remove Governmental and Nongovernmental Constraints to Housing

4. Conserve and Improve the Existing Stock of Affordable Housing

5. Promote Housing Opportunities for All/Affirmatively Furthering Fair Housing Of these programs, the identification of housing sites is likely to cause a reasonably foreseeable physical change in the environment and therefore is the subject of the analysis in this DEIR. The policies identified to implement this program, include designating the sites that would provide a variety of housing, specifically housing to meet the Regional Housing Needs, and implement policy actions such as specific plans, zone changes and general plan amendments that would enable the development of those sites.

For the 2021-2029 Planning Period, the Southern California Association of Governments (SCAG) Regional Housing Needs Allocation (RHNA) for the City identified a housing need of 517 housing units to include 161 very low-income units, 78 low-income units, 90 moderate-income units, and 188 above moderateincome units.3 To ensure sufficient capacity is available to meet the RHNA allocation for the Housing Element planning period, the HCD recommends the cities allocate at least 15 to 30 percent additional units in capacity than the required inventory stipulated by the RHNA allocation. Consistent with this recommendation, four potential candidate housing inventory sites (Housing Site) have been identified in the 2021-2029 Housing Element with a residential development capacity to accommodate up 724 units.

Housing Sites
The Housing Element is required to identify housing sites that are adequate in size, zoned appropriately and could feasibly be developed with the allocated housing. The City lacks adequately sized sites that are already zoned residential and could be further developed. As such, the City has conducted an extensive assessment of sites within the City and collaborated with Signal Hill Petroleum, the largest land owner within the City, to identify sites that could accommodate the RHNA allocation. The sites that have been identified are considered non-vacant due to the presence of existing oils wells are not for residential uses.

As such, the Project includes planned rezoning of the sites and the abandonment of the existing wells. 3 SCAG, 6th Cycle Final Regional Housing Needs Assessment Plan. https://scag.ca.gov/sites/main/files/file-attachments/6thcycle-rhna-final-allocation-plan.pdf?1616462966. Accessed May 2021.

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The four sites that have been identified as described below. A potential housing capacity for each site was determined based on a likely development scenario. Implementation actions that the City would undertake as part of the Project were then identified for each site.

1. Walnut Bluff
Housing Site Condition
Walnut Bluff is located in the Central neighborhood of the City, north of East Willow Street at 2653 Walnut Avenue, Signal Hill, CA 90755 (APN# 7212-010-038). The rectangular site is located in the Central neighborhood of the City and has approximately 2 acres identified for potential residential development.

The rectangular site and borders other commercial development to the east and north, with Walnut Avenue to the east of the site and East Willow Street to the south of the site. The existing site is vacant aside from four active oil and gas wells (two of which have idle status), four abandoned wells, and limited vegetation.

Surrounding Environment
The Walnut Bluff Housing Site is located on mostly vacant land occupied by a few buildings and active drilling rigs and associated equipment. Adjacent to the north North of the Housing Site there is a light industrial building and north of that is a newer two-story office building., located on 27th Street, is the The Signal Hill Police Department is located farther north on 27th Street, which is approximately 450 feet away. Directly south South of the Housing Site, across adjacent to East Willow Street, there are several multi-family residential structures and southeast across Willow Street is the Town Center West commercial center. Directly to the east across Walnut Avenue there is an oil well drilling site surrounded by a large oil facilities storage yard which is undeveloped but is the proposed future location of the Town Center Northwest mixed-use housing and commercial development site (discussed below). is more vacant land that has been disturbed by oil and drilling activities. The area is mostly vacant with the exception of the drilling rigs present. East of the Housing Site, which runs parallel to Walnut Avenue, is vacant, open space that is also occupied by more drilling rigs. West of the Housing Site are light industrial business is a woodworking shop, Interior Workshop, and the LA County Office of the Assessor, which is approximately 0.2 miles away and is located parallel to Gundry Avenue. Cherry Avenue, one block to the east, is classified as a High-Quality Transit Corridor, with stops for multiple bus lines at the intersection of Willow Steet and Cherry Avenue.4
4 Southern California Association of Governments, Connect SoCal : The 2020-2045 Regional Transportation Plan/ Sustainable Communities Strategy, Data/Map Book, City of Signal Hill, Draft November 2019.

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Housing Potential
The Walnut Bluff Housing Site is anticipated to accommodate 90 dwelling units within a multifamily development. The Walnut Bluff Housing Site is zoned CI and the General Plan designation is Commercial Industrial. As part of the Project, the City intends to adopt a zone change to Special Purpose Housing (SP7) Specific Plan, and a General Plan amendment to Very High Density Residential (35-45 dwelling units per acre). Building heights after rezoning would be limited to 2 stories or heights comparable to existing surrounding development. Building height after rezoning could be up to 4-stories.

2. Orange Bluff
Housing Site Condition
Orange Bluff is located between Orange Avenue on the west and Gundry Avenue on the east, between East 28th Street on the north and East 27th Street where it terminates at Gundry Avenue on the south in the Central neighborhood adjacent to the City boundary south of East 28th Street between Orange Avenue and extending just south of where East 27th Street dead ends into the property from the east (APN #s: 7212-008-049, -051, and 7212-010-010, -014, -015, -018, -019, -029). Development north and east of the site are mostly Commercial Office and Light Industrial sites, with a few intermittent vacant sites.

The area set aside for residential development is approximately 7.1 acres. The existing site and is mostly vacant; however, the center of the site is developed with a Light Industrial building. Scattered about the site are remnants of previous developments including foundations and paved areas, with limited vegetation.

Surrounding Environment
The Orange Bluff Housing Site is near both the Walnut Bluff and the Town Center Northwest Housing Sites.

The site is extends across several areas of existing Commercial Office and Light Industrial zoned properties space along the western edge of the City. North of the Housing Site, along 28th Street, is a glass and mirror shop and lLight iIndustrial facility. South of the Housing Site, along Willow Street, is an industrial center that includes the Everson Spice facility. PGA William Synnegh, Golf Academy, a recreational facility.

Gundry Avenue runs along the eastern side of the Housing Site. The northeastern side of the Housing Site has several commercial properties such as an autobody shop, auto parts store, and painters, while the southeastern side has a woodworking shop called Interior Workshop and the LA County Office of the Assessor, a tax assessor. West of the Housing Site, near the intersection of Orange Avenue and Willow Street is the Long Beach Municipal Cemetery. On the northwestern portion, towards 28th Street, is the

2.0 Project Description
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Willow Springs Park. Cherry Avenue, three blocks to the east, is classified as a High-Quality Transit Corridor, with stops for multiple bus lines at the intersection of Willow Steet and Cherry Avenue.5 Housing Potential
The Orange Bluff site is expected to accommodate 290 dwelling units and would include resident amenities and open space typical of a multi-family complex. The Orange Bluff existing zoning is CI. The General Plan designation is Commercial Industrial. As part of the Project, the City intends to rezone the site to Special Purpose Housing (SP-7). Building heights after rezoning would be limited to 2 stories or heights comparable to existing surrounding development. Building height after rezoning could be up to five stories.

3. Town Center Northwest
Housing Site Condition
Town Center Northwest is located northeast of the intersection of Willow Street and Walnut Avenue (APN #: 7212-011-034). South and east of the site are developed commercial retail centers named Town Center West and Town Center North. To the north there are Light Industrialsites. The area set aside for residential development is approximately 7.4 acres. The existing site contains one of seven drill sites in the City housing eleven injection wells (three of which have idle status). There are also approximately fourteen active oil and gas wells (9 of which have idle status) outside of the drill site area, approximately ten abandoned wells, and limited vegetation. The area outside of the fenced drill site is currently used for storage of oil field related equipment.

Surrounding Environment
The Town Center Northwest Housing Site is adjacent parallel to the Walnut Bluff Housing Site across Walnut Avenue to the east. As mentioned, the site contains one drill site. Gaviota Avenue runs north of the Housing Site. Also north of the Housing Site is Gregg Drilling LLC, a drilling contractor, is adjacent to the north of the Housing Site on Walnut Avenue. and Ancon Services, an oil and natural gas company is also adjacent to the north along Gundry Avenue. South of the Housing Site, along Willow Street, is a shopping center with several amenities: grocery store, chain coffee shops, and restaurants. Immediately east of the Housing Site is another shopping center with a dollar store, takeout restaurant, and a cellphone store and a trucking yard. West of the housing site across Along Walnut Avenue, west of the Housing Site, there are two office buildings and as mentioned on the northwest corner of Walnut Avenue and East Willow Street is the Walnut Bluff Housing Site that is mostly vacant. space and a construction company. 5 Southern California Association of Governments, Connect SoCal : The 2020-2045 Regional Transportation Plan/ Sustainable Communities Strategy, Data/Map Book, City of Signal Hill, Draft November 2019.

2.0 Project Description
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Cherry Avenue, to the east, is classified as a High-Quality Transit Corridor, with stops for multiple bus lines at the intersection of Willow Steet and Cherry Avenue.6 Housing Potential
The Town Center Northwest House Site is anticipated to be developed as mixed-use, with approximately 22,000 square feet of retail and restaurant uses along Willow Street and up to 297 dwelling units in a wrap structure on within the northern portion of the site along fronting on Walnut Avenue. The Town Center Northwest Housing Site existing zoning is zoned Commercial Corridor Specific Plan (SP-6). The General Plan designation is Town Center. As part of the Project, the site would be rezoned to a Town Center Northwest (SP-24SP-21) Specific Plan. Building heights after rezoning would be limited to a maximum of five stories. 2 stories or heights comparable to existing surrounding development.

4. Heritage Square
Housing Site Condition
Heritage Square is located near the City center in the Civic Center neighborhood, northwest of the intersection of Cherry Avenue and Burnett Street. North of the site is Crescent Heights Street and west of the site is Rose Avenue (APN #s: 7213-006-014, -015, -019, -020). The Crescent Heights Historic District residential Specific Plan is directly2 adjacent to the west. T This site is approximately 8.8 acres in size and is bisected by Gardena Avenue. The site contains an existing commercial retail use (“Mother’s Market & Kitchen”). There are also four active oil and gas wells, six abandoned wells, and limited vegetation.

Surrounding Environment
The Heritage Square Housing Site is located in an area that has been mostly disturbed by drilling activities.

To the north North of the Housing Site is a shopping center, which is approximately 0.1 miles away. It has a health food store, Mother’s Market and Kitchen, and an EVgo Charging Station. South of the Housing Site on East Burnett Street is vacant a lot of land that is has been mostly vacant and utilized for drilling activities. The City’s Heritage Point view park in under construction directly south of East Burnett Street.

To the east is across Cherry Avenue, which runs parallel to the Housing Site is the Town Center East Shopping Center which contains a Home Depot and Garden Center, which is approximately 0.2 miles away.

Southeast of the site is the Hilltop Specific Plan residential neighborhood. West of the Housing Site, parallel to Rose Avenue, is a another lot of mostly vacant site land occupied by a drilling rig and the Crescent Heights Historic District Specific Plan residential neighborhoodsome residential homes. Cherry 6 Southern California Association of Governments, Connect SoCal : The 2020-2045 Regional Transportation Plan/ Sustainable Communities Strategy, Data/Map Book, City of Signal Hill, Draft November 2019.

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Avenue is classified as a High-Quality Transit Corridor, with stops for multiple bus lines at the intersection of Willow Steet and Cherry Avenue.7
Housing Potential
The Heritage Square Housing Site existing zoning is CTC, and Crescent Heights Historic District (SP-11) Specific Plan. The General Plan designation is Town Center. The Land Use Element of the General Plan calls for the area to be re-designated and established as a Central Business District (CBD). Heritage Square will be rezoned under Crescent Heights Historic District, which will continue to maintain the historic nature of the neighborhood and its surroundings. The existing zoning of the Heritage Square site is split between Commercial Town Center (CTC) and the Crescent Heights Historic District (SP-11) Specific Plan. The General Plan designation is Town Center. The Land Use Element of the General Plan calls for the area to be re-designated and established as a Central Business District (CBD). The entire Heritage Square site will be rezoned as Heritage Square (SP-23) Specific Plan, which will be a mixed-use commercial and residential development with single-family homes facing Rose Avenue to maintain the character of the adjacent neighborhood.

The Heritage Square development conceptual plan site could be developed as a mixed-use development, retainingretains the existing 14,000-square-foot market and addingadds 18,650 square feet of retail and restaurant space along Cherry Avenue and up to 72 dwelling units on the western portion of the site.

Gardena Avenue would be retained for access. Building heights after rezoning would include two- and three-stories.

Uses Of This EIR
To implement the 6th Cycle new Housing Element Update, the City intends to enact zoning and planning changes concurrently with the adoption of the Housing Element. This EIR is intended to provide the evaluation required by CEQA for all these actions necessary to facilitate the development of new housing.

To accommodate the RHNA housing units, the City intends to rezone non-vacant land to residential uses.

As described above, the sites would be rezoned as Special Purpose Housing. In addition, new Specific Plans would be implemented for Orange Bluff and Walnut Bluff and a General Plan Amendment to the Central Business District would be adopted to enable housing at the Town Center Northwest site. 7 Southern California Association of Governments, Connect SoCal : The 2020-2045 Regional Transportation Plan/ Sustainable Communities Strategy, Data/Map Book, City of Signal Hill, Draft November 2019.

FIGURE 2.0-1
Conceptual Site Plan: Walnut Bluff
306-001-20
SOURCE: KTGY - June 2020
FIGURE 2.0-2
Conceptual Site Plan: Orange Bluff
306-001-20
SOURCE: KTGY - June 2020
FIGURE 2.0-3
Conceptual Site Plan: Town Center Northwest
306-001-20
SOURCE: KTGY - June 2020
FIGURE 2.0-4
Conceptual Site Plan: Heritage Square
306-001-20
SOURCE: KTGY - June 2020
City of Signal Hill 4.6-1 Recirculated Draft EIR
2021-2029 Housing Element January 2022

4.6 HAZARDS AND HAZARDOUS MATERIALS

1. INTRODUCTION
This section addresses the potential presence of hazardous materials and conditions within the 2021-2029 Housing Element Update (Housing Element Update) (Project) and analyzes the potential risk of such materials in proximity to proposed development on candidate housing sites (Housing Sites) that could occur under implementation of the Project. This section discusses the existing conditions in the Project area, existing policies and regulations regarding hazards and hazardous materials, and analyzes the potential impacts. The primary source of information for this section comes from • Phase I Environmental Site Assessment, 2771 Gundry Avenue, Orange Bluff, by Mearns Consulting LLC, February 5, 2021 (Appendix F.1: Orange Bluff Phase I ESA); • Summary Report for Methane Soil Gas Investigation Services at Proposed New Orange Bluff Site, by DL Science Inc., April 6, 2021 (Appendix F.2: Orange Bluff Methane Investigation Report); • Human Health Risk Assessment, 2771 Gundry Avenue, Orange Bluff, by Mearns Consulting LLC, June 30, 2021 (Appendix F.3: Orange Bluff HHRA);
• Review of Human Health Risk Assessment – 2771 Gundy Avenue, Signal Hill, California 90755, by CAL EPA Office of Environmental Health Hazard Assessment, July 16, 2021 (Appendix F.4: Orange Bluff HHRA Review);
• Phase II Environmental Site Assessment, 2771 Gundry Avenue, Orange Bluff, by Mearns Consulting LLC, April 21, 2021 (Appendix F.5: Orange Bluff Phase II ESA); • Phase I Environmental Site Assessment, Northwest Corner E. Willow St. and Walnut Avenue, Walnut Bluff, by Mearns Consulting LLC, February 19, 2021 (Appendix F.6: Walnut Bluff Phase I ESA); • Summary Report for Methane Soil Gas Investigation Services at Walnut Bluff Site, by DL Science Inc., March 25, 2021 (Appendix F.7: Walnut Bluff Methane Investigation Report); • Human Health Risk Assessment, Northwest Corner of E. Willow St. and Walnut Avenue, Walnut Bluff, Signal Hill, California 90755 by Mearns Consulting LLC, June 16, 2021 (Appendix F.8: Walnut Bluff HHRA);
• Review of Human Health Risk Assessment – 2175 Cherry Ave., Signal Hills, California, 90755 by CAL EPA Office of Environmental Health Hazard Assessment, July 19, 2021 (Appendix F.9: Walnut Bluff HHRA Review);
• Phase II Environmental Site Assessment, Northwest Corner of E. Willow St. and Walnut Avenue, Walnut Bluff, Signal Hill, California 90755, by Mearns Consulting LLC, April 22, 2021 (Appendix F.10: Walnut Bluff Phase II ESA);

4.6 Hazards and Hazardous Materials
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• Phase I Environmental Site Assessment, Northeast Corner E Willow St. and Walnut Avenue, Town Center Northwest, Signal Hill, California 90755, by Mearns Consulting LLC, May 27, 2021 (Appendix F.11: Town Center Northwest Phase I ESA);
• Phase II Environmental Site Assessment, Northeast Corner E Willow St. and Walnut Avenue, Town Center Northwest, Signal Hill, California 90755, by Mearns Consulting LLC, July 30, 2021 (Appendix F.11a: Town Center Phase II ESA);
• Human Health Risk Assessment, Northeast Corner E Willow St. and Walnut Avenue, Town Center Northwest, Signal Hill, California 90755, by Mearns Consulting LLC, August 11, 2021 (Appendix F.11b: Town Center HHRA);
• Review of Human Health Risk Assessment – Town Center Northwest, by CAL EPA Office of Environmental Health Hazard Assessment, July 16, 2021 (Appendix F.11c: Town Center HHRA Review);
• Approval, Summary Report for Methane Soil Gas Investigation Services at Proposed Town Center North West Site, Northeast Corner of Intersection of E. Willow Ave. and Walnut Ave., Signal Hill, California 90755, by Mearns Consulting LLC, July 19, 2021 (Appendix F.12: Town Center Northwest Methane Investigation Report Approval Letter);
• Phase I Environmental Site Assessment, Northeast Corner E Willow St. and Walnut Avenue, Heritage Square, Signal Hill, California 90755, by Mearns Consulting LLC, February 1, 2018 (Appendix F.13:

Heritage Square Phase I ESA);
• Summary Report for Methane Soil Gas Investigation Services at Heritage Square, Signal Hill, California 90755, by Mearns Consulting LLC, July 19, 2021 (Appendix F.14: Heritage Square Methane Investigation Summary Report);
• Human Health Risk Assessment, Heritage Square Project, Signal Hill, California 90755, by Mearns Consulting LLC, July 15, 2021 (Appendix F.15: Heritage Square HHRA); • Phase II Environmental Site Assessment, Heritage Square Project, Signal Hill, California 90755, by Mearns Consulting LLC, December 21, 2018 (Appendix F.16: Heritage Square Phase II ESA); • Review of Human Health Risk Assessment – Heritage Square, by CAL EPA Office of Environmental Health Hazard Assessment, July 16, 2021 (Appendix F.17: Heritage Square HHRA Review);

2. ENVIRONMENTAL SETTING
Historical Context
Signal Hill has a rich and colorful history. Most famous for the discovery of oil in 1921, and commonly known as an "oil town," the City is now a diverse community with an "oil history" and a bright future.1 Oil 1 City of Signal Hill. History of Signal Hill. https://www.cityofsignalhill.org/218/History-of-Signal-Hill. Accessed June 2021.

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production continued to be Signal Hill's mainstay until declining oil prices reduced production in the 1970s. In 1974 the Signal Hill Redevelopment Agency was formed, and the city focused on economic development and diversity from oil.

The 2.25 square mile city of Signal Hill lies within the Long Beach Oil Field. The City’s legacy of oil production began in 1919 when oil was first discovered.2 The Long Beach Field is termed a mega giant field. It is the eighth-largest by cumulative production in California, and although now largely depleted, still officially retains around 5 million barrels of recoverable oil.3 The historical use of the properties in the City includes oil fields, laydown yards, operating units and commercial/industrial businesses. The adjacent properties include commercial/industrial businesses, oilfields, single and multifamily residences. Although the City was once dominated by oil rigs, Signal Hill is now predominantly single and multi-family homes, commercial developments, modern office buildings and industrial parks. The oil rigs that once heavily dotted the hillside now give way for views of singlefamily residences, retail commercial developments, and modern industrial parks.

Existing Conditions
Even with the dramatic land use changes to the City over the decades, the oil field remains moderately productive, with oil wells and oilfield infrastructure intermixed with commercial and residential development. Many properties contain abandoned oil wells, which. However, these wells no longer produce and have been permanently sealed.4 Title 16 of the City’s Municipal Code, the Oil Code, regulates oil production facilities and operations and sets out the standards for development over and around active and abandoned oil wells.

Housing Sites
Orange Bluff
The historical use of the proposed Orange Bluff Housing Site is an oil field. Numerous previously abandoned oil wells associated piping runs, a previous 2,310,000-gallon capacity aboveground storage tank, dehydration plant, boilers, pump station, laboratories, former bio cells used to remediation oilfield impacted material and operating units are/were located on site. Operating units, a stormwater detention basin, a small one-story stucco building, used as a laboratory and new automobiles currently are on site. 2 City of Signal Hill. Oil Well Information. https://www.cityofsignalhill.org/111/Oil-Well-Information. Accessed June 2021. 3 City of Signal Hill. Oil Well Information. https://www.cityofsignalhill.org/111/Oil-Well-Information. Accessed June 2021. 4 City of Signal Hill. Developing Around Oil Wells. https://www.cityofsignalhill.org/421/Developing-Around-Oil-Wells.

Accessed June 2021.

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The proposed Housing Site is accessible from the adjacent property on southern boundary of the Site and is currently undeveloped land used as overflow parking for new automobiles and a few operating units. A small stucco building, located at 1396 East 28th Street, is located at the southwest corner of East 28th Street and Gundry Avenue with a small parking lot on the south side of East 28th Street. Due to its age, the building may have asbestos containing building materials, lead-based paint and/or fluorescent lights.

There are 20 oil wells on site, it appears nine are previously abandoned, six are idle and four are active (see Appendix F.1: Orange Bluff Phase I ESA). Numerous pipelines underlie Orange Avenue, East 28th Street, Gundry Avenue and East 27th Street, effectively surrounding the Site. Several of these pipelines are owned by entities no longer in business and therefore more than likely are abandoned. Abandoned pipelines that historically conveyed wet gas, crude oil, gas, dry gas and/or natural gas is common on site.

Methane measurements on-site range from non-detect (ND), or less than 1,000 parts per million by volume (ppmv) to 279,000 ppmv. Methane concentrations in soil vapors on-site range from 11,000 ppmv to 140,000 ppmv (see Appendix F.2: Orange Bluff Methane Investigation Report).

Chemicals of Potential Concern (COPCs) in soil vapor on the proposed Orange Bluff Housing Site are total petroleum hydrocarbons (TPH, gasoline range) and chlorinated and non-chlorinated volatile organic compounds (VOCs). COPCs present in the soil on site are TPH, ethylbenzene, cumene, naphthalene, npropylbenzene, cadmium, hexavalent chromium and molybdenum (see Appendix F.3: Orange Bluff Site HHRA and Appendix F.4: Orange Bluff HHRA Review).

Walnut Bluff
The historical use of the Housing Site is an oil field. Seven oil wells (two operating, two idle and three previously abandoned), associated piping runs and aboveground storage tanks are/were located on site.

Operating units, a stormwater system with detention basins and piping currently are on site.

The proposed Housing Site is accessible from the Walnut Avenue and comprises of vacant, undeveloped land. Numerous pipelines underlie East Willow Street, Walnut Avenue and the proposed Walnut Bluff Site.

Several of these pipelines are owned by entities no longer in business and therefore more than likely are abandoned. Abandoned pipelines that historically conveyed wet gas, crude oil, gas, dry gas and/or natural may impact the site. There are no sources of asbestos containing building material, lead-based paint or fluorescent lights on site (see Appendix F.6: Walnut Bluff Phase I ESA).

Methane measurements on site range from ND to 898,000 ppmv. Methane concentrations in soil vapors on=site range from 34,000 ppmv to 200,000 ppmv (see Appendix F.7: Walnut Bluff Methane Investigation Report).

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COPCs in soil vapor on the proposed Walnut Bluff Housing Site are TPH, metals and VOCs. COPCs present in the soil vapor on site include benzene, toluene, ethylbenzene, tetracholoroethylene (PCE), total xylenes and gasoline range organics (GROs) (see Appendix F.8: Walnut Bluff Site HHRA and Appendix F.9: Walnut Bluff HHRA Review).

Town Center Northwest
The historical use of the Housing Site is an oil field. There are 34 oil wells on site or adjacent to it; specifically, there are 19 wells on site and 15 within the eastern two-thirds of the Signal Hill Petroleum, Inc. Drill Site (SHP Drill Site) which is not part of the Project; the western one-third of this portion of this Site is part of the Project.5 Operating units, a stormwater system with detention basins, swales, berms and piping are currently on site. The Site is used by Signal Hill Petroleum, Inc. (SHP) to store drilling equipment.

The Town Center Northwest Site is accessible via Walnut Avenue and is vacant and undeveloped. It is covered with dirt, grass weeds, gravel, asphalt and concrete. The Site consists of three operating units, six idle units and 10 abandoned oil wells used for storage of oil field equipment. Stormwater prevention measures are present throughout the Housing Site. The eastern two-thirds of the SHP Drill Site contains seven active operating units, seven idle units and one previously abandoned oil well. Numerous pipelines underlie Walnut Avenue and East Willow Street. Several of these pipelines are owned by entities no longer in business and therefore more than likely are abandoned. Abandoned pipelines that historically conveyed wet gas, crude oil, gas, dry gas, natural gas and wastewater may impact the Housing Site. There are no sources of asbestos containing building material, lead-based paint or fluorescent lights on site (see Appendix F.11: Town Center Northwest Phase I ESA).

Heritage Square
The historical use of the Housing Site is an oil field. There are 25 oil wells on the 7.14-acre Site. Oil derricks, sumps and aboveground storage tanks were previously located on site. Operating units, pipelines and a stormwater drainage system, with detention basins and piping are currently on site.

The Heritage Square Site is accessible via Cherry Avenue and is currently unoccupied. The 3-acre portion of the Housing Site identified as 2475 Cherry Avenue, or 2500 Cherry Avenue, was redeveloped in 2010 with a commercial building and a surface parking lot covering approximately 1.5-acres. During the redevelopment effort an unknown quantity of soil was removed from the portion of the Site. The remaining 1.5-acres is vacant and undeveloped with active oil field activity. The four on-site buildings at 5 The SHP Drill Site is not part of the Project but is surrounded by the Town Center Northwest Site on all sides.

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2435, 2449, 2461 Gardena Avenue were constructed between 1959 and 1960 and potentially contain asbestos containing building materials and/or lead-based paint. The portion of the Housing Site identified as 2475 and 2485 Gardena Avenue remains vacant and undeveloped with active oil field activity. The portion of the Site identified as 1800 East Burnett Street remains vacant and undeveloped with active oil field activity (see Appendix F.13: Heritage Square Phase I ESA). There is no evidence hazardous materials are stored, used, spilled or dumped on the Housing Site and there are no recognized environmental conditions on site or adjacent to the Site.

Methane measurements on-site range from ND to 802,000 ppmv. Methane concentrations in soil vapors on-site range from ND ppmv to 87,200 ppmv (see Appendix F.14: Heritage Square Methane Investigation Summary Report).

COPCs in soil on the proposed Housing Site are TPH-diesel range (TPH-d), C23-C40, lead, mercury and thallium. COPCs present in the soil vapor on site include sec-butylbenzene, tert-butylbenzene, dichlorodifluoromethane, naphthalene, PCE, toluene, 1,2,4-trimethylbenzene and di-isopropylether (DIPE) (see Appendix F.15: Heritage Square HHRA).

3. REGULATORY SETTING
The regulations governing the storage and handling of hazardous materials are complex, with a varying degree of overlap associated with existing federal, State, and local programs. In general, applicable laws and regulations are aimed at hazardous materials inventory and emergency response planning, risk planning and accident prevention, employee hazard communication, public notification of potential exposure to specific chemicals, storage of hazardous materials including aboveground storage tanks (AST) and USTs. A description of the major regulations, policies, and programs regulating hazardous materials storage and handling applicable to activities at the Project site is provided below.

Federal Setting
A variety of laws and regulations governing the management and control of hazardous substances has been established at the federal level to protect the environment.

Regulating Agencies
United States Environmental Protection Agency
The USEPA is the main federal agency responsible for enforcing regulations relating to hazardous materials and wastes, including evaluation and remediation of contamination and hazardous wastes. The agency works collaboratively with other agencies to enforce materials handling and storage regulations

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and site cleanup requirements. The U.S. Occupational Safety and Health Administration (USOSHA) and the USDOT are authorized to regulate safe transport of hazardous materials.

Several USEPA programs address the disposal and cleanup of various hazardous waste materials, including lead, asbestos-containing materials (ACMs), pesticides, and polychlorinated biphenyls (PCBs).6 US Occupational Safety and Health Administration
USOSHA is authorized to regulate safe transport of hazardous materials. Specifically, USOSHA implements regulation related to materials handling. USOSHA requirements are intended to promote worker safety, worker training, and a worker’s right to know.

Legislation, Regulations, and Programs
Comprehensive Environmental Response, Compensation, and Liability Act The Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA)—better known as Superfund—provides federal funds to clean up uncontrolled or abandoned hazardous waste sites, accidents, spills, discharges, and other emergency releases of pollutants and contaminants into the environment. Through CERCLA, USEPA was given authority to seek out those parties responsible for any hazardous release and ensure their cooperation in the cleanup.

Emergency Planning and Community Right-to-know Act
The Emergency Planning and Community Right-to-Know Act (EPCRA) of 1986,7 commonly known as Title III of the Superfund Amendments and Reauthorization Act (SARA), was enacted by Congress as national legislation on community safety. This law was designated to help local communities protect public health, safety, and the environment from chemical hazards. The primary purpose of EPCRA is to inform communities and citizens of chemical hazards in their areas by requiring businesses to report the locations and quantities of chemicals stored on site to State and local agencies. These reports help communities prepare to respond to chemical spills and similar emergencies. Section 313.1 of EPCRA requires manufacturers to report releases to the environment (air, soil, and water) of more than 600 designated toxic chemicals; report off-site transfers of waste for treatment or disposal at separate facilities; implement pollution prevention measures and activities; and participate in chemical recycling. These annual reports are submitted to the USEPA and state agencies. The USEPA maintains and publishes a database that contains information on toxic chemical releases and other waste management activities by 6 US EPA. Waste, Chemical, and Cleanup Enforcement. https://www.epa.gov/enforcement/waste-chemical-andcleanupenforcement. Accessed May 2021. 7 42 USC sec. 11001 et seq., Emergency Planning and Community Right-to-Know Act (EPCRA) of 1986.

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certain industry groups and federal facilities. This online, publicly available, national digital database is called the Toxics Release Inventory (TRI) and was expanded by the Pollution Prevention Act of 1990.

To implement EPCRA, Congress required each state to appoint a State Emergency Response Commission (SERC) to coordinate planning and implementation activities associated with hazardous materials. The SERCs were required to divide their states into emergency planning districts and to name a local emergency planning committee (LEPC) for each district. The federal EPCRA program is implemented and administered in California by Cal OES, a SERC, 6 LEPCs, and 83 certified Unified Program agencies (CUPAs).

Cal OES coordinates and provides staff support to the SERC and LEPCs. Broad representation by fire fighters, health officials, government and media representatives, community groups, industrial facilities, and emergency managers ensures that all necessary elements of the planning process are represented.

Resource Conservation and Recovery Art
The 1976 Resource Conservation and Recovery Act (RCRA) was the first major federal act regulating the potential health and environmental problems associated with hazardous and nonhazardous solid waste.

RCRA and the implementation regulations developed by the USEPA provide the general framework of national hazardous waste management systems. This framework includes the determination of whether hazardous wastes are being generated, techniques for tracking wastes to eventual disposal, and the design and permitting of hazardous waste management facilities. RCRA allows individual states to develop their own program for the regulation of hazardous wastes as long as state regulations are at least as stringent as the RCRA.

Toxic Substances Control Act
The Toxic Substances Control Act of 19768 was enacted by Congress to give the USEPA the ability to track the 75,000 industrial chemicals currently produced or imported into the United States. The USEPA repeatedly screens these chemicals and can require reporting or testing of any that may pose an environmental or human health hazard. It can ban the manufacture and import of chemicals that pose an unreasonable risk. Also, the USEPA has mechanisms in place to track the thousands of new chemicals that industry develops each year with either unknown or dangerous characteristics. It was given the authority to control these chemicals as necessary to protect human health and the environment. Within that authority, the Toxic Substances Control Act addresses the production, importation, use, and disposal of specific chemicals including PCBs, ACMs, radon, and lead-based paint. The act supplements other federal statutes, including the Clean Air Act and the TRI under EPCRA. 8 Toxic Substances Control Act of 1976, 15 USC sec. 2601 et seq.

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Lead Renovation, Repair, and Painting Program
USEPA's Lead Renovation, Repair, and Painting Rule (RRP Rule) requires that firms performing renovation, repair, and painting projects that disturb lead-based paint in homes, childcare facilities and pre-schools built before 1978 have their firm certified by USEPA (or an USEPA authorized state), use certified renovators who are trained by USEPA-approved training providers, and follow lead-safe work practices.

Hazardous Materials Transportation Act
The USDOT, in conjunction with the USEPA, is responsible for enforcement and implementation of federal laws and regulations pertaining to safe storage and transportation of hazardous materials. The Code of Federal Regulations (CFR) Title 49, Sections 171–180, regulate the transportation of hazardous materials, types of material defined as hazardous, and the marking of vehicles transporting hazardous materials.

This act applies to the Project because contractors will be required to comply with its storage and transportation requirements that would reduce the possibility of spills.

State Setting
Regulating Agencies
California Environmental Protection Agency
The California Environmental Protection Agency (CalEPA) was created in 1991 with the signing of Executive Order W-5-91 by Governor Pete Wilson. Several State regulatory boards, departments, and offices were placed under the CalEPA umbrella to create a cabinet-level voice for the protection of human health and the environment and to assure the coordinated deployment of State resources. Among those responsible for hazardous materials and waste management are the Department of Toxic Substance Control (DTSC), Department of Pesticide Regulation, the State Water Quality Control Board and its Regional Water Quality Control Boards (RWQCB), and Office of Environmental Health Hazard Assessment.

CalEPA also oversees the unified hazardous waste and hazardous materials management regulatory program (Unified Program), which consolidates, coordinates, and makes consistent the following six programs:
• Hazardous Materials Release Response Plans and Inventories (Business Plans); • Underground Storage Tank (UST) Program;
• Aboveground Petroleum Storage Tank Act;
• Hazardous Waste Generator and On-site Hazardous Waste Treatment Programs; • California Uniform Fire Code: Hazardous Material Management Plans and Inventory Statements; and • California Accidental Release Prevention (CalARP) Program.

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In addition, in compliance with California Public Resources Code Section 3229, before commencing any work to abandon any oil well, the owner or operator shall file with the CalGEM, formerly known as the Division of Oil, Gas, and Geothermal Resources, a written notice of intention to abandon the well (California State Division of Oil, Gas and Geothermal Resources form OG108).

Department of Toxic Substances Control
DTSC is authorized by CalEPA to administer the hazardous waste laws and oversee remediation of hazardous wastes sites. Regulations require that DTSC “shall compile and update as appropriate, but at least annually, and shall submit to the Secretary for Environmental Protection, a list of all the following:
(1) All hazardous waste facilities subject to corrective action pursuant to Section 25187.5 of the Health and Safety Code (HSC).”9
The DTSC regulates hazardous waste, cleans up existing contamination, and looks for ways to reduce the hazardous waste produced in California. Approximately 1,000 scientists, engineers, and specialized support staff ensure that companies and individuals handle, transport, store, treat, dispose of, and clean up hazardous wastes appropriately. Through these measures, DTSC contributes to greater safety for all Californians, and less hazardous waste reaches the environment. DTSC’s role is limited to projects with State funding. DTSC oversight is not required where a State-funded project is statutorily or categorically exempt from CEQA.

The hazardous waste facilities identified in HSC Section 25187.5 are those where DTSC has taken or contracted for corrective action because a facility owner/operator has failed to comply with a date for taking corrective action in an order issued under the HSC, or because DTSC determined that immediate corrective action was necessary to abate an imminent or substantial endangerment.

Certified Unified Program Agency
Californians are protected from hazardous waste and hazardous materials by a Unified Program that ensures consistency throughout the State regarding administrative requirements, permits, inspections, and enforcement. CalEPA oversees the statewide implementation of the Unified Program and its 83 certified local government agencies, known as Certified Unified Program Agencies (CUPAs), which apply regulatory standards established by five different State agencies. The CUPA can be a county, city, or joint powers authority. A participating agency is a local agency that has been designated by the local CUPA to administer one or more Unified Programs within their jurisdiction on behalf of the CUPA. A designated agency is a local agency that has not been certified by CalEPA to become a CUPA but is the responsible 9 California Government Code (GOV), Development Permits for Classes of Projects [65960 - 65964.1], sec. 65962.5

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local agency that would implement the six Unified Programs until they are certified. Currently, there are 83 CUPAs in California. The CUPA for the County is the Los Angeles County Fire Department (LACoFD).

California Occupational Safety and Health Administration The California Occupational Safety and Health Administration (Cal/OSHA) has set forth work requirements for disturbance of ACMs, including removal operations for all types of ACMs. In addition, the agency has developed standards for general industry and the construction industry hazardous waste operations and emergency response. Cal/OSHA ensures that employers must have controls to reduce and monitor exposure levels of hazardous materials; and oversees an informational program describing any exposure during operations and the inspection of drums and containers prior to removal or opening.

Decontamination procedures and emergency response plans must be in place before employees begin working in hazardous waste operations.

Legislation and Regulations
Senate Bill 14: California Hazardous Waste Source Reduction and Management Review Act of 1989 The California Hazardous Waste Source Reduction and Management Review Act of 1989, also known as Senate Bill (SB) 14, required large-quantity generators—those that annually produce more than 13.2 tons of hazardous waste or 26.4 pounds of extremely hazardous waste—to periodically conduct a source evaluation of their facilities and develop plans to reduce their volume of hazardous waste through measures such as changes in raw materials production methods, product reformulations, and employee training.10 The primary objective of the legislation was to reduce the quantity of hazardous waste generated in California and thereby promote public health and improve environmental quality.

Generators that exceed the aforementioned waste volume thresholds are required to file waste minimization reports with DTSC every 4 years.

California Emergency Response Plan
California has developed an emergency response plan to coordinate emergency services provided by federal, State, and local governments and private agencies. Responding to hazardous materials incidents is one part of this plan. The plan is administered by Cal OES, which coordinates the responses of other agencies, including CalEPA, the California Highway Patrol, the RWQCB, and the LACoFD. 10 California Department of Toxic Substances Control (DTSC), “SB14 Introduction and Overview” (July 2012), https://dtsc.ca.gov/sb14/sb14-introduction-and-overview/. Accessed May 2021.

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Hazardous Waste Control Act
The Hazardous Waste Control Act (HWCA) is the State equivalent of RCRA and regulates the generation, treatment, storage, and disposal of hazardous waste.11 This act implements the RCRA “cradle-to-grave” waste management system in California but is more stringent in its regulation of non-RCRA wastes, spent lubricating oil, small-quantity generators, and transportation and permitting requirements, as well as in its penalties for violations. HWCA applies to the Project because contractors will be required to comply with its hazardous waste requirements to reduce the possibility of spills.

Hazardous Materials Management Plans
In January 1996, CalEPA adopted regulations implementing a Unified Hazardous Waste and Hazardous Materials Management Regulatory Program (Unified Program).12 As noted previously, the six program elements of the Unified Program are hazardous waste generators and hazardous waste on-site treatment; underground storage tanks; aboveground storage tanks; hazardous material release response plans and inventories; risk management and prevention programs; and Uniform Fire Code hazardous materials management plans and inventories. The program is implemented at the local level by a local agency, the CUPA, which is responsible for consolidating the administration of the six program elements within its jurisdiction.

State and federal laws require detailed planning (1) to ensure that hazardous materials are properly handled, used, stored, and disposed of; and (2) in the event that such materials are accidentally released, to prevent or to mitigate injury to health or the environment.

California Hazardous Materials Release Response Plans and Inventory Law of 1985 (Business Plan Act) The Business Plan Act requires preparation of hazardous materials business plans and disclosure of hazardous materials inventories, including an inventory of hazardous materials handled, plans showing where hazardous materials are stored, an emergency response plan, and provisions for employee training in safety and emergency response procedures (HSC, Division 20, Chapter 6.95, Article 1).13 Statewide, DTSC has primary regulatory responsibility for management of hazardous materials, with delegation of authority to local jurisdictions that enter into agreements with the State. Local agencies are responsible for administering these regulations. Several State agencies regulate the transportation and use of hazardous materials to minimize potential risks to public health and safety, including CalEPA and Cal OES.

The California Highway Patrol and California Department of Transportation (Caltrans) enforce regulations 11 DTSC, California Hazardous Waste and Hazardous Substances Law , California Code of Regulations, Title 22, Division 4.5, Environmental Health Standards for the Management of Hazardous Waste. 12 CalEPA, “Unified Program,” https://calepa.ca.gov/cupa/.

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specifically related to the transport of hazardous materials. Together, these agencies determine container types used and license hazardous waste haulers for hazardous waste transportation on public roadways.

The Business Plan Act applies to this Project because contractors will be required to comply with its handling, storage, and transportation requirements that would reduce the possibility of spills, and to prepare an emergency response plan to respond to accidental spills.

California Government Code Section 65962.5: Cortese List The provisions of Government Code Section 65962.5 are commonly referred to as the Cortese List.14 The Cortese List is a planning document used by State and local agencies to provide information about hazardous materials release sites. Section 65962.5 requires CalEPA to develop an updated Cortese List annually. DTSC is responsible for a portion of the information contained in the Cortese List. Other State and local government agencies are required to provide additional hazardous material release information for the Cortese List.

Regional and Local Setting
South Coast Air Quality Management District
The South Coast Air Quality Management District (SCAQMD) regulates asbestos through Rule 1403, Asbestos Emissions from Renovation/Demolition Activities. Rule 1403 regulates asbestos as a toxic material and controls the emissions of asbestos from demolition and renovation activities by specifying agency notifications, appropriate removal procedures, and handling and cleanup procedures. Rule 1403 applies to owners and operators involved in the demolition or renovation of asbestos-containing structures, asbestos storage facilities, and waste disposal sites. SCAQMD also regulates volatile organic compound (VOC) emissions from contaminated soil through Rule 1166, Volatile Organic Compound Emissions from Decontamination of Soil. Rule 1166 sets requirements to control the emission of VOCs from excavating, grading, handling, and treating soil contaminated with VOCs as a result of leakage from storage or transfer operations, accidental spillage, or other deposition.

Los Angeles Regional Water Quality Control Board
The Los Angeles Regional Water Quality Control Board (LARWQCB) is one of nine Statewide regional boards. The LARWQCB protects ground and surface water quality in the Los Angeles region, including the coastal watersheds of Los Angeles and Ventura Counties, along with very small portions of Kern and Santa

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Barbara Counties. In order to carry out its mission to preserve and enhance water quality, the LARWQCB conducts the following range of activities to protect ground and surface waters under its jurisdictions:13 • Addresses region-wide and specific water quality concerns through updates of the Water Quality Control Plan for the Los Angeles region;
• Prepares, monitors compliance with, and enforces Waste Discharge Requirements, including National Pollutant Discharge Elimination System (NPDES) permits; • Implements and enforces local stormwater control efforts; • Regulates the cleanup from contaminated sites, which have already been polluted or have the potential to pollute ground or surface water;
• Enforces water quality laws, regulations, and waste discharge requirements; • Coordinates with other public agencies and groups that are concerned with water quality; and • Informs and involves the public on water quality issues.

Additionally, the LARWQCB has the responsibility for oversight of leaking USTs and the responsibility for inspecting ASTs and ensuring SPCC’s have been prepared within the County.14 Los Angeles County Hazardous Materials Control Program
In 1982, the Los Angeles County Board of Supervisors established the Hazardous Materials Control Program in the Department of Health Services (DHS) for the inspection of businesses generating hazardous waste. In 1991, the program merged into the LACoFD and it became the Health Hazardous Materials Division (HHMD). In 1997, HHMD became a CUPA to administer the following programs within Los Angeles County: the Hazardous Waste Generator Program, the Hazardous Materials Release Response Plans and Inventory Program, the California Accidental Release Prevention Program (CalARP), the Aboveground Storage Tank Program and the Underground Storage Tank Program. The LACoFD, Prevention Services Bureau, HHMD is a CUPA that administer the Hazardous Waste Generator Program, the Hazardous Materials Release Response Plans and Inventory Program, the CalARP, the Aboveground Storage Tank Program, and the Underground Storage Tank Program.

The Los Angeles County Sanitation District and its Household Hazardous Waste and Electronic Collection Program (HWW) provides Los Angeles County residents with a legal way to dispose of unwanted household chemicals that cannot be disposed of in the regular trash. 13 California Waterboards, About Us, https://www.waterboards.ca.gov/losangeles/about_us/, accessed May 2021. 14 Health and Safety Code Section 25270.8.

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Signal Hill General Plan Safety Element
The Safety Element is one of seven General Plan elements required by the State of California. This document provides the City of Signal Hill with background information on hazards and public safety services, and establishes goals, policy direction, and implementation measures intended to limit the community’s exposure to a range of hazards. This element is a comprehensive update of the 1986 Safety Element and incorporates the latest available information from local, state, and federal sources regarding public safety and hazards. This element includes:
• Existing conditions & background information on the City and existing police, fire, and medical services serving the City.
• A discussion of seismic and geologic hazards, including surface rupture and ground shaking resulting from earthquakes, liquefaction, landslides, and soil settlement and expansion. • A discussion of oilfield hazards related to hazardous materials impacts, with a focus on identifying and minimizing risks associated with oil production, storage, and transportation activities. • An evaluation of other hazards, including fires, flooding, tsunami, seiche, and dam failure, including evacuation routes.
• Goals, policies, and implementation measures that provide direction and guidance for the City of Signal Hill to minimize impacts resulting from hazards over the coming decades.

Signal Hill Municipal Code
Title 16: City of Signal Hill Oil and Gas Code
Title 16 regulates the drilling for production, processing, storage and transport by pipeline of petroleum and other hydrocarbon substances, timely and proper well abandonment and well site restoration and removal of oil and gas related facilities, reclamation and remediation of host sites and final disposition of pipelines in compliance with applicable laws and permits so that these activities may be conducted in conformance with federal, state, and local requirements, and to mitigate the impact of oil-related activities on urban development.

4. ENVIRONMENTAL IMPACTS
Thresholds of Significance
To assist in determining whether the proposed Project would have a significant effect on the environment, the City finds the proposed Project may be deemed to have a significant impact related to hazards if it would:

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Threshold IV. HAZ-1: Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Threshold IV. HAZ-2: Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Threshold IV. HAZ-3: Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? Threshold IV. HAZ-4: Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Threshold IV. HAZ-5: For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
Threshold IV. HAZ-6: Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Threshold IV. HAZ-7: Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
Methodology
To evaluate potential impacts regarding hazards and hazardous materials, Phase I and Phase II ESAs, Methane Gas Summary Reports and Human Health Risk Assessments (HHRAs) were prepared for the Project Sites. The analysis of the potential impacts regarding hazardous materials management was based on review of identified publicly available documents and on-site reconnaissance. In addition, the analysis of the potential impacts regarding the generation and disposal of ACMs, lead based paint, and PCBs were based on the provisions of applicable local, State, and federal regulations.

The site reconnaissance included excavation and drilling on the four Housing Sites. Soil matrix samples were collected and tested. All drilling, logging and sampling activities were conducted by or under direct supervision of a California Professional Geologist, and in accordance with California Well Standards presented in the Department of Water Resources (DWR).

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The site reconnaissance identified the potential for environmental conditions to exist on the Project site.

Recommendations regarding the construction of the Project are identified in response to the conditions that exist on the four Housing Sites. Various reports including Phase I and Phase II ESAs, Methane Gas Summary Reports and HHRAs are provided in Appendix F.1—Appendix F.16 of this Draft EIR.

Environmental Impacts
Threshold IV. HAZ-1: Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Implementation of the proposed Project would not directly construct new housing in the City but would promote and facilitate development of new residential land uses. However, implementation of the Housing Element Update (HEU) would facilitate new residential construction in order to meet the City’s RHNA allocation. Future construction on the Housing Sites would involve site clearing; bioremediation of soils and subsurface materials; demolition of previous structures and piping remnants; daylighting and leak testing of oil wells; construction of new residential buildings; and the installation of utilities and landscaping. These activities may require the transport of contaminated soil and the use of hazardous substances during construction. In addition, construction activities would use hazardous materials such as fuels (gasoline and diesel), oils and lubricants, paints and paint thinners, glues, cleaners (which could include solvents and corrosives in addition to soaps and detergents) and possibly pesticides and herbicides. Future residential land uses would not be expected to transport, use, store or dispose of substantial amounts of hazardous materials.

Construction
Construction activities on the Housings Sites are anticipated to involve the use of typical materials that are potentially hazardous, including vehicle fuels, paints, mastics, solvents, and other acidic or alkaline solutions that would require special handling, transport, and disposal. Additionally, the demolition and removal of existing structures and facility remnants such as underground pipes and the daylighting of oil wells within the Project Site could potentially result in the exposure of hazardous materials such as ACMs, lead-based paint and other potentially hazardous building materials in some form as part of the building materials, such as PCBs, mercury or chlorofluorocarbons in fluorescent lighting and electrical switches as well as potentially hazardous VOCs in on-site soils.

In accordance with City, State, and federal regulations, an evaluation of hazardous building materials would be performed prior to the start of demolition of any construction to determine if remediation and abatement of ACMs and lead-based paint is required. The ACMs and lead-based paint containing hazardous waste and debris encountered/generated during demolition activities would be disposed of in

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accordance with applicable local, State, and federal regulations. Any other waste discovered such as fluorescent bulbs, ballast, thermostats, electrical switches, and batteries would also be disposed of in accordance with applicable local, State and federal regulations. Through compliance with applicable local, State and federal regulations, the proposed Project impacts related to the routine transport, use, or disposal of hazardous materials during building demolition would be less than significant.

All potentially hazardous materials used during construction would be used and stored in compliance with applicable federal, State, and local regulations. As the use and transport of these hazardous materials would be limited, in terms of volume and duration, these materials are not considered a significant hazard to the public or environment. Additionally, the Los Angeles County Fire Department would have the authority to perform inspections and enforce federal and State laws governing the storage, use, transport, and disposal of hazardous materials and wastes.

Furthermore, any spills or leakages encountered during construction would be required to be remediated in accordance with the State and local regulations for hazardous waste cleanup. The potential for construction materials to cause contamination would be reduced through the implementation of a stormwater pollution prevention plan (SWPPP), in accordance with NPDES.

Implementation of Mitigation Measure (MM) HAZ-1 would require the preparation of a soil management plan (SMP) prior to commencement of ground disturbing activities as approved by the SCAQMD would be completed prior to construction activities. MM HAZ-1 would ensure the SMP would provide instructions for appropriate actions in the event discolored or odiferous soils are discovered during grading.

Abandoned oil wells and pipelines and idle oil wells present on the Housing Sites would be located, daylighted and methane gas leak tested and fitted with vent cones and risers through incorporation of MM HAZ-2 through MM HAZ-4. Daylighting oil wells and pipelines involves the disturbance of soils and monitoring for VOCs which are required to be below 50 parts per million by volume (ppmv). Soil impacted with TPH and metals may be hauled off-site for disposal to a licensed landfill upon completion of a waste profile and acceptance by the receiving facility. Waste classification will be conducted in accordance with 22 CCR Division 4.5, Chapter 11, Article 3 and 40 CFR 261 Subpart C. The on-site TPH impacted soil may meet the criteria for use as daily cover. On-site treatment of metals (lead) impacted soil may be implemented prior to transfer off site for disposal. Trucks will follow the designated hauling route as required by the City of Signal Hill (see Appendix F.1—Appendix F.16). All applicable regulations would be followed to minimize adverse exposure of contaminated soil to the public.

Based on the identification of the existing conditions at the Project Site described previously, as well as the use of hazardous substances during construction of the Project, there is the potential for an adverse impact to the environment and other sensitive receptors through the routine transport, use, or disposal

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of hazardous materials. However, during Project construction, all activities that relate to existing on-site environmental conditions would be subject to the requirements of MM HAZ-1 through MM HAZ-4 and applicable local, State, and federal regulations relating to the routine transport, use, and disposal of hazards and hazardous materials which appropriately address all of the environmental conditions that are present at the Project Site. Through required compliance with these mitigation measures and regulatory compliance measures, the Project would not result in adverse impacts related to the routine transport, use, and disposal of hazards and hazardous materials during construction and impacts would be less than significant.

Operation
Operation and maintenance of the proposed residential Project would not involve the routine transport, use, or disposal of hazardous materials. Further, the types and amounts of materials that would be used in connection with the proposed Project would be typical of those used in residential neighborhoods and neighborhood uses, such as surface and floor cleaning products utilized for routine janitorial cleaning procedures. All potentially hazardous materials to be used during construction and operation of the Housing Sites would be contained, stored, and used in accordance with manufacturers’ instructions and handled in accordance with all applicable standards and regulations, including but not limited to, those set forth by the federal and State Occupational Safety and Health Acts. Any associated risk would be adequately reduced to a less than significant level through implementation and compliance with these existing laws and regulations. Operational impacts through the routine transport, use, or disposal of hazardous materials would be less than significant and no mitigation measure is required.

Threshold IV. HAZ-2: Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Construction
Construction of the proposed Project would involve the temporary use of hazardous materials including vehicle fuels, oils, and transmission fluids. Such use which could pose risks to construction workers or lead to soil and groundwater contamination, if not properly stored, used, or disposed. However, the materials used would not be in such quantities or stored in such a manner as to pose a significant safety hazard.

These activities would also be short term or one time in nature. Project construction workers would be trained in safe handling and hazardous materials use.

Additionally, the use, storage, transport, and disposal of construction-related hazardous materials and waste would be required to conform to existing laws and regulations. These include the Hazardous

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Material Transportation Act, the Resource Conservation and Recovery Act, the California Hazardous Waste Control Act, CUPA, and the California Accidental Release Prevention Program. As required by law, notification to Underground Service Alert would be made. Prior to construction an attempt to coordinate with the owners/operators of high priority underground lines would be made in order to avoid damage to high-pressure pipelines and natural gas/petroleum pipelines in the area. Compliance with applicable laws and regulations governing the use, storage, and transportation of hazardous materials would ensure that all potentially hazardous materials are used and handled in an appropriate manner and would minimize the potential for safety impacts to occur. For example, if a spill or leakage of petroleum products occurs during construction activities, it would be immediately contained, the hazardous material identified, and the impacted area would be remediated in compliance with applicable State and local regulations for the cleanup and disposal of that contaminant.

Phase I and Phase II ESAs, Methane Gas Summary Reports and HHRAs provided in Appendix F.1— Appendix F.16 summarize existing pollutants on and beneath the surface of the Project Site and develops appropriate remediation actions to be completed which would be implemented prior to construction.

MM HAZ-5 would require a Methane Mitigation System to be installed below the foundations of future residential buildings on the Housing Sites. The Methane Mitigation System would eliminate the exposure pathway of methane and other chemicals of concern (COCs) that remain on-site and would mitigate vapor intrusion ensuring the Housing Sites are safe for future residential uses. Further, MM HAZ-6 would ensure future residential uses are safe by requiring the paved areas on the Housing Sites greater than 5,000 square feet and contiguous to future residential buildings to be vented with designs to prevent surface water infiltration. Groundwater sampling data indicates there would be little to no chance COCs on the Housing Sites would affect the quality groundwater quality.

Accordingly, implementation of MM HAZ-5 and MM HAZ-6 prior to Project approval and compliance with applicable laws and regulations governing the use, storage, and transportation of hazardous materials would ensure that all potentially hazardous materials are used and handled in an appropriate manner which would minimize potential impacts associated with upset or accident conditions. Potential impacts regarding hazardous waste upset or accident conditions would be less than significant.

Operation
Occupancy and use of the residential units would not create a significant hazard to the public or the environment and would not emit hazardous emissions. Routine maintenance and upkeep of the residential development would involve handling of small quantities of hazardous materials for activities including cleaning and local upgrades. However, as discussed under Threshold IV.HAZ-1, handling of such

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materials would follow manufacturer’s instructions and properly stored when not in use. Therefore, potential impacts associated with upset or accident conditions would be less than significant.

Threshold IV. HAZ-3: Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? There are no schools located within one-quarter mile of the proposed Housing Sites. The nearest school is Signal Hill Elementary School, approximately 0.5 miles south/southwest of the Housing Sites. The Project would introduce residential land uses to the Housing Sites. This land use does not generate hazardous emissions or involve the handling of acutely hazardous materials, substances or wastes. The residential land uses may involve limited transport, storage, use and disposal of small quantities of hazardous materials such as chemical cleaning agents. No special permits would be required for such limited use of common cleaning agents. The proposed restaurant may use and dispose of grease and food oils, which are not considered hazardous but do require special handling and as such would be collected in separate grease interceptors and removed by contracted haulers for transport to appropriate disposal sites. As noted in the response to Threshold IV.HAZ-1 above, the residential land uses would involve the regular handling of minor quantities of common household chemical agents and related wastes; however, these types of wastes are typical and do not represent a hazardous materials or waste impact. Thus, a less than significant impact would occur in relation to this issue.

Threshold IV. HAZ-4: Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? California Government Code Section 65962.5 specifies lists of the following types of hazardous materials sites: hazardous waste facilities; hazardous waste discharges for which the State Water Quality Control Board has issued certain types of orders; public drinking water wells containing detectable levels of organic contaminants; underground storage tanks with reported unauthorized releases; and solid waste disposal facilities from which hazardous waste has migrated. While Section 65962.5 makes reference to the preparation of a list, many changes have occurred related to web-based information access since 1992 and information regarding the Cortese List is now compiled on the websites of the DTSC, the State Water Resources Control Board, and CalEPA. The DTSC maintains the EnviroStor database, which includes sites on the Cortese List and also identifies potentially hazardous sites where cleanup actions or extensive investigations are planned or have occurred. The database provides a listing of federal Superfund sites, State response sites, voluntary cleanup sites, and school cleanup sites.

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The EnviroStor database is maintained by DTSC and provides access to detailed information on hazardous waste permitted sites and corrective action facilities, as well as existing site cleanup information.

EnviroStor also provides information on investigation, cleanup, permitting, and/or corrective actions that are planned, being conducted, or have been completed under DTSC’s oversight. The RWQCB maintains the GeoTracker database which manages sites that impact, or have the potential to impact, water quality in California. The GeoTracker database includes sites that require cleanup, are under current investigation/remediation, or have been closed with a status not requiring further investigation.

A geographical search for hazardous materials sites, as defined in Government Code Section 66962.5, was conducted based on a review of these databases The addresses associated with the proposed Housing Sites are not included on any list compiled pursuant to Government Code Section 65962.5 (see Appendix F.1, Appendix F.6, Appendix F.11, and Appendix F.13). As such, the Housing Sites are not located in an area with current significant hazardous materials sites and therefore would not create a significant hazard to the public or environment. No impact would occur.

Threshold IV. HAZ-5: For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
The nearest public use airport is Long Beach Municipal Airport, located less than 1 mile to the northeast of the Housing Sites. The project would introduce new residential land uses. The Los Angeles County Airport Land Use Commission establishes Airport Influence Areas (AIA) to identify areas likely to be impacted by noise and flight activity created by aircraft operations at and airport. The Housing Sites are not within the AIA for Long Beach Municipal Airport (Los Angeles County Airport Land Use Commission 2003). Thus, people living or working on the future Housing Sites site would not be exposed to any safety hazards associated with the operation of the airport. As such, impact would be less than significant.

Threshold IV. HAZ-6: Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Both the County of Los Angeles and the City of Signal Hill have plans that include operational concepts, describe responsibilities, and outline procedures for emergency response. The County has adopted an Operational Area Emergency Response Plan, which describes the planned responses to emergencies associated with natural and man-made disasters and technological incidents. The Signal Hill (2018e) Hazard Mitigation Plan documents strategies and approaches designed to reduce loss of life and property in the event of a disaster or emergency. Key action items in the plan include improving communication

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and strengthening emergency operations by increasing collaboration and coordination among the various agencies and organizations involved in emergency planning, identifying funding to implement prevention plans and programs, and continuing the education and outreach efforts.

Project implementation at the Housing Sites would not interfere with the implementation of either of these plans because the proposed Project does not introduce any new land uses not considered in the implementation of the plans and it does not place the proposed land uses in an area that would require any specialized response, nor does it place new land uses in an area that is subject to potential threats such as high fire hazard area, flood, or known hazardous materials or substance releases.

As for emergency evacuation, the roadway grid in and around Signal Hill provides multiple means of evacuation from natural, technological or human-caused disasters. As identified in the Signal Hill General Plan Safety Element, existing evacuation routes are adequate to serve the City’s population, and no major improvements are considered necessary to maintain emergency access. Several of the local arterial roadways and Interstate (I-405) are major evacuation routes. Two arterial roadways are in the immediate vicinity of the project site; Cherry Avenue to the west and Willow Street to the north are designated as major evacuation routes.15 Given these available emergency routes, future residents, workers, and visitors would have sufficient options for emergency evacuation at each Housing Site if necessary.

The Project would be required to meet minimum driveway width and design requirements as established by SHMC Title 15 and the Los Angeles County Fire Department.16 These standards ensure that driveways are properly sized and located to facilitate emergency vehicle access and the positioning of emergency response crews during emergencies. Thus, since the development of the Housing Sites would not introduce any new land uses not already considered in emergency response plans or place the proposed land uses in an area that has been identified as high risk in relation to natural or man-made hazards, and since it would adhere to design requirements established in part to promote safety and logical evacuation, the Project would have a less than significant impact in relation to the implementation of an emergency response plan or evacuation plan.

Threshold IV. HAZ-7: Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
The California Department of Forestry and Fire Protection (Cal fire) has mapped fire hazard severity zones throughout the state. Designations include Unboned (the lowest wildland fire risk), Moderate, High, and Very High. Property within the City boundaries is Unzoned, indicating a low potential for wildland fire; 15 General Plan Safety Element 2016.
16 Signal Hill Municipal Code Title 15 (Buildings and Construction).

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there are no Moderate, High, or Very High fire hazard zones in the City.17 Thus, the Project would not expose people or structures to a significant risk of loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. As such, there would be no impact.

5. MITIGATION MEASURES
The following Mitigation Measures (MMs) have been identified and are based on available information provided in various reports for the Housing Sites:

MM HAZ-1 Prepare a Soil Management Plan Prior to Commencement of Ground Disturbing Activities
A soil management plan should be prepared prior to any soil disturbance activities to be conducted on site. This soil management plan should provide instructions for the contractor to implement in the event discolored or odiferous soils are discovered during any grading operations. A South Coast Air Quality Management District (SCAQMD) Rule 1166 Permit and Compliance Plan should be obtained from the SCAQMD due to the presence of volatiles prior to the start of soil disturbance operations.

MM HAZ-2 Daylight Abandoned Oil Wells
Previously abandoned oil wells should be located, daylighted and methane gas leak tested prior to the installation of vent cones and vent risers pursuant to the City of Signal Hill’s Oil and Gas Code §16.24.030 and §16.24.040. As the act of daylighting oil wells involves soil disturbance, monitoring for volatile organic compounds will be required under the R1166 permit/compliance plan. The R1166 permit limits the release of volatiles in soils to 50 parts per million by volume (ppmv) or less, however some volatiles will be released into the ambient atmosphere during these activities, decreasing the residual concentrations previously detected in site soils and soil vapor.

MM HAZ-3 Daylight Idle Oil Wells
Idle wells should be located, daylighted and abandoned in accordance with the State of California Department of Conservation, Geologic Energy Management Division (CalGEM) 17 As shown in Figure 7 of the Signal Hill General Plan Safety Element 2016.

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requirements and in accordance with the City of Signal Hill’s Oil and Gas Code §16.22 and §16.24, and under the R1166 permit/compliance plan requirements.

MM HAZ-4 Daylight Abandoned Pipelines
Abandoned pipelines should be located, daylighted and removed in accordance with the Soil Management Plan and R1166 permit/compliance plan.

MM HAZ-5 Install Methane Mitigation Systems Subslab of Proposed Buildings Institutional controls, i.e., a methane mitigation system to be installed subslab of any proposed buildings, pursuant to the City of Signal Hill’s Oil and Gas Code §16.24.080 will effectively mitigate risks and hazards due to vapor intrusion to negligible conditions ensuring the site is safe for any future intended use including as a residential property. A redeveloped property precludes exposure to site soils by future residential occupants.

Perforated horizontal vent pipes should be placed in the 4” thick gravel blanket and tied into vertical vent risers (typically cast iron) placed in between the interior and exterior walls, less than 100-feet apart, extending a minimum of 3-feet above the roof line and should not terminate less than 10100-feet from any opening (City of Signal Hill June 2020).

Although designed to capture and vent methane to the atmosphere, other volatile organic compounds in the subsurface (both in the soil matrix and soil vapor) also will be captured and vented by this system.

MM HAZ-6 Include Vents in Impervious Pavement if Area is 5,000 Square Feet or Greater and Contiguous to Buildings
If an impervious surface paving area is 5,000 square feet or greater and contiguous to the proposed buildings, the paving should have vents spaced less than 100-ft apart consisting of four sided concrete boxes with traffic rated grates and 4” thick gravel blanket at the base. The vents should be designed to prevent surface water infiltration.

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6. LEVEL OF SIGNIFICANCE AFTER MITIGATION
MM HAZ-1 would require the preparation of a SMP prior to commencement of ground disturbing activities as approved by the SCAQMD would be completed prior to construction activities and would ensure the SMP would provide instructions for appropriate actions in the event discolored or odiferous soils are discovered during grading. MM HAZ-2 through MM HAZ-4 would require abandoned oil wells and pipelines and idle oil wells present on the Housing Sites to be located, daylighted, methane gas leak tested and fitted with vent cones and risers. MM HAZ-5 would require a Methane Mitigation System to be installed below the foundations of future residential buildings on the Housing Sites which would eliminate the exposure pathway of methane and other COCs that remain on-site and would mitigate vapor intrusion ensuring the Housing Sites are safe for future residential uses. Further, MM HAZ-6 would ensure future residential uses are safe by requiring the paved areas on the Housing Sites greater than 5,000 square feet and contiguous to future residential buildings to be vented with designs to prevent surface water infiltration. Therefore, implementation of MM HAZ-1 through MM HAZ-4 would ensure potential impacts to the public or the environment through the routine transport, use or disposal of hazardous materials to a less than significant level. MM HAZ-5 and MM HAZ-6 would ensure potential impacts to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials would be less than significant.

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4.7 LAND USE AND PLANNING

1. INTRODUCTION
This section evaluates potential impacts concerning land use and planning that could result from the Project, including housing development on the Housing Sites. This section describes the existing environmental and regulatory settings concerning land use and planning. This section also evaluates the potential for the Project to cause significant environmental impact due to a conflict with an existing land use plan or regulation adopted to avoid or mitigate environmental effects. Housing Sites and nearby land uses will be considered in order to comprehensively evaluate the potential effect of the Project.

2. ENVIRONMENTAL SETTING
The City of Signal Hill (City) is located in the Southern California Associated Governments (SCAG) region, which is the largest metropolitan planning organization (MPO) in the country, including approximately 19 million people.1 The region contains six counties: Imperial County, Los Angeles County, Orange County, Riverside County, San Bernardino County, and Ventura County. Today, the region contains 6 million households and 8 million jobs. While the growth trend has slowed in recent years due to a combination of factors, the region’s population continues to grow at approximately 0.85 percent annually, or by approximately 161,500 people annually. Population growth is projected to slow, but continued growth through 2045 is expected. This population growth in turn translates into continued growth for the number of households and jobs in the region.

The history of the City has long been tied to oil production since the discovery and completion of the Alamitos No. 1 well by the Shell Oil Company in 1921.2 The oil field runs over four miles long and one mile wide, mainly located beneath the City of Signal Hill with a portion extending in the City of Long Beach. The development suitability within the City considers the physical restrictions that exist with the pre2vious oil facilities located amongst most of the existing properties as well as policy direction which is used to encourage the protection of the City’s views and historic resources.

Existing Conditions
Signal Hill Setting
Since the redevelopment of the City in 1974, there has been a focus on economic development through the addition of multiple commercial big box stores as well as several dealerships added to the Signal Hill 1 SCAG. Connect SoCal- The 2020-2045 RTP/SCS. https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocalplan_0.pdf?1606001176. March 4, 2021. 2 City of Signal Hill General Plan, Environmental Resources Element, https://www.cityofsignalhill.org/DocumentCenter/View/310/Environmental-resources-element?bidId=. Accessed June 2021.

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Auto Center.3 The development of the existing oil field has been a complicated factor due to the fragmented ownership pattern, leading to another focus of the redevelopment plan which is centered around improving land use patterns, housing opportunities, and the quality of architecture and design throughout the City. The existing setting within the City consists of a mix of residential, commercial, and industrial uses with pockets of industrial located near the center and eastern portion of the City and residential and commercial uses found throughout. There are a total of twelve existing parks available to residents as well as the surrounding City of Long Beach park facilities totaling 8.2 park acres per 1,000 residents.4 The City shares its transportation network and many other public services with the neighboring City of Long Beach. Regional access to the Project area is supported primarily by Interstate 405 (I-405) and the Pacific Coast Highway (PCH). The City’s transportation system consists of roads and a variety of public transportation systems, including buses, light rail, and paratransit service, airports, and seaports.5 Major north-south routes within the City include Cherry and Orange Avenues; major east-west through routes include Spring and Willow Streets and Pacific Coast Highway.

The City can be divided into seven neighborhoods including: North End, Central, West Side, Civic Center, Southeast, Hilltop, and Atlantic Spring. The North End neighborhood consists mainly of medium density residential units with some light industrial uses, commercial general, open space, and public institutional uses. The Central Neighborhood consists of mostly commercial general uses with an equal amount of commercial office and general industrial uses. The West Side neighborhood includes some high density residential and medium density residential uses, commercial industrial, general industrial, and Light Industrial uses. The Civic Center neighborhood consists of a multitude of uses: low density residential, high density residential, public institutional, Town Center, light industrial, commercial office, and open space. The Southeast neighborhood includes a majority low density residential uses, some high density residential, medium density residential, with few open space designations, sparce commercial general near the Pacific Coast Highway, and light industrial, general industrial, and commercial industrial to the east of Hathaway Avenue. The Hilltop neighborhood includes low density residential uses, few open space uses, high density residential, Town Center use, and a small portion of commercial designation near Willow Street. The final neighborhood of Atlantic Spring consists of the following uses: commercial general, commercial industrial, Light Industrial, general industrial, and public institute. 3 City of Signal Hill. General Plan – Land Use Element. https://www.cityofsignalhill.org/DocumentCenter/View/309/circulation-element?bidId=. Accessed June 2021. 4 Los Angeles Countywide Comprehensive Park & Recreation Needs Assessment, City of Signal Hill, https://documentcloud.adobe.com/spodintegration/index.html?locale=en-us. Accessed June 2021. 5 City of Signal Hill. General Plan- Circulation Element. https://www.cityofsignalhill.org/DocumentCenter/View/309/circulation-element?bidId=. Accessed June 2021.

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Existing Land Uses
The City of Signal Hill exists within the City of Long Beach and includes a variety of commercial, industrial, and residential land uses. In 1974, the City focused on redevelopment after two thirds of the 2.2 square miles were identified as in need of improvement due to the existing oilfields.6 The City focused the majority of its redevelopment on infrastructure improvements and then in the 1980’s, focus was shifted towards improving economic development and affordable housing. Within the Land Use Element, the City’s goals center around affordable housing development. The City’s land use pattern is well established and is not anticipated to change materially over time. The City identified that the majority of development would most likely occur within vacant oil field areas and to a lesser extent in-fill development within established neighborhoods. The constraints of future development within the City surround ongoing oil field operations as well as other physical qualities that limit the extent of residential development.

However, the goals and policies with the City’s General Plan support the development of additional residential and commercial uses throughout the City focusing on environmental suitability of each use.

Each neighborhood within the City is described below with details about the history and existing uses.

North End
The North End neighborhood has been a well-established suburb since before the City’s incorporation in 1924, when many of the dwellings were relocated to make way for petroleum exploration.7 The North End neighborhood is located to the north of the I-405 freeway contained by Atlantic Avenue to the west and Walnut Avenue to the east. Due to the proximity of the neighborhood to the highway infrastructure, a sound wall was constructed to alleviate the travelling vehicle noise in 1998. Today, the neighborhood is lined mostly with large shady trees and cottage homes, with relatively large lots. The neighborhood is also home to the Burroughs Elementary School and Reservoir Park. The southern half of Reservoir Park is a five-million-gallon reservoir and pump station. A minimal amount of two-story apartment buildings also exists in the neighborhood on 32nd Street near California Avenue.

Atlantic/Spring
The Atlantic/Spring Neighborhood is located between Atlantic Avenue and California Avenues and the 405-Freeway and East Willow Street. This neighborhood remained largely undeveloped until the 2000s and still retains a large portion of the remaining vacant land in the City. The availability of undeveloped land is largely a result of ongoing oil production activities from independent oil operators, contaminated 6 City of Signal Hill General Plan, Land Use Element, https://www.cityofsignalhill.org/85/General-Plan. Accessed June 2021. 7 City of Signal Hill General Plan, Land Use Element, https://www.cityofsignalhill.org/85/General-Plan. Accessed June 2021.

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soils, small lots, and lack of infrastructure. Today, the neighborhood includes commercial retail and restaurants, medical offices, and Light Industrial operations.

Central
The Central Neighborhood lies south of the I-405 freeway between Temple and California Avenues. Willow Street is the southern boundary of the Central Neighborhood except that the Hathaway Tank Farm and industrial complex between Hathaway and Redondo Avenues is included in the Central Neighborhood.

During the oilfield boom years from 1923 to 1965, the Central Neighborhood served as a vast storage yard for the oil field. As oil production declined, the major petroleum companies sold the land and their interests in the Signal Hill oil field and relinquished the surface rights back to property owners. Some storage yards remain in the neighborhood to this day.

Today, the neighborhood consists of primarily small size industrial lots with narrow streets and alleys.

Industrial and business buildings dominate the neighborhood and benefit from the location’s easy access to several freeways and a nearby airport. The area is rich with commercial services such as auto centers, auto repair shops, banking, fitness center, and trade schools.

West Side
The West Side Neighborhood is located south of East Willow Street between Orange Avenue and the abandoned Pacific Electric Railroad right-of-way. Historically, the area includes a mix of older industrial and residential land uses on small size lots with scattered oil field operations. Today, the neighborhood is characterized with mostly rental properties, some of which house more than 150 units. The neighborhood contains more rental properties as compared to other areas of the City. The neighborhood also has a mix of historical buildings, industrial buildings, and storage yards. The average income in this neighborhood is lower than the average income of the rest of the City.

Civic Center
The Civic Center Neighborhood takes its name from the many public institutions located between Cherry and Walnut Avenues and East Willow Street and the southerly City boundary along the abandoned Pacific Electric railroad right-of-way. The Civic Center neighborhood includes public service institutions including the City Hall, police station, library, and community center serving the City. Three schools are also located in the neighborhood which are the Signal Hill and Alvarado elementary schools, and the Preparatory Academy junior high school. Aside from public services and schools, the neighborhood contains a mix of older homes, contemporary condominiums, and single-family residential homes.

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The retail development of the area has taken a different turn in recent years with the City shifting their focus from retail sales tax generating establishments such as Costco and Home Depot towards more neighborhood shopping venues such as grocery stores, beauty supply shop, coffee house, and restaurants.

Hilltop
The Hilltop Neighborhood is located on elevated land, as compared to the rest of the City, and enjoys panoramic views of its surrounding landscape. The boundaries of the Hilltop Neighborhood are East Willow Street on the north, 21st and 19th Streets on the south, Cherry Avenue on the west and Hathaway and Obispo Avenues on the east. Developments in the area include single- and multifamily dwellings, retail amenities at Town Center East with Costco and Home Depot, and telecommunication sites.

Current development in the Hilltop Neighborhood is largely in accordance with the Hilltop Area Specific Plan which includes a mix of single-family detached dwellings and condominium flats. Pedestrian walking trails will connect the neighborhood to parks and other neighborhoods nearby.

Southeast
The Southeast Neighborhood includes the area south of East Willow Street, west of Cherry Avenue, north of Pacific Coast Highway, and generally east of Redondo Avenue. The neighborhood went through a redevelopment effort from 1989 to 2000, with the replacement of former commercial properties along Pacific Coast Highway with new single-family homes, the removal of obsolete commercial uses, and the building of a neighborhood park. Existing land use in the neighborhood includes single- and multifamily developments, light manufacturing, warehouses, and offices.

Candidate Housing Sites
As discussed in Section 2.0 Project Description, Housing Sites have been chosen which are suitable and available for future residential development in order to meet the regional housing need by income level.

A description of each Housing Site is provided below.

Walnut Bluff
Walnut Bluff is located in the Central neighborhood of the City, north of East Willow Street at 2653 Walnut Avenue, Signal Hill, CA 90755. The rectangular site is approximately 2 acres and borders other commercial development to the east and north, with Walnut Avenue to the east of the site and East Willow Street to the south of the site. The existing site is vacant aside from four active oil and gas wells (two of which have idle status), four abandoned wells, and limited vegetation. The Walnut Bluff Housing Site is located on

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mostly vacant land occupied by a few buildings and active drilling rigs and associated equipment. North of the Housing Site, there is a light industrial building and a newer two-story office building. The Signal Hill Police Department located on 27th Street, is farther north the Signal Hill Police Department which, is , approximately 450 feet away. South of the Housing Site, adjacent to Willow Street, is mostly residential, high density with some single-family homes located on Gundry Ave. Additionally, there is a vacant parcel that has been disturbed by oil and drilling activities south of the Project site. East of the Housing Site which runs parallel to Walnut Avenue there is an oil well drilling site surrounded by a large oil equipment storage area that is undeveloped. is vacant, open space that is also occupied by more drilling rigs. West of the Housing Site there is a woodworking shop 2known as Interior Workshop and the LA County Office of the Assessor that is approximately 0.2 miles away. It is located parallel to Gundry Avenue north of East Willow Street.

Heritage Square
Heritage Square is located near the City center in the Civic Center neighborhood, northwest of the intersection of Cherry Avenue and Burnett Street. North of the site is Crescent Heights Street and west of the site is Rose Avenue. The area set aside for residential development is approximately 3.4 acres. The existing condition on site contains a commercial retail use (local grocer). There are eight active oil and gas wells (seven of which have idle status), ten abandoned wells, and limited vegetation. The site also contains pavement and fencing around the perimeter of each individual parcel. The Heritage Square Housing Site is located in an area that has been mostly disturbed by drilling activities. North of the Housing Site are two office buildings including shopping center which is approximately 0.1 miles away. Additionally, a health food store, Mother’s Market and Kitchen, and an EVgo Charging Station exist to the north of the site.

South of the Housing Site on Burnett Street is a lot of land that is mostly vacant and utilized for drilling activities. To the east is Cherry Avenue which runs parallel to the Housing Site is a Home Depot and Garden Center, which is approximately 0.2 miles away. West of the Housing Site, parallel to Rose Avenue, is another lot of mostly vacant land occupied by a drilling rig and some residential homes.

Town Center Northwest
Town Center Northwest is located northeast of the intersection of Willow Street and Walnut Avenue in the Cent2ral neighborhood. The area set aside for residential development is approximately 7.4 acres.

The existing site contains one of seven drill sites in the City housing eleven injection wells (three of which have idle status). There are also approximately fourteen active oil and gas wells (9 of which have idle status) outside of the drill site area, approximately ten abandoned wells, and limited vegetation. The area outside of the fenced drill site to the east is currently used for storage of oil field related equipment. The Town Center Northwest Housing Site is parallel to the Walnut Bluff Housing Site. As mentioned, the site contains one drill site. Gaviota Avenue runs north of the Housing Site. Also north of the Housing Site is

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Gregg Drilling LLC, a drilling contractor, and Ancon Services, an oil and natural gas company. South of the Housing Site, along Willow Street, is a shopping center with several amenities: grocery store, chain coffee shops, and restaurants. Immediately east of the Housing Site is another shopping center with a dollar store, takeout restaurant and a cellphone store. Along Walnut Avenue, west of the Housing Site, is the Walnut Bluff Housing Site that is mostly vacant space and a construction company.

Orange Bluff
Orange Bluff is located between Orange Avenue on the west and Gundry Avenue on the east, between East 28th Street on the north and East 27th Street where it terminates at Gundry Avenue on the south.

The area set aside for residential development is approximately 7.1 acres. The existing site is mostly vacant; however, the site wraps around an existing center of the site is developed with a Light light Industrial building. There is also an existing industrial kitchen supply store and a spice warehouse on the site. The2se existing structures would not be within the proposed residential development area and would remain on-site. Scattered about the site are remnants of previous developments including foundations, and paved areas, with limited vegetation. The Orange Bluff Housing Site is near both the Walnut Bluff and the Town Center Northwest Housing Sites. The site is fairly large and extends across several areas of commercial office and general industrial space. North of the Housing Site, along 28th Street, is a glass and mirror shop and light industrial facility. South of the Housing Site, along Willow Street, is a vacant site that historically housed the Majestic Golf Land driving range which has since been demolished. The site has been purchased by a development company who are proposing to develop a large warehouse distribution facility, a recreational facility. Gundry Avenue runs along the eastern side of the Housing Site.

Located to the The northeast of ern side of the Housing Site there are has several commercial properties such as an autobody shop, auto parts store, and painters. To , while the southeastern there is side has a woodworking shop called Interior Workshop and the LA County Office of the Assessor, a tax assessor.

West of the Housing Site, near the intersection of Orange Avenue and Willow Street is the Long Beach Municipal Cemetery. Northwest On the northwestern portion, towards 28th Street, is the Willow Springs Park, located in Long Beach.

3. REGULATORY SETTING
State
Housing Crisis Act of 2019 (SB 330)
The Housing Crisis Act (SB 330) was enacted by Governor Newson in 2019 as a means to combat the State’s growing housing crisis. This legislation’s goal is to increase California’s affordable housing stock by 3.5 million new units by 2025. To streamline residential development, a new preliminary development application process is required which includes a staff-level review of basic information regarding a project such as:

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• Site characteristics;
• The planned project;
• Certain environmental concerns;
• Facts related to any potential density bonus;
• Certain coastal zone-specific concerns;
• The number of units to be demolished; and
• The location of recorded public easements.

SB 330 further streamlines housing development by reducing the number of public meetings or hearings to five or less (e.g., workshops, design review board meetings, planning commission meetings, advisory committee meetings, and city council meetings). A shortened approval time of 90 days instead of 120 days from the time of certification for an EIR is also required to streamline the development approval process.

Local agencies are no longer able to remove or modify land use designations or allowances to inhibit the development of housing, unless the local agency replaces the lost housing potential; therefore, ensuring no net loss in housing availability. Further, local agencies will no longer be able to limit the annual number of housing-focused land use approvals, create caps on the amount of constructed housing units, or limit the population size of their city. Subjective design limitations on parcels where housing is an allowable use is also no longer permissible for projects that are subject to processing per SB 330 (any housing project).

Senate Bill 166 No Net Loss
SB 166 builds on existing laws and regulations to ensure a local agency meets its allocated housing units for lower and moderate-income households. This bill requires adequate housing development capacities to be available throughout the Housing Element planning period to meet the unmet RHNA needs. SB 166 prevents a local jurisdiction from permitting an identified lower and moderate-income residential housing site for development of another use or for a lower density residential development than identified in the Housing Element. If a site identified for housing development is permitted for another use or developed at a lower density which prevents the local agency from meeting its RHNA for lower and moderate income residential housing allocation numbers, the local agency must identify another site for housing development within 180 days to meet the RHNA allocation for lower and moderate income housing.8 8 SCAG, 6th Cycle Regional Housing Needs Assessment Estimate, 10/1/2021 – 10/1/2029. http://www.scag.ca.gov/programs/Documents/RHNA/Staff-Recommended-RHNA-Estimated-Allocations030520.pdf accessed March 4, 2021.

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Regional Plans and Regulations
SCAG 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy
SCAG is responsible for the designated Regional Transportation Plan (RTP), including its Sustainable Communities Strategy (SCS) component pursuant to SB 375. The 2020-2045 RTP/SCS, also known as Connect SoCal, was adopted by SCAG on September 3, 2020. The 2020–2045 RTP/SCS is a long-range visioning plan that builds upon and expands land use and transportation strategies established over several planning cycles to increase mobility options and achieve a more sustainable growth pattern.

Update of the 2020-2045 RTP/SCS reflects changes in economic, policy, and demographic conditions in the region.9 In the SCAG region, annual growth is slowing down in concert with the national population growth trend. Population growth in the region slowed down from about 0.85 percent in 2020 to about

0.45 percent by 2045. These changes are driven by declines in fertility and affected by high housing costs in the region. The population in the region is also growing older, with a median age of 32.3 in 2000 to 35.8 in 2016. By 2045 the median age is expected to reach 39.7. Net migration to the region has also slowed over the last 30 years.

Applicable goals from the 2020-2045 RTP/SCS include:

Goal 2: Improve mobility, accessibility, reliability, and travel safety for people and goods Goal 4: Increase person and goods movement and travel choices within the transportation system
Goal 6: Support healthy and equitable communities
Goal 9: Encourage development of diverse housing types in areas that are supported by multiple transportation options
Local
City of Signal Hill General Plan
California State Law requires every city and county to adopt a comprehensive General Plan to guide its future development. The adopted General Plan is a blueprint for future development and focuses on the long-term goals of the city or county. The City’s General Plan includes the following elements: Land Use, Circulation, Environmental Resources, Housing, Noise, and Safety. 9 Southern California Association of Governments (SCAG), 2020-2045 Connect SoCal [2020 RTP/SCS] (adopted November 2019).

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Land Use Element
The Land Use Element was adopted in 1989 and has been amended in 2001.10 The Land Use Element identifies goals and policies and includes a land use map showing the location and intensity of types of uses, such as business, industry, housing, education, public buildings, and open space. The goals and policies applicable to the proposed Project are identified below:

Goal 1: Manage growth to achieve a well-balanced land use pattern that accommodates existing and future needs for housing, commercial and industrial land, open space, and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City revenues.

Policy 1.2: Provide opportunities for a variety of residential densities and housing styles.

Policy 1.4: Provide for density bonuses, which exceed maximum densities specified in the land use plan and classification system, for development projects for low and very-low income or "special need" households in low, medium, and high-density land use classifications.

Policy 1.5: The distribution and intensity of land uses shall be consistent with the land use map and descriptions for each of the land use categories in Section VI of the Land Use Element.

Goal 2: Ensure that new development is consistent with the City's circulation system, availability of public facilities, existing development constraints, and the City's unique characteristics and natural resources.

Policy 2.6: Encourage the development of oil field areas through the removal or relocation of wells and pipelines, or with site plan designs that encourage the joint use of land for oil production and other urban uses while maintaining essential access to petroleum resources.

Goal 3: Assure a safe, healthy, and aesthetically pleasing community for residents and businesses.

Policy 3.3: Ensure a sensitive transition between commercial or industrial uses and residential uses by means of such techniques as buffering, landscaping, and setbacks.

Policy 3.4: Promote mixed-use development and ensure compatible integration of adjacent uses to minimize conflicts.

Policy 3.5: Encourage the elimination of nonconforming uses and buildings and limit the reuse of nonconforming buildings to less intensive uses more compatible with the underlying zoning.
10 City of Signal Hill General Plan, Land Use Element (2001), https://www.cityofsignalhill.org/DocumentCenter/View/1649/FinalLandUseElement?bidId=. Accessed June 2021.

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Policy 3.7: Maintain and enhance the quality of residential neighborhoods.

Policy 3.13: Reinforce Signal Hill's image and community identity within the greater Long Beach Metropolitan area.

Policy 3.16: Review and revise, as necessary, the City's development standards to improve the quality of new development and protect the public health and safety.

Policy 3.17: Promote "smart growth" principles that encourage development that is economically viable, creates a sense of community, and preserves natural resources. Smart growth includes narrower streets, mixed uses, smaller setbacks, open spaces, habitat preserves and parks, infill development and compact commercial centers, and the reuse of brownfields.

Goal 4: Ensure that future land use decisions are the result of sound and comprehensive planning.

Policy 4.1: Consider all general plan goals and policies, including those in other general plan elements, in evaluating proposed
development projects for general plan consistency.

Policy 4.2: Maintain consistency between the Land Use Element, the other elements of the general plan, the zoning ordinance, and the Municipal Codes regulations and standards.

Policy 4.6: Develop comprehensive local and regional rather than piecemeal planning solutions and promote long-range solutions to land use issues.

Circulation Element
The Circulation Element was most recently updated in 2009.11 It establishes guidelines and policy direction for the development and maintenance of a comprehensive transportation system for the City.

The future development of the Housing Sites would create additional low income and very low income housing for the City. The Project would be required to adhere to the general goals and policies in order to reduce the effect of increased traffic due to the creation of residential uses in the area.

The Circulation Element requires that new development must preserve and enhance the City’s circulation system. The Project would be consistent with this goal by ensuring that necessary circulation system enhancements and expansions occur, and development of circulation improvements would occur as necessary to ensure safety. The Project would also minimize the environmental impact of transportation systems by encouraging infill development of vacant lots with multi-family and high density development. 11 City of Signal Hill General Plan, Circulation Element, https://www.cityofsignalhill.org/DocumentCenter/View/309/circulation-element?bidId=. Accessed June 2021.

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Environmental Resources Element
The Environmental Resources Element was adopted in 1986.12 The Environmental Resources Element combines the open space and conservation elements into one document to address the long-term and comprehensive preservation and conservation of open space. It also details the conservation, development, and use of natural resources such as water, forests, soils, rivers, and mineral deposits.

The Project would be consistent with the Environmental Resources Element by managing the production of economically valuable resources in the City to balance market forces and long-term community values.

The Project would revitalize vacant parcels in order to create a more balanced residential environment within the City. Generation of affordable housing opportunities within the City would create more diverse uses that would encourage growth.

Noise Element
The Noise Element was adopted in 2009 and identifies and assesses noise problems within the community and establishes guidelines to achieve noise-compatible land uses.13 Noise sensitive uses can include residential, schools, hospitals, libraries, and parks. The goals and policies applicable to the proposed Project are identified below:

Goal 1: Protect the health, safety, and welfare of people living and working within the City from adverse noise impacts.

Policy 1.a: The City will consider the severity of noise exposure in the community planning process to prevent or minimize noise impacts to existing and proposed land uses.

Policy 1.c: Noise-sensitive land uses, including residential, transient lodging, hospitals and long-term care facilities, educational facilities, libraries, churches, and places of public assembly will not be located near major stationary noise sources
Safety Element
The Safety Element was adopted by the City in 1986 and updated most recently in 2016.14 The Safety Element focuses on identifying natural or human-made hazards in the City and specifies policies and 12 City of Signal Hill General Plan, Environmental Resources Element, https://www.cityofsignalhill.org/DocumentCenter/View/310/Environmental-resources-element?bidId=. Accessed June 2021.
13 City of Signal Hill General Plan, Noise Element, https://www.cityofsignalhill.org/DocumentCenter/View/313/Noiseelement?bidId=. Accessed June 2021. 14 City of Signal Hill General Plan, Safety Element, https://www.cityofsignalhill.org/DocumentCenter/View/2557/SafetyElement-2016?bidId=. Accessed June 2021.

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programs to mitigate hazards to the public. See Section 4.6: Hazards for a consistency analysis of the proposed Project and the Safety Element.

General Plan Designations
The City’s General Plan Land Use Map displays the general boundaries and patterns of land uses within the City. This map is a general guide to the amount of land and the boundaries of each land use in order for planning development among the most appropriate and consistent land use types within an area. Each land use designation is determined based on the City’s specific development requirements and the physical boundaries given the City’s unique characteristics.

Low Density Residential (Less than 10 dwelling units per acre) The Low-Density Residential category allows single-family detached dwellings on individual lots, and in the Hilltop Area attached dwellings containing two to four units. Developed areas of the City that are designated as Low-Density Residential include California Crown located at Temple Avenue and 20th Street and portions of the Southeast Neighborhood located south of 21st Street.

Medium Density Residential (10 - 20 dwelling units per acre) The Medium-Residential Density land use category includes most land in the North End and West Side Neighborhoods that are largely developed with a mix of lower density single family detached dwellings and medium density multi-family development. Vacant Medium-Residential Density land is found scattered among existing developed parcels.

High Density Residential (20 - 35 dwellings per acre)
The High-Density Residential land use category provides opportunities for multi-family development including multi-story condominiums and apartments. The High-Density Residential areas are located in the Civic Center, West Side and Hilltop Neighborhoods where there are existing high-density residential developments.

Very High Density Residential (35-45 dwellings per acre) The Very High-Density Residential land use category has been added to the City’s Generalized Land Use Map since the Land Use Element was last updated in 2001, for the purpose of accommodating affordable housing projects. The City’s most recent affordable housing project, completed in 2019, called Zinnia Apartments is developed at 45 dwelling units per acre.

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Town Center
The Town Center land use category is the commercial core of the City generally located at the intersection of Cherry Avenue and Willow Street. The Town Center category provides opportunity for large-scale retail stores, offices, entertainment and dining as well as neighborhood shopping centers. New development in the Town Center is guided by existing Town Center East and the Commercial Corridor Specific Plans and by the Willow/Spring/Cherry Landscape Overlay District. These plans and design guidelines promote orderly development, compatible land uses and cohesive design primarily through the design review procedure including architecture, landscape and sign plan review.

Commercial General
The Commercial General land use category is characterized by a variety of miscellaneous retail and commercial service land uses including retail sales, automotive repair, restaurants, offices, day care, nursery, technical schools and convenience stores. The Commercial General areas are located along major arterial highways including Wardlow Road (where the City of Long Beach controls the frontage, zoning and business licensing), Willow Street between Atlantic and California Avenues, Spring Street between Atlantic and California Avenues, and the Target shopping center located in the North End neighborhood at 33rd Street and California Avenue.

Commercial Office
The Commercial Office land use category provides for the development of professional offices and related supportive retail and service commercial uses. Offices permitted by this category include finance, insurance, architecture, engineering, real estate, business support services and medical or dental. New development in the Atlantic Avenue Commercial Office area should complement existing large scale medical offices. The Commercial Office area located on Walnut Avenue south of Hill Street may provide opportunity for the enlargement of the adjacent existing office complex.

Commercial Industrial
The Commercial Industrial category is intended to accommodate a combination of retail and light industrial uses. The designation applies to areas located along Willow Street and Cherry Avenue. The Commercial Industrial designation allows for mixed-use types of businesses such as manufacturing with retail sales of the manufactured product or warehousing with limited retail sales. Because the typical buildings in the Commercial Industrial category are designed and parked for light industrial use the appropriate uses should not overburden limited parking in the area but should complement the retail business along Willow Street and Cherry Avenue. Likewise, heavy industrial uses are not encouraged in the Commercial Industrial category.

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Light Industrial
The Light Industrial land use category is designed to accommodate a variety of light industrial uses which are nonpolluting, and which can coexist with surrounding commercial and residential uses. Development in the Light Industrial areas should complement the existing modern industrial park development with landscaped setbacks orderly parking lots, and high-quality design buildings. When light industrial development abuts commercial or residential development special buffering or wall treatments should be incorporated into the design to minimize incompatibilities.

General Industrial
The General Industrial land use category provides opportunities for heavy industrial uses that can coexist with adjacent light industrial and commercial development. Conditionally permitted uses shall be required to demonstrate that they can operate safely and compatibly with surrounding existing and planned land uses and that they can mitigate environmental impacts. Certain heavy industrial uses are not permitted.

The evaluation of conditionally permitted land uses in the General Industrial area shall consider how well the proposal addresses the aesthetic impacts on the surrounding community by incorporating landscaping, high quality architecture and setbacks into the site design.

Open Space
The Open Space category includes public parks, trails and privately owned trails/enhanced walkways when the general public has access to the use of the trail/enhanced walkway recorded as a pedestrian easement.

Public Institutional
The Public Institutional land use category is for public school sites; institutions, utility facilities and public buildings formerly included in the open space land use category. There are four existing school sites within the City far more than necessary to serve the neighborhood populations in vicinity of the schools. New Public Institutional development should reflect the public interest in high quality durable architecture and landscaping to complement existing surrounding development.

City of Signal Hill Municipal Code
Municipal codes refer to a collection of laws passed by a local governing body such as a city. These laws are enforced locally in addition to state law and federal law and cannot conflict with existing state laws and federal laws. The City of Signal Hill has a collection of laws and ordinances enacted on a local level which can be found within the Signal Hill Municipal Code. The Signal Hill Municipal Code includes topics pertaining to real estate development including Title 15-Buildings and Construction and Title 20-Zoning.

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Each Specific Plan District is set forth in the Municipal Code and contains guidelines for development within the individual area.

Zoning Code
The zoning code coordinates all existing zoning regulations and provisions into one comprehensive zoning plan in order to designate, regulate, and control the location and use of buildings, structures and land for residence, commerce, trade and industry or other purposes. The zoning code regulates the dimension, number of stores, and other related components of a building, structure, or land to ensure the most appropriate use of land and to protect and promote the health, safety, and general welfare of the public.

The City has six commercial zoning codes, four residential zoning codes, and the Open Space and Commercial Residential codes. The zoning codes are supplemented by a number of specific plans and districts.

Residential Zoning
Residential zoning primarily serving residential uses in the City are divided into four levels- Residential Low Density (RL), Residential Low/Medium-1 (RLM-1), Residential Low/Medium-2 (RLM-2), and Residential High Density (RH). The purpose of each type of zoning are described below.

Residential Low Density (RL): This zone is intended to provide for the orderly development and maintenance of low-density neighborhoods in accordance with the general plan. Permitted housing types include single-family detached dwellings and duplexes.

Residential Low/Medium-1 (RLM-1): This zone is intended to provide for the orderly development of low/medium density residential neighborhoods exclusively limited to small-lot subdivisions of singlefamily detached dwellings.

Residential Low/Medium-2 (RLM-2): This zone is intended to provide for the orderly development and maintenance of low/medium residential neighborhoods which include both single-family dwellings and duplexes.

Residential High Density (RH): This zone is intended to provide for the orderly development and maintenance of high-density residential neighborhoods in areas without physical constraints to such development and where infrastructure is adequate to support such development.

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Commercial Zoning
Commercial zoning primarily serves commercial as well as industrial and residential zoning. There are six levels of commercial zoning – Commercial Residential, Commercial Office, Commercial Town Center, Commercial General, Commercial Industrial.

Commercial Residential (CR): This zone is intended to provide for limited small scale commercial and office uses along, or in conjunction with, medium density residential uses. Such mixed uses on a single parcel shall be compatible and where possible, mutually supportive.

Commercial Office (CO): This zone is intended to provide for the orderly development and maintenance of professional offices and limited commercial uses. Other permitted uses will include commercial offices, medical offices and hospitals.

Commercial Town Center (CTC): This zone is intended to serve as a concentrated commercial core for the city. Retail outlets typical of community shopping centers or districts along with general retail uses and professional offices will be among the uses permitted in this district.

Commercial General (CG): This zone is intended to provide for a wide variety of service and retail uses, many of which are highway-oriented.

Commercial Industrial (CI): This zone is intended to provide for a wide variety of commercial uses and limited compatible light indus8trial uses. Commercial or industrial uses which might create offensive levels of noise, air pollution, glare, radioactivity or other nuisances shall be prohibited from this district.

Industrial Zoning
Industrial zoning serves industrial zoning areas and includes two level – Light Industrial and General Industrial.

Light Industrial (LI): This zone is designed to accommodate a variety of light industrial uses which are nonpolluting and which can coexist with surrounding land uses. In addition, limited complimentary commercial uses shall be permitted.

General Industrial (GI): This zone is intended to provide for the development of a variety of general industrial and service uses which do not generate obnoxious or offensive impacts which might affect persons residing or conducting business in the city.

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Specific Plan and Districts
The City utilizes Specific Plan Districts set forth in the Municipal Code zoning section to establish development standards and implementation measures for development within the individual areas.

Existing Specific Plans applicable to the Housing Sites are described below.

Special Purpose Housing Specific Plan
The Special Purpose Housing Specific Plan (SP-7) includes six areas within the City each with their own general guidelines, concepts, regulations and conditions to provide for the development of housing for persons with physical disabilities. The project is intended to expand the housing opportunities available to persons with disabilities, low and very low income households, and senior housing. Some goals and objectives for this plan include the following:

1. Assure that a specialized population, persons with disabilities, has access to adequate and affordable housing opportunities;

2. Support development of dwelling units expressly designed for the special needs of disabled persons;

3. Assure that low-income households have access to adequate and affordable housing opportunities;

4. Assure that senior and family households have access to adequate and affordable housing opportunities;

5. Encourage the development of privately sponsored housing developments intended to be occupied by special needs populations;

6. Apply design standards which result in the highest quality development and achieve streetscapes with pedestrian scale and ambiance consistent with Signal Hill's small town character;

7. Provide architectural diversity and avoid uniformity of appearance; and

8. Enhance aesthetic considerations and minimize view impacts by maintaining finished grades at or below existing grades as identified on the Official 1960 Topographic Map.

Town Center West Specific Plan District
The Town Center West Specific Plan District (SP-3) establishes more detailed development proposals prepared by landowners, developers and general agencies. The SP-3 provides for integrated commercial development consistent with general plan objectives, policies, and programs. Policies include criteria for pay phones and vending machines within the district, hardscape and setbacks that are limited to driveways and walkways, and the prohibited use of commercial marijuana uses.

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Heritage Square Specific Plan
The Land Use Element in the City’s General Plan proposed changes in the 2001 update for the development of the Heritage Square Central Business District. This designation would include a mixed-use intensive commercial and residential specific plan added to the Commercial Town Center area located between 25th and Creston Streets and Rose and Cherry Avenues. This proposed district would be combined with the Central Business District designation allowing for the development of high intensity mixed-use space which includes retail shops, entertainment, dining, fitness center as well as high density residential development. The Heritage Square Specific Plan (SP-23) would be developed using the proposed designation in the Land Use Element and would accommodate for the Heritage Square Housing Site located near the City center in the Civic Center neighborhood, northwest of the intersection of Cherry Avenue and E. Burnett Street.

Los Angeles County Airport Land Use Plan
California State Law requires the establishment of an Airport Land Use Commission (ALUC) with the purpose of planning for areas within the vicinity of public use airports. In Los Angeles County, the Regional Planning Commission has the responsibility for acting as the ALUC and the subsequent requirements of that agency. The Los Angeles County Airport Land Use Plan (ALUP) is required by State law through the ALUC in order to protect the public, health, safety, and welfare of the surrounding areas. The Long Beach Municipal Airport (LGB) is within Los Angeles County and does not provide an individual ALUP by the City; thus, it is included in the Los Angeles County ALUP.

It is the focus of the Los Angeles County ALUP to provide for the orderly expansion of the County’s public use airports and the area surrounding them. It is also intended to provide for the adoption of land use measures that will minimize the public’s exposure to excessive noise and safety hazards. The ALUC does not have jurisdiction over airport operations or establishing uses within the airport vicinity, but they complement the planning responsibilities of the cities and other affected agencies. The ALUC has the responsibility to set uniform policies and standards to prohibit development of incompatible uses.

However, it is the responsibility of planning commission to specify which compatible uses are appropriate within their individual jurisdictions. The LGB is owned and operated by the City of Long Beach and occupies approximately 1,166 acres just north of Interstate 405 (I-405) freeway. The City of Signal Hill is not within the influence area of the LGB. As such, the Project is not within the influence of the Los Angeles County ALUP and is not required to be consistent with the ALUP guidelines.

4.7 Land Use and Planning
City of Signal Hill 4.7-20 Recirculated Draft EIR
2021-2029 Housing Element January 2022

4. ENVIRONMENTAL IMPACTS
Thresholds of Significance
Threshold IV. LU-1: Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Methodology
This analysis considers the CEQA Guidelines Appendix G thresholds, as described above, in determining whether the project, including future housing development facilitated by the Project, would result in impacts concerning land use and planning. The evaluation of potential land use and planning impacts is based on review of documents pertaining to the existing and candidate sites associated with the 2021- 2029 Housing Element Update. The evaluation was based on a review of the existing policies and regulations to determine the consistency of the Project with existing applicable policies and regulations.

These policies and regulations include those within SCAG 2020-2045 RTP/SCS, the City of Signal Hill General Plan, the Special Purpose Housing Specific Plan, the Town Center West Specific Plan District, and the Heritage Square Specific Plan.

Land Use Designation and Zoning Update
The existing zoning and land use designation of the identified Housing Sites are discussed below.

Walnut Bluff
The existing General Plan designation for the Housing Site is Commercial Industrial (3.4). The land uses designated to the north of the Project site are Commercial General Industrial (4.2 3.4) and Public Institutional (PI). To the east the designation is designated as Town Center(3.1) and the west is designated as Commercial General Industrial. To The designation to the south across of the Site and Willow Street is designated High Density Residential Commercial Industrial (1.3) and southeast across Willow Street is designated Town Center, and High Density Residential (1.3 3.1). The existing zoning for the site is Commercial Industrial (CI). The nearly square rectangular site borders other Commercial Industrial (CI) uses to the west and north. To the east the of the project site across Walnut Avenue the property is zoned Commercial Corridor Specific Plan (SP-6) General Industrial (GI) development to the east and north.

South of the Project site across and Walnut Avenue is zoned high density residential (RH) and the uses as well as the Villagio Specific Plan (SP-16) area. East of the Project site and Walnut Street is zoned for the Commercial Corridor Specific Plan (SP-6) and General Industrial.

4.7 Land Use and Planning
City of Signal Hill 4.7-21 Recirculated Draft EIR
2021-2029 Housing Element January 2022
Designation of the site to accommodate housing would require a General Plan amendment to Very High Density Residential (35-45 dwelling units per acre) and a zone change to a Special Purpose Housing (SP-7) Specific Plan. This is the standard density and zoning used by the City for affordable housing projects.

Heritage Square
The General Plan designation is Town Center and Low Density Residential. To the north and east of the Project site lies additional Town Center designated uses. The south and west is designated as Low Density Residential with some Open Space (OS) use to the south. The existing zoning for the site is Commercial Town Center (CTC) and Crescent Heights Historic District (SP-11) Specific Plan. The Crescent Heights Historic District residential Specific Plan is directly adjacent to the west and incorporates a portion of the Project site. The north is zoned as Commercial Town Center and Commercial Corridor Specific Plan (SP-6).

South of the Project site is zoned for residential low-medium (RLM-2).

The Land Use Element of the General Plan calls for the area to be re-designated and established as a Central Business District (CBD). Designation of the site to accommodate housing would also require a zoning ordinance amendment to the Heritage Square (SP-23) Specific Plan to allow a mixed-use commercial and residential project and a General Plan amendment to CBD.

Town Center Northwest
The General Plan designation for the Housing Site is Town Center. North of the site is designated as General Industrial. The east and south are designated as Town Center with some High Density Residential designation to the south. West of the Project site is designated as Commercial Industrial. The existing zoning for the site is Commercial Corridor Specific Plan (SP-6). South and east of the site are developed commercial retail centers named Town Center West and Town Center North. Farther zoned as SP-6 to the south the zoning is Commercial Town Center (and CTC) to the east. Zoning to To the north of the site is zoned as general industrial General Industrial (GI), use CTC and a portion of the Auto Center Specific Plan (SP-4) and zoning to. To the west of the Project site is zoned as commercial industrial Commercial Industrial (CI) use.

Designation of the site to accommodate housing would require a General Plan amendment to CBD and a zoning ordinance amendment to a Town Center Northwest (SP-2421) Specific Plan to allow a mixed-use commercial and residential project.

Orange Bluff
The General Plan designation is Commercial Industrial (3.4) and General Industrial. Property Toto the north is designated General Industrial (4.2). To the south and west east of the site is designated General

4.7 Land Use and Planning
City of Signal Hill 4.7-22 Recirculated Draft EIR
2021-2029 Housing Element January 2022
Industrual Commercial Industrial, and property to the west of the site is in Long Beach. East of the site is designated Commercial Industrial, General Industrial, and a small portion is designated as Public Institutional. To the south is designated as Commercial Industrial. The existing zoning for the site is Commercial Industrial (CI) and General Industrial (GI). Development north and east of the site are mostly commercial office and light general industrial uses sites, with a few intermittent vacant sites. Zoning to the north continues the General Industrial uses and to the south past Willow Street lies Commercial Industrial zoning. To the east of the Project site is General Industrial zoning, Commercial Industrial, as well as Public Institutional (PI).

The existing zoning forthe site is General Industrial (GI). The General Plan designation is General Industrial.

Designation of the site to accommodate housing would require a General Plan Amendment to Very High Density Residential designation and a zoning ordinance amendment to rezone the site to the Special Purpose Housing (SP-7) Specific Plan designation.

Environmental Impacts
Threshold IV. LU-1: Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
The Housing Element is one of the State-mandated elements a City is required to prepare as part of its General Plan. Enacted by law in 1969, the Housing Element identifies a City’s housing conditions and needs using the Regional Housing Needs Assessment (RHNA) allocation provided by the regional Metropolitan Planning Organizations (MPOs), in the Project’s case would be the Southern California Association of Governments (SCAG). The Housing Element then establishes the goals, objectives, policies and programs that serves as the foundation for the City’s housing strategy to achieve specific housing goals and improve local housing conditions. The City is updating the Housing Element to address housing needs for the October 2021 to October 2029 Planning Period. The SCAG RHNA allocation for the City identified a housing need of 517 housing units with approximately 45 percent of the 517 units needed for very low- and low-income households. The RHNA allocation for Signal Hill includes 161 very low-income units, 78 low-income units, 90 moderate-income units, and 188 above moderate-income units.15 The proposed Project would accommodate for 339 above moderate units; 90 very low and lowincome units; and 295 very low, low, and moderate-income units. A total of 724 units are proposed with the implementation of the Project.
15 SCAG, 6th Cycle Final Regional Housing Needs Assessment Plan. https://scag.ca.gov/sites/main/files/file-attachments/6thcycle-rhna-final-allocation-plan.pdf?1616462966 accessed May 2021.

4.7 Land Use and Planning
City of Signal Hill 4.7-23 Recirculated Draft EIR
2021-2029 Housing Element January 2022
This analysis evaluates the adoption of the 2021-2029 Housing Element Update (Project) and the four Housing Sites that have been identified for future housing development to meet the City’s RHNA allocation. Future housing developments would be subject to the entitlement process requirements and City approval. Development of identified Housing Sites would be required to comply with applicable federal, State, and local laws and local policies and regulations consistent with the procedures applicable to new developments. This section focuses on the Housing Sites’ consistency with existing land use plans and policies. The following plans have been reviewed for consistency with the 2021-2029 Housing Element Update adoption and the anticipated development of the four Housing Sites.

SCAG 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy The 2020-2045 RTP/SCS provides goals and policies consistent with the SCAG planning vision for regional growth and a guide to collaboration with local governments in order to increase the mobility and sustainability of the area. The update of the 2020-2045 RTP/SCS reflects the changes in economic, policy, and demographic conditions in the region. The overarching goals of this plan address four core categories:
economy, mobility, environment, and health/complete communities. The proposed Project would further the objectives of the plan by increasing the amount of available affordable housing within the City, which has been designated a High Quality Transit Area (HQTA). 16 The 2020-2045 RTP/SCS identifies strategies and investments to support expanded housing choices for all income levels in areas with a range of transportation choices. Conclusions within the document stated that a comprehensive approach is needed in order to identify housing opportunities within Priority Growth Areas (PGAs) such as job centers, Transit Priority Areas (TPAs) found within half a mile of a major transit station, and High Quality Transit Areas (HQTAs) which include generally walkable transit oriented areas within one half-mile or a 15 minute walk of a well serviced transit stop.17 Additionally, under Assembly Bill 101 (AB 101) (2019) legislation, SCAG is eligible for approximately $47 million from the California Department of Housing and Community Development (HCD). These funds will be used to develop a Regional Housing Strategy Framework and provide planning resources, grants and services to jurisdictions to implement their 6th cycle RHNA allocation, which is supportive of Connect SoCal goals and policies.

According to the 2020-2045 RTP/SCS, the Project would be consistent with the Regional Housing Strategy Framework which places an emphasis on affordable infill housing development within transit-oriented neighborhoods. The Housing Sites are all located within High Quality Transit Areas (HQTAs) according to SCAG which is considered a generally walkable transit village or corridor and is within one half-mile of a 16 SCAG, Data Map Book for the City of Signal Hill, Major Transit Stops and High Quality Transit Corridors, https://scag.ca.gov/sites/main/files/file-attachments/signalhill.pdf?1604903063. Accessed June 2021. 17 SCAG, 2020-2045 RTP/SCS, Ch. 6, pg. 153.

4.7 Land Use and Planning
City of Signal Hill 4.7-24 Recirculated Draft EIR
2021-2029 Housing Element January 2022
well-serviced transit stop or a transit corridor within 15-minute or less service frequency during peak hours. The Housing Sites are served by existing Long Beach Transit (LBT) bus lines along Orange Avenue and East Willow Street. Moreover, the LA Metro Willow Street station is within the vicinity of the Housing Sites. With the implementation of the proposed Project, a total of 385 very low, low, and moderate units would be create within the HQTA as well as an additional 339 above moderate units. The SCAG RHNA allocation for the City identified 329 very low, low, and moderate units with 188 above moderate income units. The proposed Project would sufficiently allocate the SCAG RHNA identified number of units for each affordability level as well as additional units and would be consistent with the goals of the 2020-2045 RTP/SCS.

Table 4.7-1: SCAG 2020-2045 RTP/SCS Analysis provides a consistency analysis of the proposed Project as compared to applicable goals and policies contained in various chapters of the plan. The analysis contained in the table demonstrates that the proposed Project would generally be consistent with the advisory and voluntary RTP/SCS Goals.

Table 4.7-1
SCAG 2020-2045 RTP/SCS Analysis
Goals, Policies, and Strategies Project Consistency
Goal 2: Improve mobility, accessibility, reliability, and travel safety for people and goods
Consistent. Future housing development facilitated by
the Project would be consistent with the
transportation goals for people and goods. All
considered Housing Sites are located within HQTAs
within the City.

Goal 4: Increase person and goods movement and travel
choices within the transportation system
Consistent. The proposed Project would allow for more
people to be located near transportation areas and
create enhanced transportation availability.

Goal 6: Support healthy and equitable communities
Consistent. Future housing development facilitated by
the Project would increase the availability of housing
near transportation areas and allow for increased
employment in the vicinity of these sites.

Goal 9: Encourage development of diverse housing types
in areas that are supported by multiple transportation
options
Consistent. The future housing facilitated by the
Project would be required to increase the mix of
housing types within the vicinity of the Housing Sites.

City of Signal Hill General Plan
Land Use Element
The General Plan policies focus largely on the continuation of developing the character of each community and neighborhood within the City and protecting the quality of the physical environment. A main objective of the Housing Element is to meet the City’s housing needs, including accommodating a variety of housing types and densities. Implementation of the Housing Element and development of new housing in the City

4.7 Land Use and Planning
City of Signal Hill 4.7-25 Recirculated Draft EIR
2021-2029 Housing Element January 2022
would, for the most part, be in or adjacent to urbanized areas and are vacant for the most part. Table 4.7- 2: Project Consistency with General Plan Land Use Element outlines the consistency of the proposed Project with the Land Use Element goals and policies. Additionally, the proposed amendments to the General Plan would be consistent with the intent of these existing goals and policies.

While no specific development projects are proposed at this time, the Project would aim to designate the four Housing Sites as potential future development areas to provide housing to very low, low, moderate, and above moderate affordability levels. Current designation of the Housing Sites would need to be amended in order to support future housing development and become consistent with the City’s General Plan and zoning code. The Walnut Bluff Site would require a General Plan amendmentto Very High Density Residential (35-45 dwelling units per acre) and a zone change to a Special Purpose Housing (SP-7) Specific Plan. The Heritage Square Site re-designation calls for the area to be designated and established as a Central Business District (CBD) and would also require a zoning ordinance amendment to the Heritage Square (SP-23) Specific Plan. Town Center Northwest Site would require a General Plan amendment to CBD and a zoning ordinance amendment to a Town Center Northwest Specific Plan (SP-24SP-21) to allow a mixed-use commercial and residential project. Finally, the Orange Bluff Site would require a General Plan Amendment to Very High Density Residential designation and a zoning ordinance amendment to rezone the site to the Special Purpose Housing Specific Plan (SP-7) designation. For the Walnut Bluff and Orange Bluff Sites, a change in land use designation to Very High Density Residential would be consistent with the City’s standard density used for affordable housing projects. The Heritage Square Site and the Town Center Northwest Site would be re-designated to CBD. The Commercial Business District was identified in the City’s Land Use Element stemming from a need for new high-intensity commercial environment, including diverse and intensely developed pedestrian friendly mixed-use facilities. This designation would include retail, restaurants, community facilities, and residential dwellings within mixed-use structures. The Housing Sites would be consistent with the goals for this designation.

Additionally, the General Plan designation map would be amended to support the adopted designation changes for each of the Housing Sites.

Anticipated development of the Housing Sites would be consistent with the General Plan, including policies and programs adopted to address environmental impacts, after the proposed amendments to the General Plan, designation map, and the zoning code. The Project would not remove or modify any policies or measures from the General Plan that are intended for environmental protection and would not conflict with any General Plan policies or measures that are intended for environmental protection. The four Housing Sites identified within the City would require General Plan amendments in order for future development to occur. The General Plan Designation Amendments would meet the objectives outlined

4.7 Land Use and Planning
City of Signal Hill 4.7-26 Recirculated Draft EIR
2021-2029 Housing Element January 2022
within the Land Use Element to establish more residential uses and also meet the philosophy, character, and quality of the existing land uses.

Table 4.7-2
Project Consistency with General Plan Land Use Element
Goals and Policies Project Consistency
Goal 1 Manage growth to achieve a well-balanced land
use pattern that accommodates existing and future
needs for housing, commercial and industrial land, open space, and community facilities and services, while
maintaining a healthy, diversified economy adequate to
provide future City revenues.

Consistent. The proposed Project would ensure that
adequate housing is available within the City to provide for the identified housing deficit and for future housing needs.

Policy 1.2: Provide opportunities for a variety of
residential densities and housing styles.

Consistent. Future development of the Housing Sites
would apply a variety of housing types and residential
densities.

Policy 1.4: Provide for density bonuses, which exceed
maximum densities specified in the land use plan and
classification system, for development projects for low and very-low income or "special need" households in low, medium, and high-density land use classifications.

Consistent. General Plan amendments proposed for
the Housing Sites would include increased density to
provide for low-income and very low-income
affordability.

Policy 1.5: The distribution and intensity of land uses shall be consistent with the land use map and descriptions for each of the land use categories in Section VI of the Land Use Element.

Consistent. Amendments shall be made for current
Housing Sites in order to appropriately designate the
sites within the existing land use map.

Goal 2: Ensure that new development is consistent with
the City's circulation system, availability of public
facilities, existing development constraints, and the City's unique characteristics and natural resources.

Consistent. The future development of the Housing
Sites would be assessed individually for circulation
design so as to conform to existing traffic patterns.

Policy 2.6: Encourage the development of oil field areas through the removal or relocation of wells and pipelines, or with site plan designs that encourage the joint use of land for oil production and other urban uses while
maintaining essential access to petroleum resources.

Consistent. The Housing Sites are located on previous
oil drilling areas within the City and would establish
residential uses in these areas that are consistent with existing regulations providing for safe living conditions.

Goal 3: Assure a safe, healthy, and aesthetically pleasing community for residents and businesses.

Consistent. Future development of the Housing Sites
would add residential uses to areas previously lacking
this use and establish enhanced neighborhoods within
these areas.

Policy 3.3: Ensure a sensitive transition between
commercial or industrial uses and residential uses by
means of such techniques as buffering, landscaping, and setbacks.

Consistent. All area specific requirements for
development would be adhered to with the future
development of the Housing Sites among commercial
and industrial uses.

Policy 3.4: Promote mixed-use development and ensure
compatible integration of adjacent uses to minimize
conflicts.

Consistent. The proposed Project would allow for the
creation of housing including mixed-use areas within
walking distance which would support the
development of those areas.

4.7 Land Use and Planning
City of Signal Hill 4.7-27 Recirculated Draft EIR
2021-2029 Housing Element January 2022
Goals and Policies Project Consistency
Policy 3.5: Encourage the elimination of nonconforming
uses and buildings and limit the reuse of nonconforming buildings to less intensive uses more compatible with the underlying zoning.

Consistent. The Housing Sites would be integrated into
the existing communities to create a diverse blend of
uses which would be compatible with each other.

Policy 3.7: Maintain and enhance the quality of
residential neighborhoods.

Consistent. Future development of the Housing Sites
would enforce the existing characteristics of each
neighborhood so as to enhance the quality.

Policy 3.13: Reinforce Signal Hill's image and community identity within the greater Long Beach Metropolitan area.

Consistent. The development of the Housing Sites
would encourage growth within the City and enhance
the identity of the City through rehabilitation of vacant land.

Policy 3.16: Review and revise, as necessary, the City's development standards to improve the quality of new
development and protect the public health and safety.

Consistent. Amendments would be made to allow the
Housing Sites for future development and to enforce
quality housing guidelines in these areas.

Policy 3.17: Promote "smart growth" principles that
encourage development that is economically viable,
creates a sense of community, and preserves natural
resources. Smart growth includes narrower streets,
mixed uses, smaller setbacks, open spaces, habitat
preserves and parks, infill development and compact
commercial centers, and the reuse of brownfields.

Consistent. Future development of the Housing Sites
would encourage development that is economically
viable through the increase in housing opportunities
and enhancement of currently vacant sites which
would increase the number of people contributing to
the local economy.

Goal 4: Ensure that future land use decisions are the
result of sound and comprehensive planning.

Consistent. The proposed Project would encourage
future housing development and would create land use
patterns consistent with City goals for achieving
greater housing opportunities.

Policy 4.1: Consider all general plan goals and policies, including those in other general plan elements, in
evaluating proposed development projects for general
plan consistency.

Consistent. The proposed Project would be assessed
for consistency with all general plan goals and policies.

Policy 4.2: Maintain consistency between the Land Use
Element, the other elements of the general plan, the
zoning ordinance, and the Municipal Codes regulations
and standards.

Consistent. The proposed Project would be amended
to maintain consistency with existing goals and land
use plans and would be consistent with other plans and
policies.

Policy 4.6: Develop comprehensive local and regional
rather than piecemeal planning solutions and promote
long-range solutions to land use issues.

Consistent. This Project would create a long-term plan
for future development of the Housing Sites.

Noise Element
The Noise Element provides goals and policies intended to limit the community’s exposure to excessive noise levels. The predominate noise source in the vicinity of the Project area is vehicular traffic. Existing noise sensitive uses around the Walnut Bluff, Town Center Northwest, and Orange Bluff sits include Willow Springs Park, Long Beach Municipal Cemetery, and churches. Noise sensitive uses near Heritage Square include residential homes in close proximity. Future development of the Housing Sites would

4.7 Land Use and Planning
City of Signal Hill 4.7-28 Recirculated Draft EIR
2021-2029 Housing Element January 2022
require the use of heavy equipment (e.g., bulldozers, backhoes, cranes, loaders, etc.), which would generate noise on a temporary, short-term basis. Oil drilling facilities exist on each of the four Housing Sites and would need to be removed prior to the development of the sites. In the event construction activities were to occur concurrently at multiple Housing Sites in close proximity, impacts to nearby sensitive receptors can increase to a level where the impacts to surrounding sensitive receptors would be potentially significant.

Construction noise associated with future residential land uses and associated infrastructure development as a result of the Project would be temporary in nature and would vary depending on the characteristics of construction activities being performed. The proposed Project includes existing Housing Sites and future development of those Sites based on the approval of the Project. Noise generated during construction of buildings and long-term Project related noise would be regulated by the City’s Noise Ordinance and other related policies. As for Project area, the Orange Bluff, Walnut Bluff, and Town Center Northwest Sites are all located within the vicinity of some industrial uses. However, the Noise Element does not identify commercial and industrial uses as a citywide noise problem, except for some isolated conflicts. Additionally, the Noise Ordinance, Zoning Ordinance, and other sections within the Municipal Code provide standards that limit noise production from these uses, such as hours of operation.

The future development of the Sites would not create substantial noise, which might conflict with existing policies in the City’s Noise Element. Each Site would be assessed prior to development to ensure that consistency with surrounding uses can be achieved and protect sensitive receptors within the residential dwellings. As such, the uses within the vicinity of the Project area would be consistent with the proposed future development of residential uses. Policies within the Noise Element proposed to protect sensitive receptors and the health and safety of the public through consistent land uses would be applied to the Project, as shown in Table 4.7-3: Project Consistency with Noise Element.

4.7 Land Use and Planning
City of Signal Hill 4.7-29 Recirculated Draft EIR
2021-2029 Housing Element January 2022
Table 4.7-3
Project Consistency with Noise Element
Goals and Policies Consistency
Goal 1: Protect the health, safety, and welfare of
people living and working within the City from
adverse noise impacts.

Consistent. Each Housing Site would be assessed prior to development to ensure safety and consistency for sensitive receptors and surrounding uses.

Policy 1.a: The City will consider the severity of noise exposure in the community planning process to
prevent or minimize noise impacts to existing and
proposed land uses.

Consistent. The Housing Sites would each include
residential uses which are considered sensitive and would require any noise impacts to be assessed and minimized if necessary.

Policy 1.c: Noise-sensitive land uses, including
residential, transient lodging, hospitals and longterm care facilities, educational facilities, libraries, churches, and places of public assembly will not be
located near major stationary noise sources.

Consistent. Each Housing Site would be individually
evaluated to determine if impacts from surrounding noise sources require mitigation.

City of Signal Hill Municipal Code and Zoning Code
The Signal Hill Municipal Code carries out the policies of the City’s General Plan by classifying and regulating the uses and development of land and structures consistent with the General Plan. The Zoning Code is adopted to encourage, classify, designate, regulate, and restrict the location of buildings and a variety of uses within the City to promote public health, safety and general welfare. 18 The Housing Sites
would be reviewed prior to any construction for consistency with the City’s development standards set forth in the Municipal Code and Design Guidelines as part of the design review process. The Specific Plan Districts are set forth in the Municipal Code zoning section and contain guidelines for development within the individual area. With each Project subject to the individual Specific Plan designation upon rezoning, the Sites would be consistent with the Municipal Code and Zoning Code policies and guidelines. The existing and proposed Specific Plans applicable to the Project are described below.

Special Purpose Housing Specific Plan
The Special Purpose Housing Specific Plan (SP-7) includes six areas within the City each with their own general guidelines for development. The use classification of the SP-7 includes various residential designations including supplemental amenities to support those uses such as parking designations, laundry facilities, and community facilities. With the implementation of the proposed Project, two new areas would be proposed to support the future housing development within the Walnut Bluff and Orange Bluff sites.
18 City Municipal Code, Ch.20, Sec.20.02.020.

4.7 Land Use and Planning
City of Signal Hill 4.7-30 Recirculated Draft EIR
2021-2029 Housing Element January 2022
The Project would use this Specific Plan designation in order to provide housing for very low and low income households. The Walnut Bluff and Orange Bluff sites would require a zoning change to SP-7 in order to accommodate specific housing for these income levels. SP-7 zoning includes guidelines for multifamily dwelling units and accessory uses permitted such as community meeting rooms, laundry facilities on-site for use of the households, open space, carports and uncovered parking lots. Income levels above very low and low income would restricted from occupancy within this plan. Additionally, the maximum dwelling unit density would be limited to 35-45 or Very High Density Residential land use designation which would align with the SP-7 plan. Other requirements of the SP-7 zoning include building height; required setbacks; landscape materials and turf; fences, walls, and hedges; off-street parking; trash and recycling storage; signs; mechanical equipment; and utilities. These would be defined specifically within each individual site area in order to accommodate and maintain consistency within the existing land uses surrounding the future development site. Future development would not be approved via the approval of the Project and would be required to follow the development standards of the SP-7 guidelines including site plan review and building design requirements.

Town Center Northwest Specific Plan District
The Project proposes a zoning amendment for the Town Center Northwest site from Commercial Corridor Specific Plan (SP-6) to a Town Center Northwest Specific Plan (SP-24). This designation would allow for mixed-use commercial and residential projects for future development. Existing SP-6 zoning outlines provisions for property development of commercial centers but does not have allowances or standards for a mixed-use project that includes both commercial and residential uses. The rezoning of the Town Center Northwest Specific Plan will include provisions for mixed-use development. As such, the proposed Project would be consistent with the intended re-zoning to SP-24 and environmental impacts would be less than significant.

Heritage Square Specific Plan
The Project proposes a zoning amendment for the Heritage Square site to a Heritage Square Specific Plan (SP-23). This designation would allow for mixed-use commercial and residential projects for future development in accordance with the development density described in this EIR. As such, the proposed Project would be consistent with the intended re-zoning and environmental impacts would be less than significant.

The Land Use Element in the City’s General Plan proposed changes in the 2001 update for the development of the Heritage Square Central Business District. This proposed district would be combined with the Central Business District designation allowing for the development of high intensity mixed-use

4.7 Land Use and Planning
City of Signal Hill 4.7-31 Recirculated Draft EIR
2021-2029 Housing Element January 2022
space which includes retail shops, entertainment, dining, fitness center as well as high density residential development. This designation would include a mixed-use intensive commercial and residential specific plan added to the Commercial Town Center area located between 25th and Creston Streets and Rose and Cherry Avenues. The Heritage Square Specific Plan (SP-23) would be developed using the proposed designation in the Land Use Element and would accommodate for the Heritage Square Housing Site located near the City center in the Civic Center neighborhood, northwest of the intersection of Cherry Avenue and E. Burnett Street. Future development of the Heritage Square Site and the Heritage Square Specific Plan (SP-23) would be required to follow the existing Municipal Code guidelines established under the SP-23 zoning and the City’s General Plan.

Los Angeles County Airport Land Use Plan
As previously discussed, California State Law requires the establishment of an Airport Land Use Commission (ALUC) with the purpose of planning for areas within the vicinity of public use airports. The Los Angeles County Airport Land Use Plan (ALUP) is required by State law through the ALUC in order to protect the public, health, safety, and welfare of the surrounding areas. The Long Beach Municipal Airport (LGB) is included in the Los Angeles ALUP. The City of Signal Hill is located northeast adjacent to the Long Beach Airport. However, the proposed Housing Sites are not within the Long Beach Airport Influence Area and would not be subject to the Los Angeles ALUP.

5. MITIGATION MEASURES
No mitigation measures would be required. With the proposed General Plan amendments and rezoning, the proposed Project would not result in any significant conflicts with existing land use plan, policy, or regulation.

6. LEVEL OF SIGNIFICANCE AFTER MITIGATION
Impacts would be less than significant. No mitigation measures are required.

City of Signal Hill 6-1 Recirculated Draft EIR
2021-2029 Housing Element January 2022

6.0 EFFECTS FOUND NOT TO BE SIGNIFICANT
Section 15128 of the CEQA Guidelines1 requires that an EIR “contain a statement briefly indicating the reasons that various possible significant effects of a project were determined not to be significant and therefore were not discussed in detail in the EIR.” An Initial Study (see Appendix A of this DEIR) was prepared and released with a Notice of Preparation (NOP) in May of 2021 that included the determination that an EIR would be prepared in compliance with CEQA to analyze potentially significant impacts that may result from the Project. The Initial Study also identified topics for which effects were determined not to be significant. The following section summarizes the findings of the Initial Study for those topics that were determined not to be significant and thus were not discussed in detail within this EIR.

The corrections and revisions to the Project that were identified in the introduction to this recirculated DEIR require revision to the discussion of aesthetics that was determined not to be significant in the Initial Study. The revisions are shown below.

Aesthetics
The identified housing sites are located on infill sites as defined by Public Resource Code Section 21099 which states that aesthetic impacts of a residential or mixed-use residential project on an infill site within a transit priority area shall not be considered significant impacts on the environment. The area is considered a transit priority area (TPA) based on the SCAG map of TPAs for plan year 2045, developed for the SCAG 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) and based on the bus services of Long Beach Transit.1 As such, aesthetic impacts would be less than significant.

Furthermore, future housing development at the identified Housing Sites would be comparable in height to its surrounding developments, would be required to comply with the requirements of the building standards of the Signal Hill Municipal Code and would be subject to design review by the City to ensure compatibility with the surrounding area. As such, build out of the Housing Sites would not have an adverse effect on aesthetics.

The identified Housing Sites are located on infill, mostly flat sites – with minimal elevation increasing from north to south and are surrounded by a variety of commercial, industrial and residential uses. The Orange Bluff, Walnut Bluff and Town Center Northwest sites are all located within the City’s Central Neighborhood where predominant uses are commercial, and they are not situated to impact views from residential neighborhoods. Each of the sites has a conceptual plan for development that includes open 2 City of Signal Hill, Street Tree Ordinance. Accessed April 2021.

6.0 Effects Found Not to Be Significant
City of Signal Hill 6-2 Recirculated Draft EIR
2021-2029 Housing Element January 2022
space, pedestrian access, and objective design elements. The Heritage Square site is directly adjacent to two residential neighborhoods, the Crescent Heights Historic District, and the Crescent Square residential development. The conceptual design and the specific plan zoning will limit the building heights to no more than three stories for the townhomes and will limit the height of the single-family dwellings fronting on Rose to two-stories which is comparable to homes in the Crescent Heights Historic District, and less than homes on the Crescent Square development. Both the Town Center Northwest project and the Heritage Square project will be reviewed under the City’s Site Plan and Design Review process and will require discretionary actions by both the Planning Commission and City Council at public hearings. All design elements including building height, design and view impacts will be considered under this process. The Orange Bluff and Walnut Bluff sites will provide affordable income housing and will not be require further discretionary action beyond the adoption of the Special Purpose Housing Specific Plan zoning which will establish development standards for building height, parking, design and landscaping as examples. For these reasons, aesthetic impacts would be less than significant.

Agriculture and Forestry Resources
The City does not contain areas of Prime Farmland, Unique Farmland, Farmland of Statewide Importance, Farmland of Local Importance, Farmland of Local Potential, Grazing Land, Forest or Timberland. As such, the development of housing on the identified housing sites would have no direct or indirect effect on agriculture or forestry resources.

Biological Resources
The identified Housing Sites are disturbed sites containing scattered ruderal vegetation and ornamental trees. The General Plan Environmental Resources Element does not identify any sensitive natural communities on or within the vicinity of the Housing Sites. There are no rivers or streams and no riparian habitat or any other kind of sensitive natural community in or within the immediate vicinity of the identified Housing Sites. The lands surrounding these sites are developed with streets, light industrial, educational, residential, and commercial uses, which have disturbed and replaced natural habitat. No portions of the City are located within a habitat conservation plan, natural community conservation plan, or other approved local, regional, or State habitat conservation plan. The City of Signal Hill does have a street tree ordinance which establishes standards for the planting, removal, replacement, and maintenance of all City street trees in accordance with tree species recommendations contained in the

6.0 Effects Found Not to Be Significant
City of Signal Hill 6-3 Recirculated Draft EIR
2021-2029 Housing Element January 2022
Street Tree Master Plan.2 Development of the Sites would not conflict with this ordinance. For these reasons, impacts would be less than significant.

Hydrology and Water Quality
Housing development associated with the Project would be required to comply with the existing regulatory systems including permitting under California’s WDRs and the National Pollutant Discharge Elimination System (NPDES) program. Further, the Signal Hill Municipal Code, Chapter 12.16, Storm Water/Urban Runoff, contains requirements for post-construction stormwater activities and facility operations of development and redevelopment projects to comply with the current Municipal Separate Storm Sewer System (MS4). In part, adherence requires integrating low-impact development (LID) design principles to lessen the water quality impacts of development through biofiltration, evapotranspiration, and rainfall harvest. Specifically, a LID plan would be required for each individual development project on the Housing Sites to demonstrate compliance with the provisions of the City’s Municipal Code (Section

12.16.114, New development/redevelopment pollutant reduction).

Anticipated development of the Housing Sites does not include any groundwater extraction wells because all water demand would be met through piped connections to the City of Signal Hill’s municipal water system. The housing sites do not feature any natural water features and are not within flood zones and are not close enough to bodies of water to be affected by Tsunami or seiche event. Based on the preceding, hydrology impacts would be less than significant.

Mineral Resources
The City’s General Plan does not identify the Housing Sites as having significant mineral deposits of any kind, nor are they located in an area delineated as a mineral resource recovery site. The implementation of the Project could result in the deactivation of 26 active oil drilling wells. Given the extent of drilling activity within the Long Beach oil field, removal of the active wells on the housing sites would not result in the substantial loss of a mineral resource. As such, impacts would be less than significant.

Recreation
The Project does not include any recreational facility. However, development of the Housing Sites would add approximately 1,355 new residents to the City. The City has assessed for foreseeable increase in population in the City and increased the parks and recreation fee accordingly to account for additional 2 City of Signal Hill, Street Tree Ordinance. Accessed April 2021. https://www.cityofsignalhill.org/DocumentCenter/View/774/2011-11-1441tree-ordADOPTED?bidId=.

6.0 Effects Found Not to Be Significant
City of Signal Hill 6-4 Recirculated Draft EIR
2021-2029 Housing Element January 2022
park land development. The City has plans to increase recreational facilities within the City limits.

Implementation of the Housing Sites would not require the construction or expansion of recreational facilities outside of the existing and planned recreational facility upgrades. No adverse environmental effects are anticipated from the planned recreational facility upgrades associated with the population increase resulting from the Project.

Utilities and Service Systems
Water, wastewater treatment, storm water drainage, electric power, natural gas, and telecommunication facilities exists within the City. Future Housing associated with the Project would connect to this existing infrastructure. The City’s water supplies are considered to be stable and sufficient to support expected growth that could occur over the next several years. Signal Hill sanitary sewers connect to the City of Long Beach sewer line, which flows into regional wastewater facilities maintained by the Los Angeles County Sanitation District 29. Since population growth associated with the Project is consistent with the growth projections for City, it is expected that the additional wastewater flow associated with the Project can be accommodated within existing and planned facilities. Future residential development within the City would comply with the City’s solid waste reduction programs, which are designed to comply with federal, state, and local statutes and regulations related to solid waste. Based on the above, the Project would not result in significant impacts to utilities or service systems.

Wildfire
The City is not in or near a Fire Hazard Severity Zone (FHSZ), Local Responsibility Area (LRA) or State Responsibility Area (SRA). As such, the Project would not exacerbate wildfire risks or otherwise result in wildfire impacts.

APPENDIX F
Hazardous Materials Assessments
F11a
Phase II Environmental Site Assessment, Town Center Northwest Phase II Environmental Site Assessment
Northeast Corner E. Willow St. and Walnut Avenue
Town Center Northwest
Signal Hill, California 90755
July 30, 2021
Prepared for:

City of Signal Hill
2175 Cherry Avenue
Signal Hill, California 90755
Prepared by:

Mearns Consulting LLC
738 Ashland Avenue
Santa Monica, California 90405

MEARNS CONSULTING LLC ENVIRONMENTAL CONSULTANTS

RISK ASSESSORS
738 Ashland Avenue, Santa Monica, California 90405
Cell 310.403.1921
Tel 310.396.9606 Fax310.396.6878
[email protected]
www.MearnsConsulting.com

1 Phase II Environmental Site Assessment
Northeast Corner of E. Willow Street and Walnut Avenue
Town Center Northwest
Signal Hill, California 90755
Background
Pursuant to the authorization of Ms. Colleen Doan (Community Development Director, City of Signal Hill) on November 12, 2020 and to comply with the City of Signal Hill Project Development Guide (2020) Mearns Consulting LLC performed a Phase I Environmental Site Assessment (Phase I ESA) the 8.35–acre site located at the northeast corner of the intersection of East Willow Street and Walnut Avenue, known as Town Center Northwest, in Signal Hill, Los Angeles County, California 90755 (the site) in May 2021.

The Phase I ESA had the following conclusions:
• The historical use of the site is an oil field. There are 34 oil wells onsite or contiguous to the site (19 onsite and 15 within the eastern two-thirds of the Drill Site which is not a part of the project site). Operating units, a stormwater system with detention basins, swales, berms and piping currently are onsite. • Recognized Environmental Conditions onsite include: (1) the previously abandoned oil wells, (2) the historic aboveground storage tanks, (3) historic pipelines associated with the previously abandoned oil wells and/or the aboveground storage tanks, (4) historic sumps associated with the previously abandoned and/or operating oil wells, (5) the storage of 55-gallon containers of used oil, (6) retail-sized containers of motor oil, (7) 5-gallon buckets of oil, (8) residue in catch basins, (9) gasoline containers, (10) surface staining, (11) transformers, (12) forklifts and (13) the northeastern corner drainage are Recognized Environmental Conditions.
• The adjacent properties include commercial/industrial businesses, an oilfield and multifamily residences.

The adjacent oilfield and operating units are Potential Recognized Environmental Conditions that may impact the site. The contiguous former Dico Oil Company property with a LURA designation from DTSC also is a Potential Recognized Environmental Condition that may impact the site. • The adjacent properties include oilfields, operating units and commercial/industrial businesses. The adjacent oilfields and operating units are Potential Recognized Environmental Conditions that may impact the site.

The Phase I ESA had the following recommendations:

Pursuant to the City of Signal Hill Project Development Guide (2020) and the City of Signal Hill Oil and Gas Code (2015) a Phase II Environmental Site Assessment (Phase II ESA) should be performed. The Phase II ESA should include soil matrix and soil vapor sampling adjacent to the previously abandoned oil wells, the historic locations of the aboveground storage tanks, the historic locations of the sumps, the surface staining and within the footprint of the proposed multifamily units.

A baseline human health risk assessment should be performed with the data generated from the Phase II ESA.

A methane assessment should be performed in accordance with the City of Signal Hill Oil and Gas Code §16.24.080.

MEARNS CONSULTING LLC ENVIRONMENTAL CONSULTANTS

RISK ASSESSORS
738 Ashland Avenue, Santa Monica, California 90405
Cell 310.403.1921
Tel 310.396.9606 Fax 310.396.6878
[email protected]
www.MearnsConsulting.com
Ms. Elise McCaleb and Ms. Colleen Doan
Phase II ESA – Town Center Northwest, Orange Bluff Site, Signal Hill, California 90755 July 30, 2021
2 Mearns Consulting LLC
The previously abandoned oil wells should be daylighted and leak tested pursuant to the City of Signal Hill Oil and Gas Code §16.24.030 and §16.24.040
Piping runs should be identified and removed.

A soil management plan should be prepared prior to any grading activities to be conducted onsite. This soil management plan should provide instructions for the contractor to implement in the event discolored or odiferous soils are discovered during any grading operations.

Phase II ESA
Based on the conclusions, including the identification of Recognized Environmental Conditions, of the Phase I ESA, and the City of Signal Hill Project Development Guide (June 2020) Mearns Consulting LLC conducted a Phase II ESA.

The primary objectives of this Phase II ESA were to conduct soil matrix and soil vapor sampling at the areas identified onsite as Recognized Environmental Conditions and to provide data for use in a baseline Human Health Risk Assessment.

Mearns Consulting LLC delineated the work areas with white spray paint and notified Underground Service Alert to clear public utility lines as required by law on June 30, 2021, at least two business days prior to boring activities conducted on July 13 and 14, 2021 (ticket number B211810092-00B).

Prior to drilling, all locations were excavated to a minimum depth of 5-feet bgs using a hand auger to prevent damage to possible unidentified subsurface utilities.

Kehoe Testing & Engineering, Inc. advanced the borings using a Geoprobe 7800 direct push rig. The sampling system was appropriately cleaned between each borehole. Rinsate generated from cleaning was appropriately disposed.

Mearns Consulting LLC collected soil matrix samples pursuant to SW846 from 19 locations (SV1-SV19) at depths of 5-feet below ground surface (bgs), 10-feet bgs and 15-feet bgs. Soil samples were collected in acetate sleeves with plastic end caps with minimal headspace, labeled and logged onto a chain-of-custody form and stored in a cooler at 4o
C until delivered under chain of custody to Sierra Analytical Labs (a State of California Department of Health Services ELAP accredited laboratory; ELAP No. 2320). Analyses requested were carbon chain ranges C4- C12, C13-C23, C23-C40 via USEPA method GC/FID 8015B, total threshold limit concentration (TTLC) metals and hexavalent chromium via USEPA methods 6000/7000, volatile organic compounds via USEPA 8260B, collected via USEPA 5035B in the field by placing 5g of soil into volatile organic analyte vials to which preservative had been added and semi-volatile organic compounds via USEPA 8270C. Soil matrix analytical results are included as Appendix A.

These soil borings were then developed as dual-nested soil vapor probes at 5-feet and 15-feet bgs (SV1-SV19) in accordance with Final Guidance for the Evaluation and Mitigation of Subsurface Vapor Intrusion to Indoor Air (Vapor Intrusion Guidance), DTSC, October 2011, the Advisory Active Soil Gas Investigations, DTSC, LARWQCB, SFRWQCB, July 2015 and the DRAFT Supplemental Guidance Screening and Evaluating Vapor Intrusion (CalEPA, DTSC, SWRCB February 2020).

A new section of ¼-inch diameter nylaflow tubing with a new 6-inch stainless steel probe tip at the terminal end was inserted into the borehole to the desired sampling depth. One-inch diameter polyvinyl chloride (PVC) casing was used as a guide for the tubing to ensure that the desired sampling depth was achieved. Sand was poured into the boring annulus to form an approximately one-foot long sand pack around the probe tip, at which time the PVC Ms. Elise McCaleb and Ms. Colleen Doan
Phase II ESA – Town Center Northwest, Orange Bluff Site, Signal Hill, California 90755 July 30, 2021
3 Mearns Consulting LLC
piping was withdrawn. Approximately one foot of dry, granular bentonite was placed atop the sand pack and the remainder of the borehole was backfilled with hydrated bentonite to the ground surface to form a seal. The sampling end of the tubing was fitted with a three-way valve and the probe was labeled for identification.

Soil gas samples were collected in general accordance with the July 2015 DTSC and LARWQCB) “Advisory – Active Soil Gas Investigations.”
Each probe was allowed to equilibrate for a minimum of 48-hours after installation prior to sampling by a mobile laboratory. Soil vapor samples were collected in glass gas-tight syringes equipped with Teflon plungers. A tracer gas mixture of n-pentane, n-hexane, and n-heptane was placed at the tubing-surface interface before sampling.

These compounds were analyzed during the 8260B analytical run to determine if there were surface leaks into the subsurface due to improper installation of the probe. The sampling rate was approximately 200 cc/min, except when noted differently on the chain of custody record, using a glass gas-tight syringe. Purging was completed using a pump set at approximately 200 cc/min, except when noted differently on the chain of custody record. A default of three purge volumes was used as recommended by July 2015 DTSC/RWQCB guidance documents. Prior to purging and sampling of soil vapor at each location, a shut-in test was conducted to check for leaks in the aboveground fittings. The shut-in test was performed on the aboveground apparatus by evacuating the line to a vacuum of 100 inches of water, sealing the entire system and watching the vacuum for at least one minute. A vacuum gauge attached in parallel to the apparatus measured the vacuum. If there is any observable loss of vacuum, the fittings were adjusted as needed until the vacuum did not change noticeably. The soil gas sample was then collected. No flow conditions occur when a sampling rate greater than 10 mL/min cannot be maintained without applying a vacuum greater than 100 inches of water to the sampling train. The sampling train is left at a vacuum for no less than three minutes. If the vacuum does not subside appreciably after three minutes, the sample location is determined to be a no flow sample.

Forty soil vapor samples, including three duplicates, were collected from these soil vapor probes by a Jones Environmental, Inc. (ELAP 2882) chemist and analyzed in a mobile laboratory on July 27 and 28, 2021. Three duplicates, one per 10 soil vapor samples, were collected and analyzed by the chemist. One deep probe SV19 was unable to be set at 15-feet bgs due to oily conditions. Soil vapor analytical results are included as Appendix B.

All drilling, logging and sampling activities were conducted by or under the direct supervision of a CaliforniaProfessional Geologist, and in accordance with California Well Standards presented in the Department of Water Resources (DWR) Bulletins 74-81 and 74-90. The Site Geology section and boring logs were prepared by Mr. Scott R. Fagan, a State of California Professional Geologist PG #4289. Boring logs are included as Appendix C.

Site Geology - The site is located on the west flank of the Signal Hill uplift created by lateral movement on the Cherry Hill Fault (CHF) (part of the Newport Inglewood fault zone). The CHF is located north of the site and the site overlies the Gardena Syncline, an east-west trending down-fold of the local stratigraphy.

The surface sediments are Recent Alluvium consisting of sand, silt and clay which overlie the Lakewood Formation.

Borings are logged as predominantly silt and clay with thin sections of sand.

The Gaspur Aquifer is the first groundwater below the site, below any boring depths achieved during drilling activities. No groundwater was detected in any soil boring.

Soil Matrix Analytical Results – Carbon chains C4-C12 were detected eight times in 57 soil matrix samples at a concentrations ranging from 0.052 mg/kg to 2,600 mg/kg; four detected concentrations: 1,100 mg/kg, 2,600 mg/kg, 510 mg/kg and 1,500 mg/kg exceed the screening threshold of 82 mg/kg. Carbon chains C13-C22 were detected 12 times in 57 soil matrix samples at concentrations ranging from 34 mg/kg to 2,500 mg/kg; five detected concentrations exceeded the screening threshold of 97 mg/kg. Carbon chains C23-C40 were detected 15 times in Ms. Elise McCaleb and Ms. Colleen Doan
Phase II ESA – Town Center Northwest, Orange Bluff Site, Signal Hill, California 90755 July 30, 2021
4 Mearns Consulting LLC
57 soil matrix samples at concentrations ranging from 35 mg/kg to 2,200 mg/kg; none of these detected concentrations were greater than the screening threshold of 2,400 mg/kg (Table 1 and Figure 4).

The following metals were detected in concentrations greater than their respective reporting limits: arsenic, barium, cobalt, trivalent chromium, copper, lead, nickel, selenium, vanadium and zinc (Table 1 and Figure 4). A detected concentration of arsenic, 20 mg/kg, exceeded the screening threshold.

The volatile organic compounds (VOCs) benzene, n-butylbenzene, sec-butylbenzene, tert-butylbenzene, ethylbenzene, isopropylbenzene (cumene), methyl tert-butyl ether (MTBE), naphthalene, n-propylbenzene, m,pxylenes and o-xylene were detected in concentrations greater than their respective reporting limits (Table 3 and Figure 5). Detected concentrations of naphthalene exceed the screening limit.

Semi-volatile organic compounds (SVOCs) acenaphthene, anthracene, benzo(a)anthracene, 2,4-dinitrophenol, chrysene, 4,6-dinitro-2-methylphenol, 2,4-dinitrotoluene, 2,6-dinitrotoluene, fluorene, 2-methylnaphthalene, naphthalene, 4-nitroaniline, n-nitrosodi-n-propylamine, phenanthrene and pyrene were detected in the soil matrix at concentrations greater than their respective reporting limits. Detected concentrations of benzo(a)anthracene, 2,6- dinitrotoluene and naphthalene exceeded their respective screening levels (Table 4 and Figure 5).

Soil Vapor Analytical Results – The VOCs, benzene, n-butylbenzene, sec-butylbenzene, cis-1,2-dichloroethene, di-isopropylether, ethylbenzene, isopropylbenzene (cumene), 4-isopropyltoluene (cymene), methylene chloride, naphthalene, n-propylbenzene, tetrachloroethene, toluene, total xylenes and gasoline range organics (GRO) were detected in concentrations greater than their respective reporting limits in the vapor phase (Table 5 and Figure 6).

All of these volatiles were detected at concentrations that exceeded their respective screening thresholds. The greatest detected concentration of benzene, 8,850 micrograms per cubic meter (µg/m3 ) was detected at SV7-15
adjacent to a previously abandoned oil well and along a pipeline corridor. Generally concentrations of volatiles in the vapor phase increased with depth.

Conclusions
Carbon chains, C4-C12, C13-C22, C23-C40, metals VOCs and SVOCs were detected in the soil matrix. Sixteen volatile organic compounds were detected in the vapor phase in soil vapor underlying the site (Table 5 and Figure 6).

The carbon chains C4-C12 and C13-C22 were detected at concentrations greater than their respective screening thresholds (Table 1 and Figure 4). Arsenic was detected at concentrations greater than the screening threshold (Table 1 and Figure 4). Three VOCs/SVOCs in the soil matrix exceeded their respective screening thresholds. Seventeen volatile organic compounds in the vapor phase were detected at concentrations that exceeded their respective screening thresholds (Tables 3-5 and Figures 5 and 6).

Recommendations
As the proposed future development for the site is residential, a human health risk assessment is warranted based on the results of this Phase II ESA. The human health risk assessment should include an evaluation of potential health impacts to future residential, commercial and construction workers.

Ms. Elise McCaleb and Ms. Colleen Doan
Phase II ESA – Town Center Northwest, Orange Bluff Site, Signal Hill, California 90755 July 30, 2021
5 Mearns Consulting LLC
References
Department of Toxic Substances Control (DTSC). June 2020. HERO Note 3, DTSC Modified Screening Levels.

Mearns Consulting LLC. May 27, 2021. Phase I Environmental Site Assessment, Northeast Corner of E. Willow Street and Walnut Avenue, Town Center Northwest, Signal Hill, California 90755. Two volumes.

San Francisco Bay Regional Water Quality Control Board. 2019. Rev. 2. Environmental Screening Levels, Tier 1.

Sierra Analytical Labs, Inc. April 2005 and July 2021. Background metals soil matrix analytical results Spud Field.

USEPA. May 2021. Regional Screening Levels.

TABLES
Table 1 - TPH and Metals Analytical Results in Soil Matrix July 30, 2021 Mearns Consulting LLC
SAMPLE DATE As Ba Co Cr Cu Ni Pb Se V Zn C4-C12 C13-C22 C23-C40 ID SAMPLED mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg RSLr 0.68 15,000 23 120,000 3,100 400 390 390 23,000 82 97 230,000 DTSC-SLr 0.11 36,000 820 80 390 97 2,400
RSLi 3 220,000 350 1,800,000 47,000 800 5,800 5,800 350,000 420 560 3,500,000 DTSC-SLi 0.36 170,000 11,000 320 1,000 500 18,000
ESL Tier 1 0.067 390 23 120,000 180 86 32 2.4 18 340
SV1-5 7/12/2021 <5.5 68 5.4 9.8 8.8 6.4 <7.1 <6.9 15 27 <0.05 <5 <5 SV1-10 7/12/2021 <5.5 77 7.1 21 20 12 <7.1 <6.9 24 42 <0.05 <5 <5 SV1-15 7/12/2021 <5.5 45 <3.3 7 <5 3.6 <7.1 <6.9 6.6 22 <0.05 <5 <5 SV2-5 7/12/2021 <5.5 74 5.5 11 13 6.2 <7.1 <6.9 13 28 <0.042 <5 35 SV2-10 7/12/2021 <5.5 82 9.3 18 18 12 <7.1 <6.9 31 36 <0.045 <5 <5 SV2-15 7/12/2021 <5.5 81 6.6 21 14 11 <7.1 <6.9 28 36 <0.05 <5 <5 SV3-5 7/12/2021 <5.5 67 5.6 12 11 4.3 <7.1 <6.9 18 25 <0.042 <5 <5 SV3-10 7/12/2021 <5.5 50 6.4 18 17 9.5 <7.1 <6.9 31 34 <0.05 <5 <5 SV3-15 7/12/2021 <5.5 32 3.7 8.3 6.2 5 <7.1 <6.9 18 18 <0.05 <5 <5 SV4-5 7/12/2021 <5.5 63 8.2 13 14 8 <7.1 <6.9 25 26 <0.05 <5 <5 SV4-10 7/12/2021 <5.5 40 4.6 14 12 7 <7.1 <6.9 21 25 <0.05 <5 <5 SV4-15 7/12/2021 <5.5 26 3.7 8.1 6.8 5.7 <7.1 <6.9 14 20 <0.05 <5 <5 SV5-5 7/12/2021 <5.5 82 8.1 18 17 10 <7.1 <6.9 34 34 <0.05 <5 <5 SV5-10 7/12/2021 <5.5 47 5.1 12 11 7.8 <7.1 <6.9 21 24 <0.05 <5 <5 SV5-15 7/12/2021 <5.5 61 6.1 14 15 8.8 <7.1 <6.9 28 30 <0.05 <5 <5 SV6-5 7/13/2021 <5.5 83 7.6 14 14 8.5 <7.1 <6.9 24 28 <0.05 <5 <5 SV6-10 7/13/2021 <5.5 66 6.4 21 16 12 <7.1 <6.9 31 40 <0.05 <5 <5 SV6-15 7/13/2021 <5.5 42 4.3 9.4 9 6.4 <7.1 <6.9 14 27 <0.05 <5 <5 SV7-5 7/13/2021 <5.5 73 7.2 16 13 11 7.2 <6.9 27 34 <0.062 <5 <5 SV7-10 7/13/2021 <5.5 50 6.6 13 11 7.6 <7.1 <6.9 19 25 <0.071 <5 <5 SV7-15 7/13/2021 <5.5 37 3.6 10 8.4 6.7 <7.1 <6.9 16 20 <0.05 <5 <5 SV8-5 7/13/2021 <5.5 30 <3.3 5.7 7.8 4 19 <6.9 9.1 26 <0.042 <5 <5 SV8-10 7/13/2021 <5.5 58 10 12 11 7.8 <7.1 <6.9 21 25 <0.05 <5 <5 SV8-15 7/13/2021 <5.5 50 4.6 17 12 9.8 <7.1 <6.9 19 29 <0.05 <5 <5 SV9-5 7/13/2021 <5.5 3100 5.1 26 31 20 24 <6.9 28 73 <0.067 110 550 SV9-10 7/13/2021 <5.5 77 6.2 17 12 8.3 <7.1 <6.9 23 27 <0.043 <5 50 SV9-15 7/13/2021 <5.5 110 10 30 17 16 <7.1 <6.9 33 45 <0.05 <5 <5 SV10-5 7/13/2021 <5.5 650 10 25 31 24 42 <6.9 36 100 <0.084 510 650 SV10-10 7/13/2021 <5.5 49 4.9 10 8.3 6 <7.1 <6.9 16 20 <0.05 <5 52 SV10-15 7/13/2021 <5.5 81 11 21 15 13 <7.1 <6.9 36 42 <0.05 <5 <5 SV11-5 7/13/2021 <5.5 150 10 19 21 15 17 <6.9 29 60 <0.05 <5 160 SV11-10 7/13/2021 <5.5 130 8.5 15 10 8.1 <7.1 <6.9 23 28 <0.05 39 200 SV11-15 7/13/2021 <5.5 64 6 19 11 11 <7.1 <6.9 23 31 <0.05 <5 <5 SV12-5 7/13/2021 <5.5 83 5.4 12 7.8 6.4 <7.1 <6.9 18 23 <0.07 <5 <5 SV12-10 7/13/2021 <5.5 46 5.4 10 6.7 5.7 <7.1 <6.9 16 20 <0.05 <5 <5 SV12-15 7/13/2021 <5.5 32 3.3 7 <5 4.5 <7.1 <6.9 9.2 16 <0.05 <5 <5 SV13-5 7/13/2021 <5.5 83 7.1 15 9.8 8.7 <7.1 <6.9 23 31 <0.05 <5 <5 Table 1 - TPH and Metals Analytical Results in Soil Matrix July 30, 2021 Mearns Consulting LLC
SAMPLE DATE As Ba Co Cr Cu Ni Pb Se V Zn C4-C12 C13-C22 C23-C40 ID SAMPLED mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg RSLr 0.68 15,000 23 120,000 3,100 400 390 390 23,000 82 97 230,000 DTSC-SLr 0.11 36,000 820 80 390 97 2,400
RSLi 3 220,000 350 1,800,000 47,000 800 5,800 5,800 350,000 420 560 3,500,000 DTSC-SLi 0.36 170,000 11,000 320 1,000 500 18,000
ESL Tier 1 0.067 390 23 120,000 180 86 32 2.4 18 340
SV13-10 7/13/2021 <5.5 100 5.7 21 13 10 <7.1 <6.9 26 37 <0.05 <5 <5 SV13-15 7/13/2021 <5.5 46 4.5 12 8 7 <7.1 <6.9 16 26 <0.05 <5 <5 SV14-5 7/13/2021 <5.5 50 4.7 11 7.4 5.9 <7.1 <6.9 15 22 <0.05 <5 <5 SV14-10 7/13/2021 <5.5 88 5.6 22 12 9.1 26 <6.9 17 61 0.21 53 180 SV14-15 7/13/2021 <5.5 38 3.8 12 6.9 6.4 <7.1 <6.9 13 28 <0.05 <5 <5 SV15-5 7/13/2021 <5.5 110 4.9 12 9 6.7 <7.1 <6.9 19 28 <0.06 <5 <5 SV15-10 7/13/2021 <5.5 79 7.8 16 13 12 <7.1 <6.9 26 38 <0.056 <5 <5 SV15-15 7/13/2021 <5.5 64 4.9 11 6.9 7.7 <7.1 <6.9 16 26 <0.065 <5 <5 SV16-5 7/13/2021 <5.5 160 7.4 17 20 11 19 <6.9 24 63 <0.058 190 500 SV16-10 7/13/2021 <5.5 130 11 24 27 16 27 <6.9 36 86 <0.063 <5 <5 SV16-15 7/13/2021 <5.5 720 8 23 37 16 61 <6.9 28 90 0.26 150 200 SV17-5 7/13/2021 20 88 6.7 18 47 17 57 <6.9 21 180 0.052 34 650 SV17-10 7/13/2021 <5.5 170 9.2 20 21 13 12 <6.9 28 61 <0.05 <5 79 SV17-15 7/13/2021 <5.5 240 16 35 35 19 12 7.4 47 120 <0.05 <5 78 SV18-5 7/13/2021 <5.5 110 8.2 18 16 12 14 <6.9 28 66 <0.10 110 600 SV18-10 7/13/2021 <5.5 94 9.8 18 14 12 <7.1 <6.9 32 40 1100 1300 2200 SV18-15 7/13/2021 <5.5 100 7.7 25 16 16 <7.1 <6.9 35 54 0.48 <5 <5 SV19-5 7/13/2021 <5.5 74 6.9 14 11 11 <7.1 <6.9 24 33 2600 2400 <250 SV19-10 7/13/2021 <5.5 66 7.3 17 12 12 <7.1 <6.9 23 35 510 590 270 SV19-15 7/13/2021 <5.5 46 5.2 10 7.8 8.1 <7.1 <6.9 15 28 1500 2500 530 Notes:
mg/kg = milligram per kilogram
As = arsenic, Ba = barium, Co = cobalt, Cr = trivalent chromium, Cu = copper, Ni = nickel, Pb = lead, Se = selenium, V = vanadium, Zn = zinc <5.5 = concentration is less than the Reporting Limit (5.5), i.e., not detected (ND) SV1-5 = Soil Boring1, 5-feet below ground surface (bgs).

BOLD = value exceeds the DTSC or USEPA screening level
Analytical results are included as Appendix A
Soil was collected from 5-feet, 10-feet bgs and 15-feet bgs from the same boring.

Only detected concentrations of metals are presented in this table. All other metals were ND.

ESL Tier 1 = San Francisco Bay Regional Water Quality Control Board Environmental Screening Levels 2019 (Rev. 2) RSLr = USEPA Regional Screening Level for residential soils, RSLi = USEPA Regional Screening Levels for industrial soils (May 2021) DTSC SLr = CalEPA DTSC Screening Level for residential soils, DTSC SLi = CalEPA DTSC Screening Level for industrial soils (June 2020) carcinogenic values were preferentially used for all screening levels, except nickel and TPH DTSC SL C17-C32, aromatic high and USEPA aromatic high values were used for C23-C40 DTSC SL C9-C16, aromatic medium and USEPA aromatic medium values were used for C13-C22 Table 2 - Background Metals Analytical Results in Soil Matrix July 30, 2021 Mearns Consulting LLC
SAMPLE DATE As Ba Co Cr Cu Ni Pb Se V Zn
ID SAMPLED mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg RSLr 0.68 15,000 23 120,000 3,100 400 390 390 23,000
DTSC-SLr 0.11 36,000 820 80 390
RSLi 3 220,000 350 1,800,000 47,000 800 5,800 5,800 350,000 DTSC-SLi 0.36 170,000 11,000 320 1,000
ESL Tier 1 0.067 390 23 120,000 180 86 32 2.4 18 340
Offsite-1 4/4/2005 5.2 97 8.1 21 25 12 12 <1.9 35 62
Offsite-5 4/4/2005 12 160 17 50 64 30 8.1 <1.9 75 99
Offsite-10 4/4/2005 12 170 14 32 35 22 5.6 <1.9 58 67
Offsite-20 4/4/2005 14 73 17 35 80 22 10 <1.9 67 95
SB1-5 7/6/2021 <5.5 84 11 36 40 21 8.8 <6.9 46 54
SB2-5 7/6/2021 <5.5 69 9.3 21 26 15 <7.1 <6.9 36 39
SB3-5 7/6/2021 <5.5 48 4.6 9 16 6.2 <7.1 <6.9 16 29
SB4-5 7/6/2021 <5.5 170 14 42 45 26 9.5 <6.9 58 74
SB5-5 7/6/2021 <5.5 97 16 30 40 27 8.5 <6.9 52 56
SB6-5 7/6/2021 <5.5 130 22 42 46 33 11 <6.9 71 85
SB7-5 7/6/2021 <5.5 80 12 24 26 19 <7.1 <6.9 43 47
SB8-5 7/6/2021 <5.5 180 17 38 37 32 11 <6.9 68 51
SB9-5 7/6/2021 <5.5 87 14 30 28 24 9 <6.9 54 38
SB10-5 7/6/2021 <5.5 98 13 27 30 23 7.5 <6.9 51 39
SB11-5 7/6/2021 <5.5 120 9.8 22 14 16 <7.1 <6.9 39 31
Notes:
mg/kg = milligram per kilogram
As = arsenic, Ba = barium, Co = cobalt, Cr = trivalent chromium, Cu = copper, Ni = nickel, Pb = lead, Se = selenium, V = vanadium, Zn = zinc <5.5 = concentration is less than the Reporting Limit (5.5), i.e., not detected (ND) SB1-5 = Soil Boring1, 5-feet below ground surface (bgs).

Analytical results are included as Appendix B
ESL Tier 1 = San Francisco Bay Regional Water Quality Control Board Environmental Screening Levels 2019 (Rev. 2) RSLr = USEPA Regional Screening Level for residential soils, RSLi = USEPA Regional Screening Levels for industrial soils (May 2021) DTSC SLr = CalEPA DTSC Screening Level for residential soils, DTSC SLi = CalEPA DTSC Screening Level for industrial soils (June 2020) carcinogenic values were preferentially used for all screening levels, except nickel Table 3 - VOCs Analytical Results in Soil Matrix
July 30, 2021 Mearns Consulting LLC

SAMPLE DATE
Benzenen-Butylbenzenesec-Butylbenzenetert-ButylbenzeneEthylbenzeneIsopropylbenzeneMethyl tert-butyl etherNaphthalenen-Propylbenzenem,p-Xyleneo-Xylene ID SAMPLED mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg RSLr 1.2 3,900 7,800 7,800 5.8 1,900 47 2 3,800 550 650 DTSC-SLr 0.33 2,400 2,200 2,200 2
RSLi 5.1 58,000 120,000 120,000 25 9,900 210 8.6 24,000 2,400 2,800 DTSC-SLi 1.4 18,000 12,000 12,000 6.5
ESL Tier 1 0.025 0.43 0.028 0.042 2.1 2.1
SV1-5 7/12/2021 <0.0045 <0.0045 <0.0045 <0.0045 <0.0045 <0.0045 <0.0045 <0.0045 <0.0045 <0.0045 <0.0045 SV1-10 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV1-15 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV2-5 7/12/2021 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 SV2-10 7/12/2021 <0.0039 <0.0039 <0.0039 <0.0039 <0.0039 <0.0039 <0.0039 <0.0039 <0.0039 <0.0039 <0.0039 SV2-15 7/12/2021 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 SV3-5 7/12/2021 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 <0.0042 SV3-10 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV3-15 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV4-5 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV4-10 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV4-15 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV5-5 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV5-10 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV5-15 7/12/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV6-5 7/13/2021 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 SV6-10 7/13/2021 <0.0099 <0.0099 <0.0099 <0.0099 <0.0099 <0.0099 <0.0099 <0.0099 <0.0099 <0.0099 <0.0099 SV6-15 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV7-5 7/13/2021 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 SV7-10 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV7-15 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV8-5 7/13/2021 <0.004 <0.004 <0.004 <0.004 <0.004 <0.004 <0.004 <0.004 <0.004 <0.004 <0.004 SV8-10 7/13/2021 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 <0.0044 SV8-15 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV9-5 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV9-10 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV9-15 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV10-5 7/13/2021 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 SV10-10 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV10-15 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV11-5 7/13/2021 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 SV11-10 7/13/2021 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 <0.0058 SV11-15 7/13/2021 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 SV12-5 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV12-10 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV12-15 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV13-5 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV13-10 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV13-15 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV14-5 7/13/2021 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 <0.0056 SV14-10 7/13/2021 <0.0059 <0.0059 <0.0059 <0.0059 0.023 <0.0059 <0.0059 <0.0059 <0.0059 0.11 0.043 SV14-15 7/13/2021 <0.0057 <0.0057 <0.0057 <0.0057 <0.0057 <0.0057 <0.0057 <0.0057 <0.0057 <0.0057 <0.0057 SV15-5 7/13/2021 <0.0087 <0.0087 <0.0087 <0.0087 <0.0087 <0.0087 <0.0087 <0.0087 <0.0087 <0.0087 <0.0087 SV15-10 7/13/2021 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 <0.006 SV15-15 7/13/2021 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 <0.005 SV16-5 7/13/2021 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 <0.0064 Table 3 - VOCs Analytical Results in Soil Matrix
July 30, 2021 Mearns Consulting LLC

BOLD = value exceeds the DTSC or USEPA screening level
Analytical results are included as Appendix A
Soil was collected from 5-feet, 10-feet bgs and 15-feet bgs from the same boring.

Only detected concentrations of VOCs are presented in this table. All other VOCs were ND.

SAMPLE DATE
AcenaphtheneAnthraceneBenzo (a) anthracene2,4-DinitrophenolChrysene4,6-Dinitro-2-methylphenol2,4-Dinitrotoluene2,6-DinitrotolueneFluorene2-MethylnaphthaleneNaphthalene4-NitroanilineN-Nitrosodi-n-propylaminePhenanthrenePyrene ID SAMPLED mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg mg/kg RSLr 3,600 18,000 1.1 130 110 5.1 1.7 0.36 2,400 240 2 27 0.078 1,800 DTSC-SLr 3,300 17,000 2,300 190 2
RSLi 45,000 230,000 21 1,600 2,100 7.4 1.5 30,000 3,000 8.6 110 0.33 23,000 DTSC-SLi 23,000 130,000 12.0 1,100 1,300 42 4.7 0.99 17,000 1,300 6.5 74 0.21 13,000 ESL Tier 1 12 1.9 0.63 3 0.023 6 0.88 0.042 7.8 45
SV1-5 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV1-10 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV1-15 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV2-5 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV2-10 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV2-15 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV3-5 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV3-10 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV3-15 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV4-5 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV4-10 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV4-15 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV5-5 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV5-10 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV5-15 7/12/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV6-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV6-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV6-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV7-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV7-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV7-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV8-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV8-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV8-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV9-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV9-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV9-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV10-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV10-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV10-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV11-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV11-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV11-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV12-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV12-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV12-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV13-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV13-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV13-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV14-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV14-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV14-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV15-5 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV15-10 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 SV15-15 7/13/2021 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 <0.33 Table 4 - SVOCs Analytical Results in Soil Matrix
July 30, 2021 Mearns Consulting LLC

BOLD = value exceeds the DTSC or USEPA screening level
Analytical results are included as Appendix A
Soil was collected from 5-feet, 10-feet bgs and 15-feet bgs from the same boring.

Only detected concentrations of SVOCs are presented in this table. All other SVOCs were ND.

SAMPLE DATE
Benzenen-Butylbenzenesec-Butylbenzenecis-1,2-DichloroetheneDi-isopropyletherEthylbenzeneIsopropylbenzene4-IsopropyltolueneMethylene chlorideMethyl tert-butyl etherNaphthalenen-PropylbenzeneTetrachloroetheneToluenem,p-Xyleneso-XyleneGasoline Range Organics (GRO) ID SAMPLED µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 RSLr 0.36 730 1.1 420 100 11 0.83 1,000 11 5,200 100 100 31 DTSC-SLr 0.097 210 420 8.3 1 0.46 83
RSLi 1.6 4.9 1,800 1,200 47 0.36 4,400 47 22,000 440 440 130 DTSC-SLi 0.42 880 1,800 35 3,100 12 2 350
ESL Tier 1 3.2 280 37 34 360 2.8 15 10,000 3,500 3,500 3,300 SV1-5 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV1-15 7/27/2021 13 <12 <12 <8 <40 <8 57 321 20 <40 <40 <8 <8 16 <16 <8 25,000 SV2-5 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV2-15 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 17 <40 <40 <8 <8 <8 <16 <8 <2,000 SV2-15 REP 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 26 <40 <40 <8 <8 <8 <16 <8 <2,000 SV3-5 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 18 <8 <16 <8 <2,000 SV3-15 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 8 <40 <40 <8 17 <8 <16 <8 <2,000 SV4-5 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 22 <8 <16 <8 <2,000 SV4-15 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 12 <8 <16 <8 <2,000 SV5-5 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV5-15 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 9 <40 <40 <8 <8 <8 <16 <8 <2,000 SV6-5 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 17 <8 <16 <8 <2,000 SV6-15 7/27/2021 243 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 8 <8 <16 <8 317,000 SV7-5 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV7-15 7/27/2021 8,850 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 4,210 799 441 46,300,000 SV8-5 7/27/2021 20 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 23 15 <16 <8 <2,000 SV8-15 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV9-5 7/27/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV9-15 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 34 13 <16 <8 <2,000 SV9-15 REP 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 34 14 <16 <8 <2,000 SV10-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 9 <8 <16 <8 <2,000 SV10-15 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 8 <8 <16 <8 <2,000 SV11-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 24 <8 <16 <8 <2,000 SV11-15 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV12-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 8 <8 <16 <8 <2,000 SV12-15 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 9 <8 <16 <8 <2,000 Table 5 - Soil Vapor Analytical Results
July 30, 2021 Mearns Consulting LLC

SAMPLE DATE
Benzenen-Butylbenzenesec-Butylbenzenecis-1,2-DichloroetheneDi-isopropyletherEthylbenzeneIsopropylbenzene4-IsopropyltolueneMethylene chlorideMethyl tert-butyl etherNaphthalenen-PropylbenzeneTetrachloroetheneToluenem,p-Xyleneso-XyleneGasoline Range Organics (GRO) ID SAMPLED µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 µg/m3 RSLr 0.36 730 1.1 420 100 11 0.83 1,000 11 5,200 100 100 31 DTSC-SLr 0.097 210 420 8.3 1 0.46 83
RSLi 1.6 4.9 1,800 1,200 47 0.36 4,400 47 22,000 440 440 130 DTSC-SLi 0.42 880 1,800 35 3,100 12 2 350
ESL Tier 1 3.2 280 37 34 360 2.8 15 10,000 3,500 3,500 3,300 SV13-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 16 <8 <16 <8 <2,000 SV13-5 REP 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 25 <8 <16 <8 <2,000 SV13-15 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV14-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 10 <8 <16 <8 <2,000 SV14-15 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 <8 <8 <16 <8 <2,000 SV15-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 37 <8 <16 <8 <2,000 SV15-15 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 29 <8 <16 <8 <2,000 SV16-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 15 <8 <16 <8 <2,000 SV16-15 7/28/2021 27 <12 <12 51 <40 74 <8 16 <8 <40 41 <8 18 44 287 84 46,800 SV17-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 32 <8 <16 <8 <2,000 SV17-15 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 10 <8 <16 <8 <2,000 SV18-5 7/28/2021 <8 <12 <12 <8 <40 <8 <8 <8 <8 <40 <40 <8 13 <8 <16 <8 <2,000 SV18-15 7/28/2021 1,150 <12 <12 <8 4,780 1,910 2,490 <8 <8 8,610 826 2,640 <8 <8 1,720 <8 3,380,000 SV19-5 7/28/2021 18 649 2,380 <8 <40 2,730 4,290 13 <8 121,000* 405 5,810 42 25 <16 <8 900,000 Notes: µg/m3
= micrograms per cubic meter
<x = concentration is less than the Reporting Limit, i.e., not detected; BOLD exceeds the screening level Blank cell screening threshold not available
Analytical results are included as Appendix C
Only detected concentrations of volatiles in the vapor phase are presented in this table Soil vapor was collected from dual-nested soil vapor probes installed at 5-feet bgs and 15-feet bgs ESL Tier 1 = San Francisco Bay Regional Water Quality Control Board Environmental Screening Levels 2019 (Rev. 2) RSLr = USEPA Regional Screening Level for residential air, RSLi = USEPA Regional Screening Levels for industrial air (May 2021) DTSC SLr = CalEPA DTSC Screening Level for residential air, DTSC SLi = CalEPA DTSC Screening Level for industrial air (June 2020) carcinogenic values were preferentially used for all screening levels * = dilution factor 1/3

FIGURES

E WILLOW ST
E 27th ST
E 28th ST

ORANGE AVE

WALNUT AVE

CHERRY AVE

ROSE AVE

N GAVIOTA AVE

GUNDRY AVE
E 29th ST

E SPRING ST
405
Mearns Consulting LLC
Figure 1: Site Location Map
Town Center Northwest
Signal Hill, CA
N
0 500 feet
Base map: Google Earth 2020
SITE
SHP Drill Site
(not a part of
project site)

E WILLOW ST
E 27th ST

WALNUT AVE

N GAVIOTA AVE

ROSE AVE

GUNDRY AVE
E 28th ST
Mearns Consulting LLC
Figure 2: Site Map
Town Center Northwest
Signal Hill, CA
N
0 300 feet
Base map: Google Earth 2020
SITE
SHP Drill Site
(not a part of
project site)

E WILLOW ST
E 27th ST

WALNUT AVE

N GAVIOTA AVE

ROSE AVE
E 28th ST
Mearns Consulting LLC
Figure 3: Oil Wells:

Active, Idle, and Previously Abandoned
Town Center Northwest
Signal Hill, CA
Base map: Google Earth 2020
Oil well data source: CalGEM

EXPLANATION
Oil well location:

Active injection well
Active production well
Idle production well
Idle injection well
Previously abandoned well
N
0 200 feet
SITE
SHP Drill Site
(not a part of
project site)
03730457 (D-83)
03709241 (5)
03709829 (2)
03712157 (D19)
03709240 (3)
03712150 (D35)
03712155 (D34)
03721643 (DW-10)
03721642 (DW-9)
03721641 (DW-8) 03721640 (DW-7)
03727462 (D-82)
03722461 (D79)
03727384 (D-81)
03721639 (DW-6)
03730340 (D-82)
03721638 (DW-5)
03721663 (DW-12)
03721634 (DW-1)
03721636 (DW-3
03712159 (D24) 03712154 (4)
03712151 (2)
03712152 (D18)
03709398 (5)
03710207 (1)
03709373 (2) 03709196 (C41)
03712156 (D25)
03712158 (D26)
03709828 (1)
03712160 (D20)
037121533 (D21)
03722284 (D77)
03712142 (C33)
03721637 (DW-4)

E WILLOW ST
E 27th ST

WALNUT AVE

N GAVIOTA AVE

ROSE AVE
E 28th ST
Mearns Consulting LLC
Figure 4: Concentrations of Metals and
Carbon Chains That Exceed
Screening Thresholds
Town Center Northwest
Signal Hill, CA

EXPLANATION
Oil well location:

Active injection well
Active production well
Idle production well
Idle injection well
Previously abandoned well
N
0 200 feet
SITE
SHP Drill Site
(not a part of
project site)
14 pipelines
Pipeline
Above ground storage tank
Potential sump
Soil boring, sample depth indicated
in feet bgs, sample concentrations in
milligrams per kilogram,
As = arsenic
03730457 (D-83)
03709241 (5)
03709829 (2)
03712157 (D19)
03709240 (3)
03712150 (D35)
03712155 (D34)
03721643 (DW-10)
03721642 (DW-9)
03721640 (DW-7) 03721641 (DW-8)
03727462 (D-82)
03722461 (D79)
03727384 (D-81)
03721639 (DW-6)
03730340 (D-82)
03721638 (DW-5)
03721663 (DW-12)
03721634 (DW-1)
03721636 (DW-3
03712159 (D24) 03712154 (4)
03712151 (2)
03712152 (D18)
03709398 (5)
03710207 (1)
03709373 (2)
03709196 (C41)
03712156 (D25)
03712158 (D26)
03709828 (1)
03712160 (D20)
037121533 (D21)
03722284 (D77)
03712142 (C33)
03721637 (DW-4)
510
SV10-5'
C13-C22
1100
1300
SV18-10'
C4-C12
C13-C22
20 SV17-5'
As
2600
2400
510
590
1500
2500
SV19-5'
C4-C12
C13-C22
SV19-10'
C4-C12
C13-C22
SV19-15'
C4-C12
C13-C22
SV7
SV6
SV3
SV1
SV10 SV5
SV15
SV16
SV17
SV18
SV19
SV9
SV4
SV2
SV8
SV11
SV12
SV13
SV14

E WILLOW ST
E 27th ST

WALNUT AVE

N GAVIOTA AVE

ROSE AVE
E 28th ST
Mearns Consulting LLC
Figure 5: Detected Concentrations of
VOCs and SVOCs in Soil
Town Center Northwest
Signal Hill, CA

EXPLANATION
Oil well location:

1. Units = milligrams per kilogram

2. <x = concentration is less than the Reporting Limit (x), i.e., not detected (ND)

3. BOLD = value exceeds the DTSC or USEPA screening level

4. Base map: Google Earth, 2000

5. Oil well data source: CalGEM
03730457 (D-83)
03709241 (5)
03709829 (2)
03712157 (D19)
03709240 (3)
03712150 (D35)
03712155 (D34)
03721643 (DW-10)
03721642 (DW-9)
03721640 (DW-7) 03721641 (DW-8)
03727462 (D-82)
03722461 (D79)
03727384 (D-81)
03721639 (DW-6)
03730340 (D-82)
03721638 (DW-5)
03721663 (DW-12)
03721634 (DW-1)
03721636 (DW-3
03712159 (D24) 03712154 (4)
03712151 (2)
03712152 (D18)
03709398 (5)
03710207 (1)
03709373 (2)
03709196 (C41)
03712156 (D25)
03712158 (D26)
03709828 (1)
03712160 (D20)
037121533 (D21)
03722284 (D77)
03712142 (C33)
03721637 (DW-4)
Ethylbenzene
m,p-Xylene
o-Xylene

0.023

0.11 0.043
n-Butylbenzene
sec-Butylbenzene
tert-Butylbenzene
Isopropylbenzene
Methyl tert-butyl ether
Naphthalene
n-Propylbenzene
m,p-Xylene
Acenaphthene
Anthracene
Benzo (a) anthracene
Chrysene
4,6-Dinitro-2-methylphenol
2,4-Dinitrotoluene
2,6-Dinitrotoluene
Fluorene
2-Methylnaphthalene
Naphthalene
4-Nitroaniline
N-Nitrosodi-n-propylamine
Phenanthrene
Pyrene
SV19-15'

1.7 <0.5
<0.5

1.7 12
13 4.1
<0.5

1.6 1.1

1.3 1.5
<0.33
<0.33
<0.33
3 <0.33
4 <0.33
<0.33

9.7 8.5
SV19-10'
<0.0069

0.068

0.012
1 14
<0.69

1.6 0.0075
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
<0.33
1 <0.005
<0.005
3 1.2

7.7 5.7
<0.005
<0.33

2.1 <0.33
<0.33

0.4 1.1

1.2 1.1
12 5.2

0.85 0.91
2 0.87
SV14-10'
Benzene
n-Butylbenzene
sec-Butylbenzene
tert-Butylbenzene
Ethylbenzene
Isopropylbenzene
Naphthalene
n-Propylbenzene
Anthracene
2,4-Dinitrophenol
2-Methylnaphthalene
Naphthalene
Phenanthrene

0.0081

0.0052

0.035

0.005

0.023

0.031

0.036

0.035

0.82 0.92

2.2 0.44

0.77 SV18-10'
SV19-5'
SV7
SV6
SV3
SV1
SV10 SV5
SV15
SV16
SV17
SV18
SV19
SV9
SV4
SV2
SV8
SV11
SV12
SV13
SV14

E WILLOW ST
E 27th ST

WALNUT AVE

N GAVIOTA AVE

ROSE AVE
E 28th ST
Mearns Consulting LLC
Figure 6: Soil Vapor Analytical Results
Town Center Northwest
Signal Hill, CA

EXPLANATION
Oil well location:

1. Units = µg/m3 = micrograms per cubic meter

2. <x = concentration is less than the Reporting Limit (0.005), i.e., not detected (ND)

3. BOLD = value exceeds the screening level

5. * = dilution factor 1/3

4. Base map: Google Earth, 2000

5. Oil well data source: CalGEM
03730457 (D-83)
03709241 (5)
03709829 (2)
03712157 (D19)
03709240 (3)
03712150 (D35)
03712155 (D34)
03721643 (DW-10)
03721642 (DW-9)
03721641 (DW-8)
03721640 (DW-7)
03727462 (D-82)
03722461 (D79)
03727384 (D-81)
03721639 (DW-6) 03730340 (D-82)
03721638 (DW-5)
03721663
(DW-12)
03721634
(DW-1)
03721636 (DW-3
03712159 (D24) 03712154 (4)
03712151 (2)
03712152 (D18)
03709398 (5)
03710207 (1)
03709373 (2)
03709196 (C41)
03712156 (D25)
03712158 (D26)
03709828 (1)
03712160 (D20)
037121533 (D21)
03722284 (D77)
03712142 (C33)
03721637 (DW-4)
26 SV2-15' REP
Benzene
Isopropylbenzene
4-Isopropyltoluene
Methylene chloride
Toluene
Gasoline Range Organics
13 57
321
20 16
25,000
SV1-15'
Methylene chloride 17
SV2-15'
SV3-15'
8 17
Methylene chloride
Tetrachloroethene
SV3-5'
18 Benzene
Tetrachloroethene
Toluene
SV8-5'
20 23
15 SV4-15'
Tetrachloroethene 12
SV4-5'
22 SV6-15'
243
8 317,000
Benzene
Tetrachloroethene
Gasoline Range Organics
SV6-5'
17 SV10-15'
Tetrachloroethene 8
SV10-5'
9 SV15-15'
Tetrachloroethene 29
SV15-5'
37 SV16-15'
27 51
74 16
41 18
44 287
84 46,800
Benzene
cis-1,2-Dichloroethene
Ethylbenzene
4-Isopropyltoluene
Naphthalene
Tetrachloroethene
Toluene
m,p-Xylenes
o-Xylene
Gasoline Range Organics
SV16-5'
15 SV18-15'
1,150
4,780
1,910
2,490
8,610
826
2,640
1,720
3,380,000
Benzene
Di-isopropylether
Ethylbenzene
Isopropylbenzene
Methyl tert-butyl ether
Naphthalene
n-Propylbenzene
Tetrachloroethene
m,p-Xylenes
Gasoline Range Organics
SV18-5'
13 Benzene
n-Butylbenzene
sec-Butylbenzene
Ethylbenzene
Isopropylbenzene
4-Isopropyltoluene
Methyl tert-butyl ether
Naphthalene
n-Propylbenzene
Tetrachloroethene
Toluene
Gasoline Range Organics
SV19-5'
18 649
2,380
2,730
4,290
13 121,000*
405
5,810
42 25
900,000
SV17-15'
Tetrachloroethene 10
SV17-5'
32 SV12-15'
Tetrachloroethene 9
SV12-5'
8 SV13-5' REP
Tetrachloroethene 25
SV13-5'
16 Tetrachloroethene
SV11-15'
24 Tetrachloroethene
SV14-5'
10 SV9-15' REP
34 14
Tetrachloroethene
Toluene
SV9-15'
34 13
Benzene
Toluene
m,p-Xylenes
o-Xylene
Gasoline Range Organics
SV7-15'
8,850
4,210
799
441
43,300,000
Methylene chloride
SV5-15'
9 SV7
SV6
SV3
SV1
SV10
SV5
SV15
SV16
SV17
SV18
SV19
SV9
SV4
SV2
SV8
SV11
SV12
SV13
SV14

APPENDIX A
Sierra Analytical Labs, Inc.

Soil Matrix Analytical Data
July 13 & 14, 2021
Mearns Consulting LLC
RE:Town Center Northwest
Santa Monica, CA 90405
738 Ashland Avenue
Susan Mearns
Attached are the results of the analyses for samples received by the laboratory on 07/12/21 15:44.

The samples were received by Sierra Analytical Labs, Inc. with a chain of custody record attached or completed at the submittal of the samples.

The analyses were performed according to the prescribed method as outlined by EPA, Standard Methods, and A.S.T.M.

The remaining portions of the samples will be disposed of within 30 days from the date of this report.

If you require any additional retaining time, please advise us.

Sincerely,
19 July 2021
Richard K. Forsyth
Laboratory Director
Work Order No.: 2107160
Sierra Analytical Labs, Inc. is certified by the California Department of Health Services (DOHS), Environmental Laboratory Accredidation Program (ELAP) No. 2320.

Project:

Project Number:

Project Manager:

Reported:

Mearns Consulting LLC
738 Ashland Avenue [none]
Santa Monica CA, 90405 Susan Mearns 07/19/21 09:26
Town Center Northwest
Sample ID Laboratory ID Matrix Date Sampled

ANALYTICAL REPORT FOR SAMPLES
Date Received
SV1-5 2107160-01 Soil 07/12/21 08:54 07/12/21 15:44
SV1-10 2107160-02 Soil 07/12/21 10:39 07/12/21 15:44
SV1-15 2107160-03 Soil 07/12/21 10:43 07/12/21 15:44
SV2-5 2107160-04 Soil 07/12/21 11:20 07/12/21 15:44
SV2-10 2107160-05 Soil 07/12/21 11:23 07/12/21 15:44
SV2-15 2107160-06 Soil 07/12/21 11:36 07/12/21 15:44
SV3-5 2107160-07 Soil 07/12/21 12:35 07/12/21 15:44
SV3-10 2107160-08 Soil 07/12/21 12:39 07/12/21 15:44
SV3-15 2107160-09 Soil 07/12/21 12:44 07/12/21 15:44
SV4-5 2107160-10 Soil 07/12/21 13:09 07/12/21 15:44
SV4-10 2107160-11 Soil 07/12/21 13:18 07/12/21 15:44
SV4-15 2107160-12 Soil 07/12/21 13:21 07/12/21 15:44
SV5-5 2107160-13 Soil 07/12/21 13:50 07/12/21 15:44
SV5-10 2107160-14 Soil 07/12/21 14:02 07/12/21 15:44
SV5-15 2107160-15 Soil 07/12/21 14:07 07/12/21 15:44

Page 1 of 80 ends

Signal Hill City CouncilJuly 12, 2022

Signal Hill City Council
July 12, 2022