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HomeMy WebLinkAboutAddendumP1 ADDENDUM TO WESTSIDE SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT A. Introduction On August 3, 2010, the City Council of National City adopted the Westside Specific Plan and certified the environmental impact report (EIR). The EIR addresses the potential environmental impacts and provides a mitigation, monitoring and reporting program for the Westside Specific Plan and a project specific transit oriented development (TOD). The Westside Specific Plan is a detailed plan for a 100-acre neighborhood located within the incorporated limits of National City; bounded by West Plaza Boulevard to the north. Interstate 5 to the west, West 24th Street/Mile of Cars Way to the south, and Roosevelt Avenue to the east (Figure 1). The purpose of the Westside Specific Plan is to reestablish the area as a "safe, healthy, and vibrant neighborhood where people engage in community life." The plan provides for retention and expansion of residential uses and amortizing industrial uses that are determined to be polluting and hazardous to the health and well being of local residents. The EIR addresses the potential environmental effects of plan implementation. Additionally, the EIR (State Clearinghouse No. 2008071092) addresses a project specificl4-acre infill transit -oriented affordable housing project (Figure 2) (referred to as TOD project) and analyzes potential impacts associated with the development. The TOD project is located in the southern portion of the 100-acre Westside neighborhood; bounded by West 19th Street to the north, Hoover Avenue to the east, West 22nd Street to the south, and Wilson Avenue to the west (Figure 1). The 14-acre site is segmented by Paradise Creek, undeveloped and parks west of the creek and the City's public works yard and related Addendum I February. 2014 Westside Specific Plan EIR P2 buildings and a prior storage bus yard (referred to as the ille site) to the east of the creek. The Westside Specific Plan EIR (WSPEIR) acknowledged that the TOD project site contained hazardous materials. The TOD project site is considered a "brownfield" for environmental purposes (EIR pp4-25). Impact discussion included recognizing that the site contains contaminated soils and hazardous materials and would require removal and transportation of these materials off -site to an appropriate location. The potential exposure to workers, residents, or the environment was considered a significant hazard, yet impacts would be less than significant with the mitigation measures incorporated in the Westside Specific Plan EIR. Since the certification of the EIR, steps have been conducted to remove hazardous materials on the TOD site in order to develop the site for multi -family residential uses as planned. A work program was prepared for the TOD site consistent with the project described in the EIR and with mitigation efforts contained in the EIR. At the time the EIR was prepared the proposed remediation actions were described in general terms and these remediation steps have not changed. However, there are technical details that have been identified through the preparation of a Property Mitigation Plan (PMP) prepared for the site that are discussed in this Addendum. The purpose of this Addendum is to ensure that the remedial actions of the work program contained in the PMP are consistent with the EIR and additional environmental review would not reveal any additional impacts or mitigation measures. CEQA Guidelines: Section 15164 of the CEQA Guidelines provides the authority for preparing an Addendum to a certified EIR or adopted Negative Declaration. Specifically, Section 15164 states the following: Addendum 2 February. 2014 Westside Specific Plan EIR P3 "(a) The lead agency or responsible agency shall prepare an addendum to a certified EIR if some changes or additions are necessary but none described in Section 15162 calling for preparation of a subsequent EIR. (b) An addendum to an adopted negative declaration may be prepared if one or more changes or additions are necessary or none of the conditions described in section 15162 calling for the preparation of a subsequent EIR or negative declaration. (c) An addendum need not be circulated for public review but can be included in the Final EIR or adopted negative declaration. (d) The decision -making body shall consider the addendum with the final EIR or negative declaration prior to making a decision on the project. (e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. According to Section 15162, once the EIR has been certified, a lead agency need not prepare a subsequent EIR unless "on the basis of substantial evident in Tight of the whole record one or more of the following: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effect. (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous Addendum Westside Specific Plan EIR 3 February. 2014 P4 (3) EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous FIR was certified as complete or the Negative Declaration was adopted, shows any of the following: A) The project will have one or more significant effects not discussed in the EIR or negative declaration B) Significant effects previously examined will be substantially more severe than shown in the previous EIR. C) Mitigation measures or alternatives previously found not be feasible would be feasible, and would substantially reduce one or more significant effects of the project proponents decline to adopt the mitigation measure or alternative; or D) Mitigation measures or alternatives which are considerable different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. CEQA Guidelines §15162 The PMP provides a more comprehensive work program than the work program identified in the EIR. The details of the work program are the subject of this addendum, which will be reviewed and approved by the Department of Toxic Substance Control (DTSC) and the San Diego County Department of Environmental Health (DEH). The removal of hazardous materials was anticipated in the EIR and already discussed in concept. The PMP details are not "new information of substantial importance" that would result in new or greater Addendum 4 February. 2014 Westside Specific Plan EIR P5 impacts not discussed in the EIR, but rather technical details requiring explanation and confirmation as explained in this Addendum. Property Mitigation Plan (PMP) The Mitigation, Monitoring, and Reporting Program of the EIR specify that a work plan for any remediation of the removal of hazardous materials be prepared. On March 23, 2102, a Property Mitigation Plan (PMP) for the Transit Oriented Development Area was prepared by E2ManageTech for the City of National City. The PMP describes the TOD site and the community outreach conducted during the preparation and adoption of the TOD plan within the Westside Specific Plan and EIR. The PMP provides a detailed description of the level of effort conducted to identify, monitor, dispose, remove, and remediate the hazardous materials. Phase I and Phase II assessments were completed on both the 4.5 acre public works yard, 2100 Hoover Avenue, 1.25 Illes site, 2020 Hoover Avenue, and Phase I for parcels on the west side of the creek, referred to as the Park Side Area (Figure 3). The PMP provides a Work Plan for additional remediation as necessary for the Isles site and Park Side Area. The Work Plan is consistent with the Work Plan identified in the EIR, MM HAZ-2. The purpose of this PMP is to provide summary -level background information regarding historic land -use activities within the Project Area, summarize ESA/investigation studies that have been completed, identify and describe the COC-impacted areas, and provide a Conceptual Site Model to present a roadmap for remediation the COC impacted areas within the Project Area. The objectives of the PMP are to: • Present and evaluate existing conditions at previously identified Areas of Concern (ADCs) within the Project Area. • Establish appropriate removal action objectives for protection of human health and the environment. Addendum 5 February. 2014 Westside Specific Plan EIR P6 • Present cleanup approaches for AOCs that warrant removal actions. The PMP is consistent with the anticipated plan analyzed in the EIR. In describing the remedial action to be performed on the TOD site, the EIR states: "The TOD project would require earthwork on soils east and west of Paradise Creek that have been identified as brownfield sites. The redevelopment of existing contaminated sites would create a significant hazard to the public or environment through the reasonable foreseeable upset and accident conditions involving the release of hazardous materials in the environment. Therefore, earthwork activities could potentially release hazardous materials in to the surrounding environment. Impact would be significant. Mitigation measures are proposed as part of the Westside Specific Plan. Program EIR, as describe in Section 3.9 "Hazards and Hazardous materials (MM HAZ-1, MM HAZ-2, and MM HAZ-3) that would reduce this impact. Moreover, additional mitigation measures may be identified once project specific details are finalized. These statements demonstrate that the work plan detailed in the PMP was fully contemplated in the EIR and thoroughly analyzed below. As required by CEQA subsection (e) substantial evidence supporting the lead agency's decision not to prepare a subsequent EIR pursuant to Section 15162 as a result of the details identified in the PMP is provided in Section C, Environmental impact Analysis. The environmental analysis presented in Section C evaluates the potential impacts of the changes specifically in light of the environmental findings in the previously certified EIR. This evaluation demonstrates that technical information contained in the PMP would not create new or greater environmental impacts than those identified in the previous EIR, and as such, a subsequent EIR to address this new information is not required. B. Environmental Site Assessments (PMP Summary) As discussed in the PMP, Two Phase I Environmental Site Assessments were completed for the subject areas included in the WI-TOD development area. Addendum 6 February. 2014 Westside Specific Plan EIR P7 Specifically, a Phase I ESA was completed for the parcels that comprise 2100 Hoover Avenue and 2020 Hoover Avenue in February 2009 and January 2010, respectively. In 2013, two additional Phase I ESAs were completed for the same properties; however, the project areas for these most recent Phase I ESAs were defined by development phases (i.e., Parcel 1 and Parcel 2) for the WI-TOD project area. Subsequent to completing the 2010 Phase I ESAs for both properties (i.e., 2100 and 2020 Hoover Avenue) a Property Mitigation Plan (PMP) was prepared and submitted to the Department of Toxic Substances Control (DTSC) and the County of San Diego Department of Environmental Health (DEH) for review and approval. The PMP was prepared in compliance with the Environmental Oversight Agreement Number 11-T1032 between the DTSC and the City of National City. The PMP was also prepared in compliance with the California Health and Safety Code Sections 25323.1 and 25356.1 as well as the California Environmental Protection Agency (Cal -EPA) DTSC guidance memorandum titled Removal Action Work Plans — Senate Bill 1706 dated September 23, 1998. The PMP was partially approved by the DTSC and DEH in May 2012 and July 2012, respectively. The partial approval allowed the City to proceed with site assessment/investigation related activities described in the PMP. Full approval will allow for the City to proceed with removal actions after appropriate California Environmental Quality Act (CEQA) actions have been completed with respect to the clean-up actions described in the PMP. The PMP describes the existing environmental contamination associated with eight (8) Areas of Concern (AOCs) (Figure 3), establishes removal action objectives for protection of human health and the environment, and presents cleanup approaches for AOCs that warrant removal actions at the proposed Transit Oriented Development (TOD). The AOCs consist of eight separate locations where further investigation and/or mitigation will be required during the Addendum 7 February. 2014 Westside Specific Plan ER P8 construction phase of the proposed affordable housing redevelopment project. The chemicals of concern include the following: petroleum hydrocarbons from former leaking underground vehicle lifts; petroleum hydrocarbons and volatile organic compounds (VOCs) from former leaking underground storage tanks (USTs); diesel fuel and VOCs from UST and oil/water separator (OWS) features; VOCs, polychlorinated biphenyls (PCBs), organ chlorine pesticides (OCPs), lead, and semi -volatile organic compounds (SVOCs); lead, antimony, arsenic, Aroclor 1254, Aroclor 1260, and chlordane in surfciai soil; and, VOCs in soil gas. Supplemental investigations are recommended for AOCs for which the extent of contamination is not adequately defined by prior environmental site investigations. As such, the objective of the recommended supplemental investigation actions is to augment data that were collected in prior investigations and delineate the horizontal and vertical extent of contamination. Recommended actions resulting from the supplemental investigations will be based on anticipated land -use within the TOD project area and the potential for future residents or occupants to be exposed to chemicals of potential concern. The overall goal of the removal actions recommended for each AOC is to manage or eliminate the potential for future residents, construction workers, site visitors, and/or biological receptors to be exposed to COCs above acceptable thresholds. Thus, the primary goal is to close the AOCs located on the east side (ADCs -01, -02, -03, -04, and -08) of Paradise Creek based on unrestricted [and use thresholds. However, if it is more economical to close an AOC using a remediation alternative that would result in a deed restriction, these alternate remediation alternatives will be considered. Because the City intends to renovate the property located on the west side of Paradise Creek for active and passive park purposes and does not plan on building residential homes in this area, the City plans on closing these AOCs (ADCs -05, -06, and -07) based on the intended land use. Addendum 8 February. 2014 Westside Specific Plan EIR P9 During the proposed site investigation and cleanup activities, decisions for additional investigation and/or cleanup activities will be based on a comparison of the analytical data with published health screening goals including but not limited to California Human Health Screening Levels (CHHSLs) and Environmental Protection Agency (EPA) Region 9 Regional Screening Levels. Soil analytical data will be compared with residential land -use screening levels associated with the above referenced health risk standards. Potential risks to human health associated with soil, soil gas, and groundwater samples collected from the eastem half of the TOD Project Area will be evaluated in accordance with the DTSC's Guidance for the Evaluation and Mitigation of Subsurface Vapor Intrusion to Indoor Air (October, 2011). As such, a human health risk assessment will be completed using site -specific data and pa ram eters. Immediately upon receiving the analytical data associated with the supplemental site investigation activities for each of the AOCs, a site -specific health risk assessment will be completed in consideration of the proposed functional use activity. The results of the risk assessment will be presented in a brief Supplemental Site Investigation Memorandum (SSIM) with recommendations for further characterization, delineation, removal action, and/or closure. Removal action implementation includes actions at AOCs-01, 05 and 08. At AOC-01 elevated concentrations of TPI 1 were detected in soil samples collected in the vicinity of the former hydraulic lifts. It is estimated that approximately 200 cubic yards (cy) of TPH-impacted soil would be transported offsite for disposal at this location. At AOC-05, stockpiled soil is reported to consist of historically disposed street sweeping waste. it is estimated that approximately 3,300 cy (approximately 4,600 tons) of stockpiled soil exists. Based on the calculated volume of stockpiled soil, it is estimated that approximately 230 truckloads would be required to haul the stockpiled soil. The results of characterization of the soil stockpiles will indicate whether the stockpiled soils will be disposed of as non- hazardous, California non-RCRA hazardous, or RCRA hazardous, The Addendum 9 February. 2014 Westside Specific Plan ER P10 excavated soil will be transported via roll -off bin hauling trucks, end -dump or bottom -dump trucks. At AOC-04, soil that was determined to contain VOCs above the cleanup goals will be removed and transported off site for disposal at an appropriate facility. It is estimated that less than 10 cy of impacted soil will be removed. It is planned that the minor excavation at AOC-08 will be conducted concurrent with the excavation conducted with AOC-01. After all of the impacted soils have been removed from the AOCs described above, a representative number of confirmation soil samples will be collected from the bottom and sidewalls of the excavation. Each of the confirmation soil samples will be analyzed for chemicals of concern to confirm that a sufficient volume of impacted soil has been removed and that chemicals of concern do not exist at concentrations above the cleanup goals. In consideration of the redevelopment schedule, it is anticipated if additional removal actions that may be warranted for AOC-02, 03, 06, and 07 may include soil excavation of installation of a vapor barrier. The decision for the appropriate removal action will be described in a Technical Memorandum that will be prepared after each of these AOCs is further investigated. The Technical Memorandum will be submitted to the DTSC for its review and approval. Upon completion of all field activities described in the PMP, all the data and Technical Memoranda prepared will be organized into a PMP Completion Report that will be submitted to DTSC for its review and approval that all the work has been completed to its satisfaction. Addendum Westside Specific Plan EIR 10 February. 2014 P11 C. Environmental Analysis The information below addresses each of the environmental issues previously analyzed within the Westside Specific Plan/TOD EIR: Traffic, Circulation, and Parking, Air Quality, Noise, Cultural Resources, Biological Resources, Community Character and Aesthetics, Land Use, Population and Housing, Hazards and Hazardous Materials, and I itiiities aril Pi ub !ir Ser►iices. All of the prior mitigation measures included in the certified EIR would continue to apply to the removal of hazardous materials. The conclusions described below are provided as a reference for each environmental issue area identified in the EIR for the purpose of describing how the proposed changes (refer to Section B TOD Environmental Site Assessments would not effect the conclusion of the EIR. Aesthetics There are no scenic vistas located on the project site or in the immediate vicinity. Although the TOD project entails redeveloping a 14-ace site with a transit oriented infill affordable housing development, it would be consistent with the uses surrounding the site. The TOD project would not adversely affect a scenic vista and would ultimately improve the scenic quality and visual resources available within the project area. Because the proposed removal of hazardous materials was discussed in the EIR and no changes to the project are proposed, there would be no impacts. Air Quality The EIR concluded that the demolition, excavation and grading, and hauling of debris would create emissions of dusts, fumes, equipment exhaust, and other air contaminants. Mitigation measures were described in Section 3.2 Air Quality (MM AQ-1a) that would reduce impacts. MM AQ-f a Hauling — Cover all haul trucks hauling dirt, sand, soil or other loose materials or maintain a two foot freeboard. (Air Quality pp ES-9). Addendum 11 February. 2014 Westside Specific Plan EIR P12 The additional measures are identified in the PMP as follows: Air Monitoring: Fugitive dust control measures will be implemented at each excavation area to mitigate dust migration outside the work area (exclusion zone) and offsite so that there is limited potential for exposure to residents in the neighborhood. To mitigate dust migration outside the exclusion zone, light spraying of the active excavation areas with potable water will be conducted throughout the removal action activities. Dust mitigation will be conducted such that fugitive dust cannot be visually observed downwind of the excavation or stockpile area. If dust is observed, the quantity and/or frequency of misting will be increased until fugitive dust cannot be visually observed downwind of the work area. A Miniram dust monitor or equivalent instrument will be utilized whenever visible dust levels are generated or at least every 2 hours to confirm that total dust levels are at or below the action level of 0.25 milligrams per cubic meter (mg/m3). The action level is one-half of the permissible exposure limit (PEL) for chlordane as published by the Occupational Safety and Health Administration (OSHA). All measurements will be documented in the field logbook. Dust Control Plan: Dust suppression will be accomplished by lightly spraying or misting the work areas with water. Water mist may also be used on the soil stockpile, in the transport trucks, and on the onsite truck routes. The volume of water added to suppress dust will not exceed the moisture -holding capacity of the soil. In addition, after the soil is loaded into the transport trucks, the soil will be covered with tarps that are adequately secured to ensure that soil cannot spill out of the truck during transport to the disposal facility. The soil stockpile location will be situated in an area shielded from the prevailing wind, where practical, and covered with plastic. For dust -control purposes, efforts will be made to minimize the soil drop height from excavator's bucket onto the soil pile and/or into the transport trucks. if adequate room is available, the excavator will be positioned to load or stockpile soil from the upwind side. If Addendum 19 February. 2014 Westside Specific Plan EIR P13 sustained wind speeds exceed 15 miles per hour (mph) for a period of 15 minutes, excavation activities will cease until the wind speed is below 15 mph. Biological Resources The TOD project is bisected by Paradise Creek, a tributary to San Diego Bay runs diagonally through the project area. A wetland delineation of Paradise Creek was conducted during the preparation of the EIR. Narrow banks of coastal salt mafsh habitat occur on either side of the open creek water. The area west of Paradise Creek is proposed for a park, just south of the existing Paradise Creek Educational Park. The Westside Specific Plan and EIR requires that all development be set back from the creek to ensure that impacts to the creek and the associated riparian habitat would not occur. The project proposed to restore and enhance areas within and adjacent to Paradise Creek. Implementation of the TOD project, including the removal of hazardous materials would be subject to all existing laws, policies, and ordinances related to water quality, including complying with construction and permanent BMPs, NPDES, and stormwater requirements. Impacts on Paradise Creek would be regulated by the US Army Corps of Engineers, California Department of Fish and Game, and the Regional Water Quality Control Board. In the undeveloped areas of the TOD project area, mitigation measures include conducting focused studies prior to issuance of any grading, building, or other construction permit. Because no additional development would occur on site due to proposed technical changes as compared what was previously analyzed in the EIR, these impacts would not change and have been adequately addressed in the ER. Cultural Resources The previous EIR concluded that project impacts to historic, architectural resources and human remains could have the potential to cause substantial through grading activities of the TOD project. Pre -historic archaeological resources and paleontological resources could be damaged or destroyed, and project impacts to archaeological and paleontological resources could be Addendum 13 February. 2014 Westside Specific Plan EIR P14 potentially significant. The EIR included mitigation measures to reduce these impacts to a Tess -than -significant level. Since the mitigation measure described below would apply to any grading activities, the proposed changes would have no affect on such resources, and the previously identified impact would remain the same. impact CUL-2 The Presence of Paradise Creek would have been attractive to prehistoric populations, and temporary campsites and/or resource extraction sites would be expected near this water course and generally within the plan area. (Cultural Resources ES-18) MM CUL-2 Archaeological Letter Report. Prior to future project approvals and the issuance of nay construction permits including but not limited to a grading permit, future construction shall obtain a qualified archaeologist to conduct a pedestrian survey and records search to determine potential for the plan area containing significant archaeological resources. (Cultural Resources ES-18) Impact CUL-3 Specific projects that would excavate more than 10 feet deep or disturb more than 1,000 cubic yards of matrix would be considered to have a potentially significant adverse impact of paleontogical resources. (Cultural Resources pp ES-19) MM CUL-3 Paleontological Letter Report. Prior to future project approvals and the issuance of any construction permits including but not limited to a grading permit, future construction projects within the Westside Specific plan proposing a cut depth greater than 10 feet and 1,000 cubic yards shall obtain a qualified paleontologist to review the propose construction and grading information to determine the project would have a moderate to high potential of encountering paleontological resources. (Cultural Resources pp ES-19) Addendum 14 February. 2014 Westside Specific Plan EIR P15 Geology and Soils Lands east and west side of Paradise Creek, namely the City's Public Works Yard and an outdoor storage area, are known to contain hazardous materials and have both been identified as brownfields. A substantial amount of polluted runoff could impact the stormwater drainage system should stormwater flow through the site during development activities. However, the project would be required to implement or comply with each of the following: BMPs addressed in a SWMP; WDRs including an erosion control plan and a SWPPP; and the NPDES General Permit enforced through local regulations from the City. Compliance with these discharge and permit requirements would ensure that the TOD project would not create or contribute runoff water that would exceed the capacity of stormwater drainage systems or create additional sources of polluted runoff. Because no additional development would occur on site due to proposed changes as compared what was previously analyzed in the EIR, these impacts would not change and have been adequately addressed in the EIR. Hazards & Hazardous Materials The previous EIR concluded that the TOD project site includes two parcels of disturbed land that have had to address hazardous environmental issues. These two sites are discussed above in Section B TOD Environmental Site Assessments. The TOD project would require earthwork on soils east and west of Paradise reek that have been identified as brownfield sites. The redevelopment of existing contaminated sites could create a significant hazard to the public or environment through the reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Therefore, eaerthwork activities could potentially release hazardous materials into the surrounding environment. impact would be significant. Mitigation measures included in the EIR are listed below that would reduce this impact. Addendum 15 February. 2014 Westside Specific Plan EIR P16 Threshold HAZ-1 Businesses or properties which use, transport, store, and dispose of hazardous materials exist within the plan area. However, existing laws and regulations enforced by federal, state, and local agencies ensure such businesses and properties abide by all safety laws. Because compliance with these laws and regulations is mandatory, impact associated with the transport use or disposal of hazardous materials would be less than significant. (Hazards and Hazardous Materials pp ES-29) Impact HAZ-1: Future redevelopment within the project area permitted by the proposed project on adjacent to or nearby property with known or suspected contaminated soils, soil gas, and/or groundwater would result I a significant impact on workers and nearby receptors (e.g. residents and employees of other businesses) during construction activities. Impacts related to Threshold HAZ-2 would be significant. (Hazards and Hazardous Materials pp ES-31) MM HAZ-1: Phase I Environmental Site Assessment. Prior to future project approvals, a Phase I Environmental Site Assessment IESA) shall be completed for the project site proposed for redevelopment if the site has historically used or stored hazardous materials or if the site is within 1,000 feet of a site that has historically used or stored hazardous materials. (See specific MM, pp ES-30) MM HAZ-2: Phase 11 Environmental Site Assessment. If mitigation measure MM HAZ-1 requires a Phase 11 ESA, the Phase 11 ESA shall include, but not be limited o the following: A work plan that includes the number and locations of proposed soil/monitoring wells, sampling intervals, drilling and sampling methods, analytical methods, sampling rationale, site geohydrology, field screening methods, quality control/quality assurance, and reporting methods. Where appropriate the work plan is approved by a regulatory agency such as the DTSC, RWQCB, or County HMD. Addendum 16 February. 2014 Westside Specific Plan EIR P17 A site -specific health and safety plan signed by a certified Industrial Hygienist. Necessary permits for encroachment, boring completion, and well installation. Sampling program (fieldwork) in accordance with the work plan and health and safety plan. Heldwork is completed under the supervision of State of California registered geologist Hazardous materials testing through a state -certified laboratory. Documentation including a description of filed procedures, boring logs/well construction diagrams, tabulations of analytical results, cross -sections, an evaluation of the levels and extent of contaminants found, and conclusions and recommendations regarding the environmental conditions of the site and the need for further assessment. A remedial action plan will be developed as determined necessary by the Principal Investigator. Contaminated groundwater will generally be handled through the NPDES/dewatering process. Disposal process including transport by a state -certified hazardous material hauler to a state -certified disposal or recycling facility licensed to accept and treat the identified type of waste. (Hazard and Hazardous Materials pp ES- 31) MM HAZ-3: Compliant with Local, State, and Federal Laws and Regulations (Phase Ill). In the event hazardous materials are determined to be present, the property owner, developer, or responsible party shall be required to contact the local CUPA or applicable regulatory agency to oversee the remediation of the property in compliance with all applicable local, county, state, and federal laws. The property owner, developer, or responsible party shall be responsible for funding or securing funding for the site remediation and shall provide proof to the City that the site contaminants have been properly removed in compliance with all applicable laws and regulations prior to project development. (Hazard and Hazardous Materials pp ES-31). Addendum 17 February. 2014 Westside Specific Plan EIR P18 In addition, the PMP Addendum indicates that a vapor barrier and Land Use Covenant may also be considered as an additional mitigation measure based on results of confirmation sampling. If a vapor barrier is implemented, it will be developed in accordance with a detailed Operations and Maintenance (O&M) Plan. To ensure long term effectiveness, an O&M Agreement will be set up between DTSC and the City of National City. A Land Use Covenant limiting portions of the WI-TOD for open space use, to specific design elements, or to ensure the effectiveness of a vapor barrier may also be implemented as mitigation measure. The PMP provides for specific transportation plan for offsite disposal described below: It is anticipated that approximately 55 transport truckloads for AOC-01 and 255 truckloads will be needed to haul the impacted soil to an offsite disposal facility. The estimate is based on an average soil weight of 1.4 tons per cy and each truckload transporting approximately 18 cy. if necessary, the CDC will obtain an EPA ID number for the site or its designee will sign all manifests and/or bills of lading. A brief discussion of the transportation plan to be implemented during remediation activities is provided below. Soil Loading: Waste soil will be loaded onto transport trailers using a loader or backhoe. During the loading activities, a water mist will be used to suppress dust. A designated, full-time flag person will direct truck traffic during entry and exit at the site. Entry and exit points will be delineated to warn pedestrians of the truck traffic. Proposed entry and exit points are shown on Figure 8-3 of the PMP. A truck log will be maintained and will include the trailer number and company affiliation, the date and time that the truck leaves the site, the approximate volume of each load, and the hazardous or non -hazardous waste manifest number. In addition, materials will leave the site with the Addendum 18 February. 2014 Westside Specific Plan EIR P19 appropriate paperwork (e.g., Bill of Lading or Uniform Hazardous Waste Manifest). Heavy equipment operation will be restricted to the hours of 7:00 a.m. to 5:00 p.m. on weekdays and 8:00 am. to 5:00 p.m. on weekends. To the extent possible, truck traffic will be timed to avoid rush hour, with trucks scheduled to leave the site between the hours of 8:00 a.m. and 3:00 p.m. Destination of Solt: The results of characterization of the soil stockpiles will indicate whether the stockpiled soils will be disposed of as non -hazardous, California non-RCRA hazardous, or RCRA hazardous. if the soil is categorized as non -hazardous waste, it will be disposed of at the following location: Otay Landfill 1700 Maxwell Drive Chula Vista, California Soil samples analyses may indicate that the soil is California non-RCRA hazardous. This type of waste is characterized by a total concentrations that is greater than or equal to its Total Threshold Limit Concentration (TTLC) or soluble concentrations (when extracted by the Waste Extraction Test) that is greater than or equal to its STLC. California non RCRA hazardous soil will disposed of at the following location: Copper Mountain Landfill 34854 East County 12th Street Wellton, Arizona 85356 If analyses indicate that soil is RCRA hazardous (soluble constituent result is greater than its TCLP concentration), excavated soils will be disposed of at the following location: Ecology Landfill U.S. Highway 95 Beatty, Nevada Addendum Westside Specific Plan EIR 19 February. 2014 P20 Soil Transportation Mode: The excavated soil will be transported via roll - off bin hauling trucks, end -dump or bottom -dump trucks. It is estimated that each truck will have a capacity to haul between 10 and 20 tons of material. While the soil is being loaded into the trucks, dust suppression will be performed by lightly spraying or misting the work areas with water. Water mist may also be used on soil placed in the transport trucks. After the soil is loaded into the transport trucks, the soil will be covered with a tarp to ensure that no soil spills from the trucks during transport to the disposal facility. If the soil is being transported as non-RCRA or RCRA hazardous waste, the transport company will be required to provide proof of valid certification to transport hazardous soillmaterials prior to transporting the soil. Before leaving the site, each truck driver will be instructed to notify the Removal Action Contractor's Site Manager. Each truck driver will be provided with the cellular phone number for the RA contractor's Site Manager. It will be the responsibility of the RA contractor's Site Manager to notify DTSC of any unforeseen incidents. in addition, there are call boxes located along the freeways that will be traveled to reach the disposal facilities. These call boxes are situated at roadside locations along the truck route to be used to report roadside incidents. Each truck driver will be instructed to report any roadside emergency using the call box system or cellular phone. In the event of an accidental release, the Highway Patrol and local emergency response personnel will be contacted. Once at the disposal facilities, each truck will be weighed before offloading its payload. Copies of waste manifests will be provided to the RA contractor after all the impacted soil has been shipped from the Site and delivered to the appropriate disposal facility. Truck Transportation Routes: The anticipated travel time to disposal facilities are: Otay Landfill is approximately 20 minutes (one-way). Addendum 20 February. 2014 Westside Specific Plan EIR P21 Copper Mountain Landfill is approximately 3 hours (one-way). U.S. Ecology facility is approximately 7 to 8 hours (one-way). Given the network of freeways within the San Diego area, there are alternate routes that could be taken to the disposal facilities, if traffic conditions warrant. In addition, given the characteristics of the soil being transported, there are no apparent restrictions that would preclude the trucks from following these routes to the disposal facilities. The route from the TOD project to the freeway is outlined in the PMP Addendum. Hydrology and Water Quality Lands east and west side of Paradise Creek, namely the City's Public Works Yard and an outdoor storage area, are known to contain hazardous materials and have both been identified as brownfields. A substantial amount of polluted runoff could impact the stormwater drainage system should stormwater flow through the site during development activities. However, the project would be required to implement or comply with each of the following: BMPs addressed in a SWMP; WDRs including an erosion control plan and a SWPPP; and the NPDES General Permit enforced through local regulations from the City. Compliance with these discharge and permit requirements would ensure that the TOD project would not create or contribute runoff water that would exceed the capacity of stormwater drainage systems or create additional sources of polluted runoff. Because no additional development would occur on site due to proposed changes as compared what was previously analyzed in the EIR, these impacts would not change and have been adequately addressed in the EIR. Land Use and Planning The previous EIR addressed changes in land use including the TOD development. The TOD project would be designed to conform to the goals, objectives and policies of the Westside Specific Plan and the City's General Plan, Land Use Code and Redevelopment Plan_ The removal of hazardous materials Addendum Westside Specific Plan EIR 21 February. 2014 P22 was assumed, as part of the project and specific details of the removal would not affect the proposed land uses, the impacts would remain unchanged. Mineral Resources There are no records of previous mining of mineral resources occurring at the project site. The construction and operation of the TOD project are not likely to result in the Toss of valuable aggregate mineral resources. The removal of hazardous materials was assumed as part of the project, and since there are no identified mineral resources on site, there are no impacts. Noise The previous EIR concluded that construction noise levels could exceed noise thresholds from the closest sensitive receptor. The City's noise ordinance exempts construction activities from the noise standards during the hours of 7:00 a.m. and 7:00 p.m. Monday through Friday, but limits construction noise levels to no more than 75 dBA at type 1 residential properties and 85 dBA at type 2 residential/commercial properties. The noise impacts would be temporary in nature and would cease once the construction was completed. Mitigation measures contained in the EIR include the following: MM N01.5 Hours of Construction. Construction operations shall not occur between 700 p.m. and 7:00 am. Monday though Friday, or at any time on weekends or holidays. The hours of construction, including noise maintenance activities and all spoils and material transport, shall be restricted to the periods and days permitted by the local noise and other applicable ordinance. Noise - producing construction activity shall comply with, or in special circumstances obtain exemptions from, local noise control regulations affecting construction activity. (Noise pp ES-15) Addendum 22 February. 2014 Westside Specific Plan EIR P23 Population and Housing The EIR concluded that the TOD project would induce substantial growth yet the project population growth and housing stock needs was identified in the City's General Plan. The removal of hazardous material on the project site would have no affect on the number of units developed at the site or the number of people generated by the project, and it would further the goals of the City, the impacts would remain unchanged. Public Services The previous EIR concluded that with payment of required developer fees the proposed project's impacts on public services, police, fire, school, and parks and recreational services, would be less than significant. Because the proposed changes would have no affect on the number of units developed at the TOD project site or the number of people generated by the project, these impacts related to public services remain unchanged. Transportation/Traffic The previous EIR did not address construction traffic impacts because construction traffic is temporary in nature and does not substantially affect the level of service of the roadway system. Although the proposed changes provide more details regarding the remediation of the TOD site, the changes do not affect construction related traffic associated with the project and construction related traffic remains temporary in nature and would not substantially affect the level of service of the roadway system. Since the proposed changes would not affect the design of the project, the number of units that would be constructed at the project site, or the amount of traffic generated by the project, these impacts related to transportation/traffic would remain unchanged. Utilities and Service Systems Utilities to the project area, natural gas, electricity, sewer, water, and solid waste disposal, are supplied by different agencies. The previous EIR concluded the Addendum Westside Specific Plan EIR 23 February. 2014 P24 project's demand for water and sewer (provided by Sweetwater Authority and the City's public works department), electric and gas (supplied by SDG&E), and solid waste (provided by EDCO) could be accommodated to the project site. The proposed changes to the removal of the hazardous materials on site would not affect the number of units constructed on site or the demand for utilities and service systems. `therefore, the impacts would remain unchanged. Addendum — — 24 February. 2014 Westside Specific Plan EIR E2 ManageTech �r Property Mitigation Plan Addendum WI-TOD Project Area National City, California 91960 Protect Loca'tlon Map Project Number: 11-052-001 Date: May 2011 Figure 1 P26 eE2 Manav:57ech Property Mitigation Plan Addendum WI-TOD Project Area National City, California 91950 Project Number 13-052-001 Conceptual Redevelopment Plan — Second Level Date: February 2014 Figure 2 FIGURE 3 AREA OF CONCERN LOCATION MAP PROPERTY MITIGATION PLAN ADDENDUM WI-TOD PROJECT AREA NATIONAL Cfl-Y, CA Legend TOD Project Area 0 ADC Boundary E2 ManageTech