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HomeMy WebLinkAbout!Ch 05.13 Hazards5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-1 City of Chula Vista November 2013 5.13 Hazards and Hazardous Materials This section describes existing hazards and hazardous materials in Village 8 West and surrounding area and evaluates the potential for hazards and hazardous materials impacts due to implementation of the SPA Plan and TM. As stated in Section 2.3, Purpose and Legal Authority, this EIR tiers from the 2013 GPA/GDPA SEIR (09- 01). The SEIR does not address hazards and hazardous materials, but relies on analysis in the 2005 GPU EIR (EIR 05-01) and the 1993 Program EIR for the GDP (EIR 90-01). The following evaluation of hazards and risk of upset is based on the project-level Phase I Environmental Site Assessment Report (Phase I ESA), prepared by Geocon Incorporated (March 2011). The Phase I ESA updates the applicable information contained in these previously certified EIRs. This site-specific study is contained in Appendix J of this EIR. 5.13.1 Existing Conditions A. Regulatory Framework 1. Federal a. Environmental Protection Agency The EPA enforces a mandated National Hazardous Waste Management Program, as established by the Federal Resources Conservation and Recovery Act (RCRA). Under RCRA regulations, hazardous wastes must be tracked from the time of generation to the point of disposal. The RCRA program also sets out standards for hazardous waste treatment, storage and disposal units in a manner that minimizes the present and future threat to the environment and human health. The EPA also sets forth regional preliminary remediation goals, which establish contamination values for residential land uses. The remediation goals are “risk-based tools for evaluating and cleaning up contaminated sites. The EPA Region 9 remediation goals combine current EPA toxicity values with standard exposure factors to estimate contaminated concentrations in environmental media (soil, air, and water) that are considered protective of humans, including sensitive groups, over a lifetime. b. Federal Aviation Administration The FAA, which oversees airport safety and rules associated with development that may present a safety concern near existing airports, requires that Form 7460-1, Notice of Proposed Construction or Alteration, be filed with the FAA regional office prior to construction of buildings that are 200 feet or higher above the graded terrain. Minimum FAA safety standards include the marking or lighting of any structures 200 feet in height or greater from the graded terrain. 2. State a. California Environmental Protection Agency Department of Toxic Substances Control The CalEPA Department of Toxic Substances Control (DTSC) is the primary regulatory agency administering RCRA and non-RCRA hazardous waste programs. Under CCR Title 22, Division 4.5, wastes are classified as California hazardous, if 1) the total constituent content exceeds the total threshold limit concentration, or 2) the soluble constituent content exceeds the soluble threshold limit concentration based on a waste extraction test. If transported off site, California hazardous wastes require management as a hazardous waste and disposal at a Class 1 disposal facility. 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-2 City of Chula Vista November 2013 b. California Environmental Protection Agency Office of Environmental Health Hazard The CalEPA Office of Environmental Health Hazard sets forth the California Human Health Screening Levels (CHHSLs), a standard minimum level for risk-based concentrations of various chemicals on contaminated properties. The CHHSL values are non-regulatory and do not necessarily imply that adverse effects to human health would occur if concentrations were above the respective CHHSL. c. CCR Title 5, Division 1, Chapter 13, Subchapter 1 – School Facilities Construction CCR Title 5, Division 1, Chapter 13, Subchapter 1 establishes minimum standards for the siting of schools and school construction to provide safety for students and staff. The regulation establishes minimum distances that schools can be located from potential hazards such as power line easements, and sets screening distances for other hazards that would require a safety study, such as a railroad track easement. Section 14010(h) states that schools shall not be located near an above-ground water or fuel storage tank or within 1,500 feet of the easement of an above ground or underground pipeline that can pose a safety hazard as determined by a risk analysis study. Section 14010(t) states that if the proposed site is on or within 2,000 feet of a significant disposal of hazardous waste, the school district shall contact the Department of Toxic Substance Control for a determination of whether the property should be considered a hazardous waste property or border zone property and unsuitable for school development. 3. Regional a. Regional Water Quality Control Board The RWQCB implements the California Water Code which regulates waste discharges to land. If a discharge of waste threatens the waters of the state, a report of waste discharge or an application for a waiver of a report of waste discharge must be filed with the RWQCB. The RWQCB accomplishes its permitting responsibility by issuing either a general or site-specific permit (Waste Discharge Permit) or a waiver of a permit. 4. Local a. Brown Field Airport Land Use Compatibility Plan The purpose of an ALUCP is to provide for the orderly growth of airports and the areas surrounding the airports, and to safeguard the general welfare of inhabitants within an airport’s vicinity. An ALUCP addresses compatibility between airport operations and future land uses that surround them by providing policies and criteria for noise, safety, airspace protection, and overflight. An ALUCP serves to both minimize the public’s exposure to excessive noise and safety hazards within an Airport Influence Area and preserve the viability of airport operations. The 2004 Brown Field ALUCP was revised and adopted by the County ALUC on December 20, 2010. b. Existing Emergency Response Plans San Diego County Emergency Plan This comprehensive emergency management system provides for a planned response to disaster situations associated with natural disasters, technological incidents, and nuclear defense operations. The plan includes operational concepts relating to various emergency situations, identifies components 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-3 City of Chula Vista November 2013 of the emergency management organization, and describes the overall responsibilities for protecting life and property and assuring the overall well-being of the population. The plan also identifies the sources of outside support that might be provided (through mutual aid and specific statutory authorities) by other jurisdictions, state and federal agencies, and the private sector. San Diego County Multi-Jurisdiction Hazard Mitigation Plan The San Diego County Multi-Jurisdiction Hazard Mitigation Plan was prepared in July 2010 to meet federal and state requirements for disaster preparedness to make the county eligible for fundi ng and technical assistance from state and federal hazard mitigation programs. The plan includes a risk assessment to enable local jurisdictions to identify and prioritize appropriate mitigation actions that will reduce losses from potential hazards, including flooding, earthquakes, fires, and man-made hazards. To address potential hazards, the plan then incorporates mitigation goals and objectives, mitigation actions and priorities, an implementation plan, and documentation of the mitigation planning process for each of the twenty-one participating jurisdictions, including Chula Vista. California Disaster and Civil Defense Master Mutual Aid Agreement As provided for in the California Emergency Services Act, this agreement was developed in 1950 and adopted by all 58 California counties. This statewide mutual aid system is designed to ensure that adequate resources, facilities, and other support is provided to jurisdictions whenever their own resources prove to be inadequate to cope with a given situation. San Diego County is located in Mutual Aide Region 6 of the state system, which also includes Imperial, Riverside, San Bernardino, Inyo, and Mono counties. Unified County Emergency Services Organization The City of Chula Vista has comprehensive agreements with the Bureau of Land Management, California Department of Forestry, California Conservation Corps, Urban Search and Rescue Corps, San Diego County Fire Mutual Aid, and other agencies in conjunction with the California Disaster and Civil Defense Master Mutual Aid Agreement. Village 8 West is incorporated into Chula Vista’s existing emergency disaster programs, including all fire and emergency services and mutual aid agreements. Community Emergency Response Team Program The City of Chula Vista provides a CERT program that offers training to citizens to teach them how to effectively and efficiently respond to emergency situations without placing themselves or others in unnecessary danger. CERT training includes lessons on managing utilities, putting out small fires, providing basic emergency medical aid, searching and rescuing victims safely, effectively organizing volunteers, and collecting disaster information to support first responders. c. City of Chula Vista General Plan The goals of the General Plan to remediate future development sites in accordance with applicable state and federal standards and to manage household hazardous waste are to minimize the risk of injury and property damage associated with wildland fire hazards (Objective E 16) and ensure that adequate remediation of contaminated sites as redevelopment occurs in order to protect public health and safety (Objective E 17). 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-4 City of Chula Vista November 2013 B. Hazardous Site Database Record Search The Phase I ESA for Village 8 West evaluated current environmental conditions and the presence of hazardous materials or substances. As part of the Phase I ESA, a search of standard environmental regulatory databases was conducted to determine if any listed hazardous sites are located within Village 8 West, or within one mile of the SPA boundaries. The Phase I ESA reviewed a broad range of standard federal, state, and local environmental regulatory databases, as well as additional environmental record sources to supplement the standard databases. Village 8 West is not listed in any of the standard regulatory databases; however, the search identified one site within one mile of Village 8 West listed in the DTSC Site Mitigation and Brownfields Reuse Program’s (SMBRP) EnviroStor database: Otay Ranch Village 7, approximately 3,200 feet north of Village 8 West. The status of Otay Ranch Village 7 is listed in the EnviroStor as “no further action” as of December 2, 2008. This facility is also listed in the database as a school investigation site as part of the SMBRP. Past uses of this property are reported as agricultural. The school site is listed as “no further action” as of March 8, 2007. Geocon also reviewed the Final Site Inspection Report Former Brown Field Bombing Range, San Diego County, California, prepared by Parsons dated December 2007. Included in the report are site plans that depict the location of the former bombing range, the bomb and aerial rocket target boundaries, and the extent of the formerly used defense sites property boundary. These features are located a minimum of one mile to the east-southeast of Village 8 West and of any proposed off-site improvements (sewer, storm drain, and recreation trail). 1. Conditions Associated with Existing Uses Village 8 West is currently unoccupied and undeveloped. No paved roads are present on the SPA. A concrete enclosed reservoir owned by the City of San Diego is present on a parcel in the central portion of Village 8 West, enclosed by the site boundaries. Several existing potable water pipelines are located underground in the project area. An unnamed aqueduct extends across Village 8 West from the southern boundary and intersects with the pipelines. Wood and barbed wire fences and concrete brow ditches are also located on site. The site has several dirt roads, primarily in the northern, eastern, and southern portions of Village 8 West. The reservoir is accessed by a dirt road that extends from La Media Road at the northern site boundary. During the site reconnaissance, Geocon observed a piece of agricultural equipment that appeared to be a sprayer. The Phase I ESA did not identify any current activities of environmental concern on Village 8 West. Geocon did not observe stained soil, evidence of pits, storage tanks, underground utilities of concern, or stressed vegetation on site. 2. Conditions Associated with Prior Uses According to the Phase I ESA, prior uses of Village 8 West include agricultural use, specifically cultivated fields, at various times between 1953 and 2009. The Phase I ESA concluded that potential soil contamination may be present on site from residual concentrations of pesticides/herbicides from past agricultural use. Similar conditions were identified in Village 7 and Village 4. In Village 7 and Village 4, organochlorine pesticides were detected above the analytical method limits in the upper three feet of soil. Concentrations of toxaphene, dichlorodiphenyldichloroethane (DDD), dichlorodiphenyltrichloro- ethane (DDT), and dichlorodiphenyldichloroethylene (DDE) were detected in various samples above their respective residential preliminary remediation goals. The pollutant concentrations were not high enough to be classified as hazardous waste; however, remediation would be required during grading. Geocon recommended reusing the soils on site in Village 7 and Village 4 in accordance with the waste discharge requirements of the RWQCB. Remediation included the removal of the potentially 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-5 City of Chula Vista November 2013 contaminated soil and replacement on site as fill covered by a minimum of 10 feet of clean fill either from on site or imported sources. 3. Conditions Associated with Adjacent Uses North and northeast of the site are La Media Road, Santa Luna Street, Magdalena Avenue, and Main Street. A vacant and graded area of land for future residential development is located north of Santa Luna Street. Olympian High School is located east of Magdalena Avenue and north of Main Street. Dry farmed fields are located east of the project site and SR-125 is located east of the agricultural land. The service road that provides access to the project site continues south to the southern adjacent parcel where it connects to the access road in the Otay River Valley. Vacant undeveloped land is adjacent to the west and south of the project area. An active hard rock quarry is approximately 0.3 mile to the southwest and the Otay Landfill is approximately one mile northwest of the site. The Phase I ESA did not identify any activities of environmental concern associated with these adjacent uses. C. Other Potential Environmental Hazards The Otay Ranch GDP Program EIR identifies land uses surrounding the Otay Ranch, including the Otay Landfill, Brown Field, and Rock Mountain Quarry, that could potentially create a hazard or risk of upset. According to the EIR prepared for the EUC, the Otay Landfill, located approximately one mile west of Village 8 West, is the site of a former hazardous waste reprocessing operation and continues to provide disposal waste services. The Rock Mountain Quarry, located approximately 0.3 mile to the southwest of Village 8 West, represents a potential source of contamination from waste oil, fuel spillage, residual blasting chemicals, and air emissions. As discussed above, the Phase I ESA did not identify any conditions of concern to Village 8 West associated with these adjacent uses. Brown Field, a municipal airport operated by the City of San Diego, may also present a risk due to flights occurring over Village 8 West. The manager of Brown Field wrote a comment letter on the Village 8 West EIR NOP for the project that expressed concern that Village 8 West would be subject to over flight operations due to its location in relation to the POGGI VORTAC, located approximately 500 feet north of the project site. A copy of the letter is provided in Appendix A. Currently, there is an instrument approach procedure which brings aircraft to Brown Field from the north and terminates at POGGI. Once at POGGI, pilots must be able to see the airport visually, and then circle to land. Aircraft fly the approach in any weather condition, day or night, 24 hours a day. According to the ALU CP for Brown Field, the northern portion of project site is located within the Airport GPS approach and Airport Composite Circling Approach and would be subject to overflights. Village 8 West is not located within any safety zone for the airport, including the traffic pattern zone, as defined in the Brown Field Airport Land Use Compatibility Plan. However, the project site is located within the FAA Height Notification Boundary, Part 77 Airspace Surfaces, Airport Overflight Notification Area for residential development and Review Area 2 of the Airport Influence Area. Review Area 2 consists of locations within the airspace protection and/or overflight notification areas. Limits on the heights of structures, particularly in areas of high terrain, are the only restrictions on land uses within Review Area 2. 5.13.2 Thresholds of Significance According to Appendix G of the CEQA Guidelines, impacts from hazards and hazardous materials would be significant if the project: 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-6 City of Chula Vista November 2013 ■ Threshold 1: Creates a significant hazard to the public or environment through the routine transport, use, or disposal of hazardous materials. ■ Threshold 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 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 4: Be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, a significant hazard to the public or the environment is created. ■ Threshold 5: Is 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 and would result in a safety hazard for people residing or working in the project area. ■ Threshold 6: Is located within the vicinity of a private airstrip and would result in a safety hazard for people residing or working in the project area. ■ Threshold 7: Impairs implementation of or physically interferes with an adopted emergency response plan or emergency evacuation plan. ■ Threshold 8: Exposes people or structures to a significant risk or loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. ■ Threshold 9: Be inconsistent with General Plan, GDP, and other objectives and policies regarding hazards thereby resulting in a significant physical impact. ■ Threshold 10: Result in an increase in the uses, transport, storage, and disposal of hazardous waste materials and an associated increase in the risk of an upset condition in the area ; and/or the historic use of pesticides would result in soil contamination and health effects. 5.13.3 Impact Analysis A. Threshold 1: Creates a significant hazard to the public or environment through the routine transport, use or disposal of hazardous materials, and Threshold 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 activities in Village 8 West would involve the use of common but potentially hazardous materials, including vehicle fuels, paints, cleaning materials, and caustic construction compounds. While these substances could pose a potential health risk to construction workers and to the general public during transport, handling of these common, potentially hazardous materials would occur in accordance with California Occupational Safety and Health Administration (Cal/OSHA) guidelines and would be disposed of in accordance with state and county regulations. Adherence to federal, state, and local regulations regarding the use and disposal of hazardous materials and wastes would reduce potential impacts on human health and safety from handling and transport of hazardous construction materials to less than significant. 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-7 City of Chula Vista November 2013 Occupation of proposed commercial and residential development and maintenance of parks and other public facilities would also involve the use or storage of common hazardous materials, including cleaning solvents typically used in multi-family residential and commercial development, pesticides and related chemicals associated with landscaping maintenance, and paints and solvents. Certain permitted land uses, such as dry cleaners and gas stations, also require the use, storage, and transport of hazardous chemicals or materials, which are regulated by current federal and state regulations, such a RCRA. Health clinics and urgent care facilities would have the potential to generate hazardous medical wastes; however, these facilities would also be regulated by federal and state regulation. Compliance with all applicable regulations would reduce impacts to a less than significant level. Other commercial, residential, and park land uses are not subject to the same regulatory oversight as land uses that routinely generate hazardous waste. However, Allied Waste Management Services provides solid waste services to Village 8 West and operates drop-off facilities that accept paint, batteries, computers, television sets, and other electronics and household hazards. Allied Waste offers curbside pickup for used oil and electronic waste. Additionally, the South Bay Regional Household Hazardous Waste Collection facility is located approximately 2.5 miles west of Village 8 West at 1700 Maxwell Road. These facilities would encourage proper disposal of household hazardous wastes. Compliance with manufacturers’ instructions and existing regulations is anticipated and would reduce potential exposure of the public and the environment to hazardous materials. Due to the limited amounts and frequency of use of hazardous materials in the proposed land uses, the frequency and severity of exposure to hazardous materials and waste as a result of the commercial, residential, and park land uses proposed for Village 8 West would be less than significant. As stated in the Phase I ESA, the potential exists for pesticide residue to be uncovered in the soils on site that could result in an exposure risk to construction workers and future residents of Village 8 West. This potential impact is addressed under Threshold 10. B. Threshold 3: Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school. Village 8 West includes an approximately 21-acre middle school site and an 11-acre elementary school site. Prior to approval of the future school, conditions on the site will be required to comply with Chula Vista Elementary School District, Sweetwater Union High School District, and state standards for health and safety issues, including School Facilities Construction requirements in CCR Title 5. In addition, Village 8 West is located within 0.25 mile of Olympian High School, located adjacent to the northeast corner of the project area, and Wolf Canyon Elementary School, which is located just north of Olympian High School. As discussed under Threshold 2, use of hazardous materials during construction or operation of the project land uses would not result in a significant risk to the public from the use, transport or disposal of hazardous materials and wastes. However, due to past agriculture activities on the project site, the Phase I ESA identified the potential for pesticide residue in soils that could result in exposure to schools during grading or, if left exposed, during operation of the proposed schools. As the potential exists for exposure to pesticide contaminated soils on the future Village 8 West school sites, or at other nearby school sites, the project could present a potential impact with respect to health standards for public schools. 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-8 City of Chula Vista November 2013 C. Threshold 4: Be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, a significant hazard to the public or the environment is created. A search of standard environmental regulatory databases was conducted to determine if any listed hazardous sites are located within Village 8 West, or within one mile of the SPA boundaries. Village 8 West is not listed in any of the standard regulatory databases; however, Otay Ranch Village 7, approximately 3,200 feet north of Village 8 West, was listed in the EnviroStor database due to the presence of pesticide-contaminated soils on site. This site does not present a risk to Village 8 West; although, the Phase I ESA did determined Village 8 West also contains pesticide-contaminated soil, as discussed under Threshold 10. Geocon also reviewed the Final Site Inspection Report Former Brown Field Bombing Range, San Diego County, California, prepared by Parsons dated December 2007. Based on the distance of this facility from Village 8 West, the Phase I ESA determined that this facility did not present a threat to the project. Therefore, no impacts with respect to this threshold would occur. D. Threshold 5: Is 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 and would result in a safety hazard for people residing or working in the project area, and Threshold 6: Is located within the vicinity of a private airstrip and would result in a safety hazard for people residing or working in the project area. Village 8 West is located approximately 1.5 miles to the northeast of Brown Field, a City of San Diego municipal airport. Village 8 West is located within the approach area for Brown Field subject to overflights from both Brown Field and the Tijuana Airport, a commercial facility just over one mile to the south of Brown Field. Aircraft operations at Brown Field would be required to comply with all applicable FAA regulations that are intended to ensure safe operation of aircraft. Flights to and from the Tijuana Airport in U.S. airspace over Village 8 West would be required to coordinate with FAA traffic controllers. Additionally, Mexico is rated Category 1, the top category, in FAA's International Aviation Safety Assessment Program (Aviation Safety Network 2011). This program focuses on a country's ability to adhere to international standards and recommended practices for aircraft operations and maintenance established by the United Nation's technical agency for aviation, the International Civil Aviation Organization (FAA 2010). With continued compliance with safety regulations and standards, it is not reasonably foreseeable that continued operations at Brown Field or the Tijuana Airport would result in a safety hazard to Village 8 West. Village 8 West is located within the Brown Field Airport FAA height notification boundary, a Part 77 Airspace Surface, and Airport Overflight Notification Area for residential development, and Review Area 2 of the Brown Field Airport Influence Area. If the project results in development that would obstruct the flight approach paths for Brown Field, a potentially significant safety hazard from flight operations at Brown Field would occur. Exhibits III-3 and III-4 of the Brown Field ALUCP show the elevations above mean sea level that would penetrate an approach surface or Part 77 Airspace Surface. Four Part 77 Airspace Surface height contours traverse the project area. The two lowest contours at 676.3 feet AMSL and 700 feet AMSL traverse the middle of the site, approximately through areas designated as Neighborhood Edge Zone, the City of San Diego reservoir site, the proposed CPF site, and the proposed elementary school site. After grading, the highest ground 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-9 City of Chula Vista November 2013 level in this area would be 500 feet AMSL. The maximum allowable height in this area under the SPA Plan would be 45 feet in the Neighborhood Edge Zone, including the elementary school site. Therefore, development in Village 8 West would not penetrate the 676.3 feet AMSL or the 700 feet AMSL Part 77 Airspace Surface contours. A third airspace surface contour at 750 feet AMSL traverses the northern portion of Village 8 West, approximately through the Community Park, Neighborhood Center Zone, and Town Center. After grading, the highest ground level in this area would be 490 feet AMSL. The maximum building height allowed in this area would be four stories or 60 feet above the finished grade in the Town Center. Therefore, development under the SPA Plan would not penetrate this Part 77 Airspace Surface. The fourth airspace surface contour at 800 feet AMSL traverses the northeast corner of Village 8 West near Santa Luna Road, which is designated as part of the Town Center. The ground level in this area would be 510 feet AMSL after grading. The maximum building height would be 60 feet and would not penetrate the 800 feet AMSL airspace surface. The lowest airspace protection surface for an approach surface over Village 8 West is 920 feet AMSL for the airport composite circling approach. This surface is higher than all of the FAR Part 77 Airspace Surfaces; therefore, it would not be penetrated by the buildings in Village 8 West. Due to the limited height allowed in Village 8 West, it is not anticipated that development of the tallest structures would result in an obstruction to air traffic. However, because Village 8 West is located within the FAA Height Notification Boundary and Airport Overflight Notification Area, proper notification in compliance with the Brown Field ALUCP is required to reduce this impact to a less than significant level. E. Threshold 7: Impairs implementation of or physically interferes with an adopted emergency response plan or emergency evacuation plan. As stated in Section 8.9.4 of the SPA Plan, Emergency Disaster Plan, the GDP requires all SPA plans to provide an “Emergency Disaster Plan” that addresses the various hazards that have the potential for disrupting communities, causing damage, and creating casualties within the area. These disaster situations are implemented by the regional plans available in the area, as listed in Section 3.3.1.3(J) of the Emergency Disaster Plan. The SPA Plan and TM would support the intent of local and regional emergency response and evacuation plans through accessibility to fire services from Fire Station #7, approximately one mile from the northern border of Village 8 West. The project would not interfere with city emergency response plans because it would not obstruct any existing roadways or evacuation routes. The construction of Main Street and Otay Valley Road through the site would provide regional connectivity to both the I-805 and SR-125, and would reduce the potential for gridlock on these major highways that serve as evacuation routes during major disasters. The proposed circulation system would also enhance evacuation from and emergency response within Village 8 West by providing multiple internal access points as well as access to the surrounding regional circulation system (see Figure 3-5, Roadway Circulation System). Additionally, as discussed in Section 5.9, Public Services, the implementation of the PFFP prepared for Village 8 West, payment of the Public Facilities Development Impact Fee, and implementation of the GMOC threshold standards would ensure that development of Village 8 West will not adversely impact fire protection and emergency services. Therefore, impacts with respect to emergency preparedness and evacuation would be less than significant. 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-10 City of Chula Vista November 2013 F. Threshold 8: Exposes people or structures to a significant risk or loss, injury, or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. Village 8 West is located within an area designated at a high risk for wildland fire hazards (Figure 9-9 of the General Plan). The site has been used historically for agricultural purposes and is currently undeveloped. The project is surrounded on three sides by undeveloped land, including the Otay River Valley. The exposure of people and structures to wildland fires is greatest in areas located within or adjacent to wildlands; however, vacant lands in which weeds and brush have not been controlled in close proximity to occupied uses may also present a wildfire hazard. Upon project buildout, development along the western eastern and southern boundaries may be adjacent to undeveloped land. With completion of development of Village 4 and Village 8 East, only the southernmost portion of Village 8 West would be adjacent to undeveloped land. During the interim phases of project construction, occupied development may be adjacent to vacant areas within the site. In accordance with the requirements of the Chula Vista Fire Department, Chapter 47 of the 2007 California Fire Code, the SPA Plan includes a Fire Protection Plan for all new development in the Urban Wildland Interface. The purpose of the Fire Protection Plan is to identify a fuel management strategy that would reduce the risk of fire and protect the life, safety, and property of residents living adjacent to wildland areas that are susceptible to fire. The project Fire Protection Plan includes requirements for fuel management during all phases of project construction. As the project site is constructed in phases, fuel management zones would be established for parcels within 100 feet of any structure under construction or existing. The fuel modification zones would be installed and maintained prior to any flammable material being brought onto the parcel. Following buildout of Village 8 West and the surrounding area, the plan requires a minimum of 150 feet of fuel management for development adjacent to the Preserve. The proposed fuel modification area is shown in Figure 3-13. The plan establishes standards for vegetation to be included in the fuel management area, planting guidelines, and maintenance requirements. With implementation of the Fire Protection Plan, the impact associated with the risk of wildland fires would be reduced to a less than significant level. G. Threshold 9: Be inconsistent with General Plan, GDP, and other objectives and policies regarding hazards, thereby resulting in a significant physical impact. The project’s consistency with applicable policies of the Chula Vista General Plan is described in Table 5.13-1 and the project’s consistency with the GDP is described in Table 5.13-2. As shown in Tables 5.13-1 and 5.13-2, the project would meet the policy requirements of General Plan and GDP and would result in a less than significant impact. Table 5.13-1 Project Consistency with Applicable General Plan Hazards Policies Applicable Policies Evaluation of Consistency Objective LUT 6: Ensure adjacent land uses are compatible with one another. Policy LUT 6.8: Require that any land use that handles, generates and/or transports hazardous substances, will not negatively impact existing or future sensitive receptors/land uses, as defined by state and federal regulations. Consistent. As discussed under Threshold 1, all future development would be required to comply with state and federal hazardous material regulations. 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-11 City of Chula Vista November 2013 Table 5.13-2 Project Consistency with Applicable GDP Hazards Policies Applicable Policies Evaluation of Consistency Goal: Promote public safety and provide public protection from fire, flooding, seismic disturbances, geologic phenomena and manmade hazards in order to preserve life, health and property; continue government functions and public order; maintain municipal services; and rapidly resolve emergencies and return the community normalcy and public tranquility. Consistent. The SPA Plan is consistent with this policy. Although Village 8 West is located in a designated high hazard area (General Plan, Figure 9-9) and may be susceptible to fires, the implementation of a Fire Protection Plan as part of the SPA Plan would minimize wildland fire potential, as discussed above under Threshold 8. Additionally, as discussed under Threshold 1, Hazards and Hazardous Materials, all future development would be required to comply with state and federal hazardous material regulations. Therefore, the project would be consistent with this policy as it related to fire and manmade hazards. Flooding is addressed in Section 5.11, Hydrology and Water Quality, and seismic disturbances are addressed in Section 5.8, Geology and Soils. Objective: Minimize social and economic dislocations resulting from injuries, loss of life and property damage. Policy: Incorporate the Otay Ranch Project Area into existing regional disaster preparedness programs including mutual aid agreements. Policy: Establish and maintain safe and effective evacuation routes. Consistent. As discussed under Threshold 7, the SPA Plan would implement the regional disaster plans available in the area, listed in Section 3.3.1.3(J) of the SPA Plan, Emergency Disaster Plan. The SPA Plan would support the intent of local and regional emergency response and evacuation plans through accessibility to fire services, connectivity to major arterials, and future connectivity to SR-125. Evacuation from and emergency response within Village 8 West would be enhanced by the proposed circulation system. The project would not interfere with city emergency response plans because it does not interfere with any existing roadways of evacuation routes. The proposed Main Street would provide regional connectivity to both the I-805 and SR-125, which would reduce the concentration of gridlock or blockage of either of these major highways, which would be needed to provide evacuation during major disasters. Objective: Prevent property damage and loss of life due to fire, crime or hazardous substances. Policy: Arrange land uses in a manner consistent with recognized health, fire, crime prevention and protection practices. Consistent. The SPA Plan is consistent with this policy. Although Village 8 West is located in a designated high hazard area (General Plan, Figure 9-9) and may be susceptible to fires, the implementation of a Fire Protection Plan as part of the SPA Plan would minimize wildland fire potential, as discussed above under Threshold 8. Health and crime prevention are addressed in Section 5.9, Public Services. H. Threshold 10: Result in an increase in the uses, transport, storage, and disposal of hazardous waste materials and an associated increase in the risk of an upset condition in the area; and/or the historic use of pesticides would result in soil contamination and health effects. As discussed under Thresholds 2 and 3 above, impacts associated with the routine transport, use, or disposal of hazardous materials would be less than significant because the project would be required to adhere to federal, state, and local regulations pertaining to handling, storage and transport of hazardous materials, and the dose and frequency of exposure to household hazardous materials would be limited. The Phase I ESA prepared for the Village 8 West area identified the possible presence of pesticides/ herbicides in shallow soil from the historical agricultural use within the area. Herbicides reportedly have historically been and are currently used on site but pesticides have not recently been used on site. Research conducted by the California Department of Food and Agriculture indicated that detectable concentrations of at least one of the dichlorodiphenyldichloroethane, dichlorodiphenyltrichloroethane, or dichlorodiphenyldichloro-ethylene compounds had been found in soil throughout California’s 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-12 City of Chula Vista November 2013 agricultural areas associated with the application of pesticides from 1944 to 1974. According to the San Diego County Department of Agriculture, Weights, and Measures permits, the pesticide 2,4 -D Amine was applied to adjacent parcels to the west and east of the project. Elevated levels of pesticides in the near surface soils at the project area could be disturbed from grading and trenching activities and result in an increased health risk to construction workers on site and future inhabitants of the proposed development, particularly the future residential and school uses, and potentially impact water quality through storm water runoff. This impact is potentially significant. 5.13.4 Level of Significance Prior to Mitigation A. Routine Use and Accidental Release of Hazardous Materials Potentially significant impacts related to accidental release of hazardous materials could result from the exposure of construction workers, future residents, and the future on-site schools to pesticide residue occurring in soils on the site. Impacts related to routine transport, use, and disposal would be less than significant. B. Hazards to Schools Potentially significant impacts related to hazards to schools could result from the exposure of construction workers, future residents, and the future on-site schools to pesticide residue occurring in soils on the site. C. Existing Hazardous Materials Sites No significant impacts related to listed hazardous sites have been identified for implementation of the SPA Plan and TM. D. Airport Hazards Potentially significant impacts could result from the location of structures proposed in Village 8 West within a FAA notification area. E. Emergency Response and Evacuation Plans No significant impacts related to emergency evacuation plans have been identified for implementation of the SPA Plan and TM. F. Wildland Fires No significant impacts related to wildland fire hazards have been identified for implementation of the SPA Plan and TM. G. Consistency with Hazard Policies Potentially significant impacts related to consistency with hazard polities could result from the exposure of construction workers, future residents, and the future on-site schools to pesticide residue occurring in soils on the site. 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-13 City of Chula Vista November 2013 H. Historic Use of Pesticides Potentially significant impacts related to historic use of pesticides could result from the exposure of construction workers, future residents, and the future on-site schools to pesticide residue occurring in soils on the site. 5.13.5 Mitigation Measures A. Routine Use and Accidental Release of Hazardous Materials 5.13-1 Soil Assessment. Prior to issuance of a mass grade permit, the applicant shall prepare a soils assessment to the satisfaction of the City Engineer to determine if residual pesticides, herbicides, and/or arsenic are present on site. The assessment shall be prepared by a Registered Environmental Assessor in accordance with Department of Toxic Substances Control guidance document. The assessment shall include analysis for organochlorine pesticides that include compounds such as toxaphene, dichlorodiphenyldichloroethane, dichlorodiphenyltri- chloroethane, and dichlorodiphenyldichloroethylene, which have been historically identified at properties in the site vicinity. The concentrations of the contaminants shall be compared to Department of Toxic Substances Control soil screening levels for residential land use. If levels of contamination exceeding the Department of Toxic Substances Control screening levels are found on site, a Soil Reuse Plan shall be prepared prior to construction on site. The Soil Reuse Plan shall include a determination of the suitability of the soils for on-site or off-site reuse, any special handling provisions that shall be incorporated as part of the site grading activities, and the procedure for the proper remediation and disposal of the contaminated soils, either on site or off site. The results of the limited soil assessment and the Soil Reuse Plan shall be submitted to the County of San Diego Department of Environmental Health, the Development Services Director (or their designee), and/or the Regional Water Quality Control Board for review and approval, prior to implementation. B. Hazards to Schools Mitigation measure 5.13-1 would also reduce impacts related to hazards to schools. C. Existing Hazardous Materials Sites No mitigation measures are required. D. Airport Hazards 5.13-2 Federal Aviation Administration Notification. Prior to issuance of a building permit for the first structure and/or dwelling unit within the Airport Influence Area of Brown Field, the applicant shall prepare and file a Form 7460-1, Notice of Proposed Construction or Alteration, with the Federal Aviation Administration to ensure that no objects related to development in Village 8 West would present a hazard to air navigation. 5.13-3 Federal Aviation Administration Clearance. Prior to the issuance of a building permit for the first structure and/or dwelling unit within the Airport Influence Area of Brown Field, the applicant shall obtain and provide proof of Federal Aviation Administration clearance to the satisfaction of the Development Services Director (or their designee). 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-14 City of Chula Vista November 2013 5.13-4 Airport Overflight Agreement. Prior to approval of the first Final Map for those areas within the overflight notification area for Brown Field, the applicant shall record the Airport Overflight Agreement with the County Recorder’s office, and provide a signed copy of the recorded Airport Overflight Agreement to the Chula Vista Development Service Director (or their designee). E. Emergency Response and Evacuation Plans No mitigation measures are required. F. Wildland Fires No mitigation measures are required. G. Consistency with Hazard Policies Mitigation measure 5.13-1 would also reduce impacts related to consistency with hazard Policies. H. Historic Use of Pesticides Mitigation measure 5.13-1 would also reduce impacts related to historic use of pesticides. 5.13.6 Level of Significance After Mitigation A. Routine Use and Accidental Release of Hazardous Materials, With the implementation of mitigation measure 5.13-1 identified above, hazards and hazardous materials impacts related to the historic pesticide use in Village 8 West would be reduced to below a level of significance. B. Hazards to Schools With the implementation of mitigation measure 5.13-1 identified above, hazards and hazardous materials impacts related to the historic pesticide use in Village 8 West would be reduced to below a level of significance. C. Existing Hazardous Materials Sites Impacts would be less than significant without mitigation. D. Airport Hazards With the implementation of mitigation measures 5.13-2 through 5.13-4 identified above, impacts related to the airport hazards would be reduced to below a level of significance. E. Emergency Response and Evacuation Plans Impacts would be less than significant without mitigation. F. Wildland Fires Impacts would be less than significant without mitigation. 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-15 City of Chula Vista November 2013 G. Consistency with Hazard Policies With the implementation of mitigation measure 5.13-1 identified above, hazards and hazardous materials impacts related to the historic pesticide use in Village 8 West would be reduced to below a level of significance. H. Historic Use of Pesticides With the implementation of mitigation measure 5.13-1 identified above, hazards and hazardous materials impacts related to the historic pesticide use in Village 8 West would be reduced to below a level of significance. 5.13 Hazards and Hazardous Materials Otay Ranch Village 8 West EIR CV EIR 10-03; SCH No. 2010062093 Page 5.13-16 City of Chula Vista November 2013 This page intentionally left blank.