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HomeMy WebLinkAbout02_Big Canyon Habitat Restoration and Adaptation-Phase 2A_PA2018-078 03/13/2018 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 15, 2018 Agenda Item No. 2 SUBJECT: Big Canyon Coastal Habitat Restoration and Adaptation – Phase 2A (PA2018-078)  Coastal Development Permit No. CD2018-027  Mitigated Negative Declaration No. ND2018-001 SITE LOCATION: 1900 Back Bay Drive, APN# 440-092-79 Big Canyon Park, generally bounded by Back Bay Drive, Amigos Way, Jamboree Road, and Park Newport Drive APPLICANT: Newport Bay Conservancy and the City of Newport Beach OWNER: City of Newport Beach Contact: Robert Stein, Assistant City Engineer PLANNER: Makana Nova, Associate Planner 949-644-3249, mnova@newportbeachca.gov LAND USE AND ZONING  General Plan: OS (Open Space)  Zoning District : OS (Open Space)  Coastal Land Use Category: OS (Open Space)  Coastal Zoning District: OS (Open Space) PROJECT SUMMARY A coastal development permit and mitigated negative declaration for the Phase 2A Big Canyon Coastal Habitat Restoration and Adaptation at an 11.3-acre site located at the mouth of Big Canyon (APN#440-092-79). The City of Newport Beach and the Newport Bay Conservancy propose to restore historic riparian habitat by removing non -native vegetation and replanting native species, creating a mosaic of native and sustainable habitats, stabilizing the creek and floodplain with erosion control m easures, and enhancing public access and education within the Big Canyon Nature Park with improved trails and closure of illegal trails. The project also includes maintenance of the restored habitat area and erosion control measures to ensure that the plants are established and erosion control features function as designed. RECOMMENDATION 1) Remove from calendar. 1 Big Canyon Coastal Habitat Restoration and Adaptation – Phase 2A Zoning Administrator, November 15, 2018 Page 2 Tmplt: 04/03/18 DISCUSSION October 11, 2018, Zoning Administrator Hearing The Zoning Administrator held a public hearing on October 11, 2018. The draft Zoning Administrator minutes from this meeting are included as Attachment No. ZA 1. The public hearing included a staff presentation, discussion, and public testimony. Two members of the public, Tony Knox and Jim Mosher commented on the project. The Zoning Administrator continued the item to November 15, 2018, to allow Planning Staff and the applicant to complete some of the outstanding action items for CEQA and Local Coastal Program compliance. Topics discussed at the public hearing included: site fencing, construction access and management plan, the Archaeological Research Plan (ARP), park hours, CEQA response to comments, restoration monitoring, initial study exhibits, project vicinity map , and coastal development permit authority. Post-LCP Certification Permit and Appeal Jurisdiction Map Following the Zoning Administrator hearing on October 11, 2018 , City staff discovered that the jurisdiction map did not incorporate all tideland areas in the City, which are considered deferred certification areas. City staff conferred with Coastal Commission staff who concurred that the approved jurisdiction map omitted some of these areas, including Big Canyon Park. City staff is now working with Coastal Commission staff to revise the approved maps. Therefore, Staff recommends the removal of this item from the calendar so that the Coastal Development Permit can be reviewed by the Coastal Commission, who retain permit jurisdiction in this area. ENVIRONMENTAL REVIEW An Initial Study and Mitigated Negative Declaration have been prepared in compliance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and City Council Policy K-3. The draft Mitigated Negative Declaration was circulated for a 30- day comment period beginning on September 4, 2018 and ending on October 5, 2018. Since this item will be removed from the calendar, it is anticipated that the Mitigated Negative Declaration will be reviewed at a later date in conjunction with the construction and maintenance license agreement for the park. PUBLIC NOTICE This item was continued by the Zoning Administrator from October 11, 2018, to November 15, 2018. Notice of the October 11, 2018, hearing was published in the Daily Pilot, mailed to property owners and residential occupants within 300 feet of the property, and posted at the site a minimum of 10 days in advance of this hearing consistent with the Municipal Code. Additionally, the item appeared upon the agenda for both meetings, which was 2 Big Canyon Coastal Habitat Restoration and Adaptation – Phase 2A Zoning Administrator, November 15, 2018 Page 3 Tmplt: 04/03/18 posted at City Hall and on the City website. This item will be removed from calendar and public notice of future action on this project will be provided pursuant to applicable Newport Beach Municipal Code requirements, the Brown Act, and any other State law requirements. Prepared by: GR/mkn Attachments: ZA 1 Zoning Administrator Draft Minutes, October 11, 2018 3 Tmplt: 04/03/18 Attachment No. ZA 1 Zoning Administrator Draft Minutes October 11, 2018 4 MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 10/11/2018 Page 2 of 4 ITEM NO. 3 Patterson Residential Condominiums Tentative Parcel Map No. NP2018-026 and Coastal Development Permit No. CD2018-075 (PA2018-176) Site Location: 312 35th Street Council District 1 Liz Westmoreland, Assistant Planner, provided a brief project description stating that a single-family residence has been demolished, and a new duplex is under construction. The property is located within a developed neighborhood but is not located adjacent to or near any natural landforms or within the proximity of any environmentally sensitive areas. The project provides off-site parking; thus, no on-street parking is lost. The project will not affect the public's access to, use of, and/or view of the coast and nearby recreational facilities. Public improvements of reconstruction of sidewalks, curbs, and gutters and undergrounding of utilities to the units will be made. The project is required to pay one unit of park fees for the added unit. The duplex will discharge wastewater into the existing sewer system. James Person, on behalf of the Owner/Applicant Andrew Patterson, stated that he had reviewed the draft resolution and agrees with all of the required conditions. The Zoning Administrator opened the public hearing. One member of the public, Jim Mosher, spoke and suggested staff explain the reasons for the physical development not needing a coastal development permit. Assistant Planner Westmoreland clarified that the applicant previously received a coastal development permit for the demolition of a single-family residence and the construction of a duplex. The current application for a tentative parcel map to subdivide the property for condominium purposes requires its own coastal development permit. There were no other public comments. Action: Approved ITEM NO. 4 Big Canyon Coastal Habitat Restoration and Adaptation – Phase 2A – Coastal Development Permit No. CD2018-027 and Mitigated Negative Declaration No. ND2018- 001(PA2018-078) Site Location: 1900 Back Bay Drive, APN 440-092-79 Council District 4 Principal Planner Gregg Ramirez, on behalf of Associate Planner Makana Nova, provided a brief project description stating that the project, which covers approximately 11 acres, proposes to restore the various habitats on the site by replacing nonnative vegetation with native species appropriate for the site to create a more sustainable habitat, stabilizing the creek and floodplain, and enhancing public access. The Natural Resources Element of the General Plan identifies the project site as an Environmental Study Area. Staff believes the restoration project and the Big Canyon Park are consistent with the open space land use and zoning designations. Environmentally Sensitive Habitat Areas (ESHA) have been identified on the site and will be maintained, improved, and expanded consistent with the goals of the Local Coastal Program (LCP). An Archaeological Research Plan (ARP) has been prepared, but peer review of the ARP is not complete. The project will improve and enhance public access. The public comment period for the draft Initial Study and Mitigated Negative Declaration (MND) opened on September 4 and ended on October 5. To date, staff has received and prepared responses to six comment letters and one phone call. The comment letters have not revealed any new information that warrants recirculation of the Initial Study and MND. Staff proposes an additional condition of approval requiring the applicant to submit a final public access and construction management plan prior to commencement of construction for review and approval by the Public Works Director and a revision of Condition of Approval 6 to development in areas outside that shown on the approved plans. Staff requests the Zoning Administrator hold a public hearing but delay a decision on the project until all information is complete. 5 MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 10/11/2018 Page 3 of 4 Josie Bennett, representing the applicant Newport Bay Conservancy, reported one of the major goals of the project is to improve the critical habitat in the park. Water quality degradation, historical land disturbance, increased peak flow of the riparian zone, year-round dry-weather flows, and placement of dredged material in the Lower Canyon have created a highly degraded habitat. The thick tree cover prevents native vegetation from re-establishing itself, promotes illegal access and activity, causes a reduction in native habitat for birds and other wildlife, and causes erosion of stream banks. Without the proposed project, the impact of invasive plant species will expand and further reduce habitat for native coastal plants, animals, and bird species. The major goals of the Phase 2A project are to restore riparian habitat, to restore and create a mosaic of native and sustainable habitats, to stabilize the creek and floodplain while enhancing public access and educational opportunities within the Big Canyon Park. Monitoring requirements depend on the funding agency. Ms. Bennett recommended the preparation of a Riparian Area Monitoring Plan (RAMP) via the California Rapid Assessment Method (CRAM) with five years of vegetation monitoring and wildlife surveys. Monitoring could be conducted in years 1, 3, and 5 with wildlife surveys and general qualitative monitoring occurring annually. Reports could be prepared quarterly and annually. Michael Houlihan, Environmental Science Associates, advised that the Menzie's Goldbrush Scrub Alliance is identified as an ESHA and a native habitat, but it is not part of the restoration project and it will be avoided. The mixed area of Figure 4 is also an ESHA. Any trees showing signs of borer infestation will be removed, including willow trees. Signage and thick habitat will be used to restrict access to ESHAs. For safety reasons, parts of the trail will be temporarily closed during construction. Wood chips from trees infected with borers will be placed in the solarization areas and covered with tarps in an effort to kill the borers. Once the borers have been killed, the wood chips will be used on the trail. Robert Stein, Newport Beach Assistant City Engineer, advised that unauthorized trails will be addressed in a future phase of the project. If unauthorized trails are created in the restored area, then staff will seek a coastal development permit for fencing. Since the completion of the adjacent Phase 1, unauthorized trails have not occurred in that area. Orange construction fencing will be in place during construction to prevent worker intrusion into areas around the project site and to prevent the public from entering the project site. The City is considering altering the hours of the park in response to public concerns, but changing the hours is not a component of the project. The Zoning Administrator directed staff to develop a program for fencing and a condition of approval for monitoring that is consistent with California Department of Fish and Wildlife requirements. The Zoning Administrator opened the public hearing. One member of the public, Tony Knox, spoke and stated that the existing forest of mature trees should not be replaced with bushes as it would change the nature and use of the park. The existing two gates should be maintained and kept locked to prevent access by unauthorized vehicles. The Zoning Administrator indicated the City’s commitment to restoring natural habitats consistent with the LCP and that the decision to pursue restoration at this site was beyond the Zoning Administrator’s purview especially since this is the continuation of the restoration effort approved by the City. The Zoning Administrator’s role here is limited to ensure the proposed restoration project is consistent with the LCP. One member of the public, Jim Mosher, spoke and stated that the project area is not clearly delineated on the maps. He questioned whether the City had the authority to grant a coastal development permit for the project as the project area seems to be a part of the public trust lands. As the project area is considered a City park, the project should be reviewed by the Parks, Beaches and Recreation Commission. If there is an excess of wood chips, chips subjected to the solarization process should be sent to the landfill. He questioned whether staff had drafted a plan to remove pepper trees that grow after completion of the project. Fencing comprised of metal posts strung with wire would be an unobtrusive method to prevent public access but allow wildlife access. 6 MINUTES OF THE MEETING OF THE NEWPORT BEACH ZONING ADMINISTRATOR 10/11/2018 Page 4 of 4 The Zoning Administrator advised that he reviewed the Coastal Commission's approved map delineating permit jurisdiction and appeal areas during the review of the staff report. The project site is clearly within the City’s jurisdiction. The Zoning Administrator also indicated that any potential changes in park hours must consider effects, if any, on public access and that such a change was not part of the subject CDP or within the purvey of the Zoning Administrator. There were no other public comments. Action: Continued to the November 15, 2018 Zoning Administrator meeting. 7 From:Nova, Makana To:Campbell, Jim Cc:Garciamay, Ruby Subject:FW: 11-15-18 Public Hearing - Zoning Administrator Date:Wednesday, November 14, 2018 5:07:38 PM Attachments:Regional board recent status on ford motor impact on NB residents doc-4-16-09.pdf Updated draft community fact sheet ford motor property regional board fact sheet(00281926-3).DOC.pdf Please refer to the public comments received for Big Canyon Restoration for tomorrow’s ZA Hearing. Makana Nova | ASSOCIATE PLANNER, AICP Planning Division | Community Development Department City of Newport Beach 100 Civic Center Drive | Newport Beach, CA 92660 P. 949.644.3249 mnova@newportbeachca.gov www.newportbeachca.gov From: carl cassidy [mailto:carlrcassidy@att.net] Sent: Wednesday, November 14, 2018 4:49 PM To: Nova, Makana <MNova@newportbeachca.gov> Subject: 11-15-18 Public Hearing - Zoning Administrator Ms Nova I left an earlier voice message with you today. Thank you in advance for reading my email and for your work onthe Big Canyon Restoration project. I appreciate the alacritythat the Planning Department has proceeded with coastaldevelopment permit and mitigated negative declaration for thePhase 2a habitat restoration at an 11.3-acre site located atthe mouth of Big Canyon 1) I have been unable to locate a response to the PublicComment from the South Coast Air Quality Management District(SCAQMD) in the materials for the Hearing. I would suggest thata careful consideration be included with an opportunity forPublic Comment to an appropriate response to the SCAQMD inevaluating the proposed acceptance of the Mitigated NegativeDeclaration (MND) for the Proposed Big Canyon Coastal HabitatRestoration and Adaption Project prior to continuing with theLCP permitting process. 2) I have been unable to locate any contact with orresponse in the Public Comments from the Santa Ana RegionalWater Quality Control Board (Regional Board) in the materialsfor the Hearing. I would suggest that a careful considerationbe included with an opportunity for Public Comment to anappropriate response to the Regional Board in evaluating theproposed acceptance of the Mitigated Negative Declaration (MND)for the Proposed Big Canyon Coastal Habitat Restoration andAdaption Project prior to continuing with the LCP permittingprocess. I would suggest that a careful consideration beincluded with an opportunity for Public Comment to anappropriate response to the Regional Board in evaluating theproposed acceptance of the MND for the Proposed Big Canyon Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) Project prior to continuing with the LCP permitting process. Attached is a background fact sheet showing informationregarding the specific interest of the Regional board in theproject from the Ford Motor Company and Water Board, as thelead state agency overseeing the environmental investigationand cleanup of impacts associated with the Big Canyon site. 3) The 11-15-18 Public Hearing specifies Applicant: NewportBay Conservancy without any documentation of the Conservancyapplication and how the monitoring will continue into thefuture. 4) There are encumbrances for monitoring wells without any notice to the property owners of the monitoring wells that are not discussed without prior opportunity for Public comment on the most salient environmental impact in the ESA initial draft CEQA report. 5) The ESA initial draft CEQA report does not include any discussion of the updated selenium reports and comments from CA Fish and Game from the Project Phase I. 6) The changes to properly recognize the Big Canyon project as entirely within Coastal Tidelands have not been incorporated into the initial CEQA study, with mapping and notices to that effect. 7) The project has not been properly noticed with opportunity to provide specific public comment provided by City Charter and Council Resolution by the City parks and Recreation Commission and the Water Quality/ coastal Tidelands committee. The ESA CEQA Report as an Initial Study and Mitigated NegativeDeclaration does not include any discussion or opportunity onthe above items such that careful consideration of the omitteditems should be part of submission the State Coastal Commissionfor approval. I respectfully request that my comments be included in thematerials and Public Comment for the record at the 11-15-18Zoning Administrator Hearing. Thank you,Carl R.Cassidy Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) September 2018 Santa Ana Regional Water Quality Control Board and Ford Motor Company Community Fact Sheet No. 2 SITE HISTORY The former Ford Aeronutronics facility occupied the property at 1000 Ford Road, Newport Beach, from 1957 to 1993. Its primary operation consisted of aerospace and electronic research, development, and production. Ford has been working voluntarily under regulatory oversight since early 1990s to address environmental impacts associated with the previous operations. Volatile organic compounds (VOCs) associated with past operations are in soil, soil vapor and groundwater on- and off-site. On-site assessment and remediation was completed in 1997 and off-site investigations are ongoing. For more information, please contact: Ford Project Information Hotline (833) 949-3673 Ford Project Website www.FordNBFacts.com Jessica Law Santa Ana Regional Water Quality Control Board (951) 782-4381 jessica.law@waterboards.ca.gov Environmental Investigation - Former Ford Aeronutronics Site, Newport Beach, CA Why am I receiving this? The Santa Ana Regional Water Quality Control Board (Water Board) and Ford Motor Company (Ford) are distributing this fact sheet to provide information on Ford’s ongoing environmental investigation in the area of the former Ford Aeronutronics property at 1000 Ford Road in Newport Beach (site). The Water Board is the lead state agency overseeing the environmental investigation and cleanup of impacts associated with this site. You are receiving this fact sheet because you reside, work, or own property near the site. What environmental work has been completed? Ford recently conducted environmental investigations to determine the extent of volatile organic compounds (VOCs), specifically trichloroethene (TCE) and tetrachloroethene (PCE), in soil vapor (tiny air pockets between soil grains) in public rights-of way and common areas is neighborhoods surrounding the former facility. Using data gathered from these investigations, additional areas will be investigated this fall (see map showing investigation areas on the back page of this fact sheet or visit the project website). What are TCE and PCE? TCE is a chemical compound that was commonly used as an industrial solvent and metal degreaser in the manufacturing industry. PCE is a chemical compound that was commonly used in clothes dry cleaning and metal degreasing. TCE and PCE are among a group of chemicals called chlorinated solvents, which evaporate easily, are highly stable, and nonflammable at room temperature. Due to its widespread use, very low levels of TCE are common in the air of homes and businesses and in outdoor air in urban areas. Under certain conditions, VOC’s, including TCE and PCE, can move through soil and the foundations of buildings and accumulate inside buildings, negatively impacting air quality. This process is called vapor intrusion. Is my drinking water safe to drink? Yes. Your water is provided by the City of Newport Beach Public Works Department and meets state and federal standards for quality. Upcoming Investigation Activities - This fall, Ford will be conducting the following environmental investigation work. All work is reviewed and approved by the Water Board. Soil Gas Investigation: A crew of 5 to 6 individuals will be collecting samples of soil gas in public rights- of-way to determine the extent of TCE and PCE vapors in soil. New areas where samples will be collected are shown on the map on the back page of this fact sheet. Data collected will be used to determine if further investigation is needed. Vapor Intrusion Investigation: Ford is requesting access to select homes and businesses within the study area, shown on the back of this fact sheet, to test indoor air and beneath building foundations for VOCs. Sample results will be compared against the Water Board’s established environmental screening levels (ESLs) for indoor air quality. The Water Board’s ESLs are very conservative allowing us to proactively take actions to improve the quality of indoor air, if needed. Test results will be shared with property owners and further actions, if necessary, will be agreed upon based on results. It is important to note, that ESLs are designed to provide long-term protection of the health of adults and children and the site does not present an immediate health or safety risk. How long will this work take? – Investigation work is conducted in phases, and this phase of work is anticipated to continue into 2019. Reports: The results of this investigation and documents containing site history and details about the past and planned environmental investigations are available for review at the Water Board office in Riverside and can also be viewed and downloaded online at: http://geotracker.waterboards.ca.gov/profile_report?global_id=SL188023848 Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) Big Canyon Arroyo Area Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) Investigation Areas S:\3900s\3971 \3971.007\phase_02 .39\3971 .000 .O-lrv\3971.007\phase_02.3B\18 _ 0613 _ CSMdgir\_fig _OO _north _area_sampling_ 180906 .mxd Expl;.rnation Soil Gas Probes Soil gas probe location (installed and sampled) B Soil gas probe location {insta lled/sampling pend ing) Soil gas probe location (pend ing access for installation and sampling) lsoconcentri.ttion Line, Dc1shed Where Inferred Reside ntial TCE isoconcentration line Commercial TCE isoconcentration line Residential PCE isoconcentration line Proposed Indoor Sampling Areas Commercial area proposed indoor air sampling Reside ntial area proposed indoor ai r sa m pling Boundary Lines 1--., North Area investigation L _~boundary 1-i Former facility bo u ndary ·--~ D FormerATC r-:-, Par~el boundary and number L....:......J designation _. ..•. ·• :;:u~:~~~!~ :~~~f historical Parcel Identifiers 1 -Newport North Apartment Homes 2 -Newport North Townh omes Association 3 -Call y Design Research . Inc. & Toyota Motors 4 -U.S. Post Office & way Basics 5 -Mi ni U Storage -Newport 2 & Pensky Truck Rental 6 -Liberty Baptist Chu rc h & Newport Christian School 7 -Powerstation 8 -Mini U Storage -Newport 1 9 -Newport North Shopping Centre 10 -Bay ridge Pa rk Homeowners Association 11 -Be lcourt Terrace Homeowners Association 12 -Be lcourt Master Commu nity Association 13-0ne Fo rd Road Community Association 14 -Be lcourt Park HomeownersAssoc~tion 21 -livine Company Property 22 -Be lcourt Hill Homeowners Association Abbreviations: SL= screening level µgtm>: mierograms per cubic mei er Current Curre nt Chemic~I of Rcsick:nti;il Soil Commercial Soil Conce rn Gas SL TCE PCE ds·U·DCE trans-1.2-DCE 1,2-DCA 1.1-DCE 4,200 42,CXXI 55 37,000 3SQOO) 470 310.0C:O 1,1-DCA 900 7,700 1,1,1-TCA ~ 4,400.000 Vinyl Chloride 4.8 Former Ford Aeronutronic Facility 160 I I I North Area\,/ Pl ~ ~ 1 E -'I E5 SG-41 I I l..on9 a ...... Or I I : SG-100 I EE"ctg.~Wooct Or ' I I I I Ett'wgrass Dr I SG -99 I I I ITuttle 0tiY Ot -j-SG -95 I I I I I I I I I I I I I SG-31 Ji} ~ \ ,,.~- ', " -[.!] SG -89 Southampton Ct L!J-SG-80 \ \ \ \ \ \ J , SG-105 Chadbourne c 1--SG-98 RESIDENTIAL & COMM ERCI AL INDOOR A I R SAM PLIN G Former Ford Aeron utron ic Property Newport Beach, Californ ia By: DMO Pro·ect N o.8618397107.02.36 wood. Date: 09/06/2018 Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) Santa Ana Regional Water Quality Control Board 3737 Main St #500 Riverside, CA 92501 INFORMATION ON FORD NEWPORT BEACH ENVIRONMENTAL INVESTIGATION INSIDE OPEN HOUSE/INFORMATION SESSION The Water Board will host a drop-in information session to provide project information and answer questions. Date: September 27, 2018 Location: Civic Center Community Room, 100 Civic Center Drive, Newport Beach, CA 92660 Time: 5:00 p.m. to 8:00 p.m. – drop-in and visit various information stations Refreshments and on-site daycare will be provided If you need special accommodations, please call 833-949-3673, 24-hours in advance of the event Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) State of California California Regional Water Quality Control Board Santa Ana Region October 19, 2018 STAFF REPORT ITEM: 10 SUBJECT: VAPOR INTRUSION ASSESSMENT AT THE FORMER FORD AERONUTRONICS FACILITY IN NEWPORT BEACH DISCUSSION: The former Ford Aeronutronics facility (Ford) operated from 1957 until 1993 on approximately 98 acres in the city of Newport Beach (see Figure 1). As part of its aerospace operations, Ford utilized chlorinated solvents, including trichloroethylene (TCE). Historical operations at the site resulted in discharges of TCE and other chemicals to the soil and groundwater beneath the site. TCE is a volatile organic compound that can migrate in the vapor phase from soil and groundwater into the indoor air of overlying structures. TCE exposure is now known to raise a number of health effect concerns which include cancer and other diseases, and can also cause health effects in the developing fetus from both acute and chronic exposure. The Ford facility was shut down in 1993. Facility demolition and environmental remediation was conducted through 1996. In 1996, based on information provided to the Santa Ana Regional Water Quality Control Board (Regional Board) from Ford Motor Company, remediation of the Main Area was determined to be complete. In 1997, the Orange County Health Care Agency granted soil closure, with residual contamination left in place at concentrations that conformed with standards for the protection of human health at that time. The environmental oversight responsibilities were transferred to the Regional Board, focusing on continuation of the off-site groundwater assessment and remediation activities. The Site was rezoned from “industrial” to “residential,” and the area was redeveloped with single family homes. The former Ford site investigation has been divided into four distinct areas for environmental characterization purposes (see Figure 2), as described below: • Main Area – The 90-acre active operations portion of the former site that consisted of 15 buildings in which Ford conducted research and development, and manufactured electronic controls for missile and guidance systems. Drums were also stored in the Main Area. Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) • AeroThermal Chemical (ATC) Building – The 8 acres on the southern portion of the former site is where rocket research was conducted, which included the development of liquid and solid propellants, testing and development of rocket motors, and ordinance assembly. • The North Area – The impacted groundwater beneath the area located north of the former site. The groundwater plume originates from the Main Area and extends in a northerly direction. The principal contaminant of concern (COC) for the North Area is TCE. • The Big Canyon Arroyo (BCA) Area – The impacted groundwater beneath the area located south of the former site. The groundwater plume originates from the ATC and extends in a southerly direction. The COCs for the BCA Area include TCE and its “daughter” products, produced during chemical degradation. After completion of the on-site remediation in 1996, Regional Board staff has performed oversight of the following activities: • Since 1996, groundwater monitoring of the North and BCA Areas has been conducted and is currently occurring on a semi-annual basis. • From 2001 through 2004, active remediation was conducted in the BCA Area, which included enhanced in-situ bioremediation downgradient of the ATC Area. • In 2006, 2008, and 2012, limited soil gas surveys were conducted, which concluded health risks from vapor intrusion of TCE and other chemicals were not present. This conclusion was based on the screening levels and standards at that time. In 2014, the USEPA published a memorandum regarding TCE acute exposure risk to pregnant women, which defined “accelerated” and “urgent acute” exposure levels for TCE for commercial and residential properties. As a result, the San Francisco Bay Regional Board updated their Environmental Screening Levels (ESLs), which Board staff utilize for evaluating risk from impacted soil, soil gas, and groundwater. In 2017, Ford prepared and submitted a conceptual site model (CSM) to evaluate all of the site’s historical data in order to compare that data to current ESLs and guidance. The CSM identified the following data gaps: • Potential for groundwater/surface water interaction of Bonita Creek in the North Area and of Big Canyon Creek in the BCA Area. • Delineation of the downgradient extent of the TCE groundwater plume in the North Area. • Evaluation of the North and BCA Areas for potential vapor intrusion of COCs, principally TCE, into the indoor air of the overlying structures, based on the potential for groundwater contaminants to off-gas, and the historical soil gas data. Assessment activities at the former Ford facility are ongoing; most notably, the installation and sampling of soil gas probes and indoor air sampling of commercial and residential properties has taken precedence. Indoor air sampling results have identified TCE in the indoor air above ESLs in a number of homes, resulting in further evaluation Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) of seven homes, and an interim mitigation measure (installation of air purifiers) in at least one home. Access agreements have been sent to 300 homes and 3 commercial businesses, requesting access to allow Ford’s representatives to sample the indoor air. An Open House style public participation event was conducted on September 27, 2018 at the Newport Beach Civic Center, to reach out to the community regarding the recent and ongoing vapor intrusion assessment activities. Regional Board and State Water Board staff, as well as staff from Cal EPA’s Office of Environmental Health Hazard Assessment (OEHHA), the Ford Motor Company, and Ford’s technical and public relations consultants were present at the event. Over 70 residents attended the event that evening. In addition to some concerns about short-term and long-term risks to their health, the residents were concerned about possible impacts to their property values as a result of the actual or possible contamination in their neighborhoods. Based on feedback received from the attendees, there will be additional informational meetings to promote the ongoing exchange of information and to provide updates about the activities that are in progress. Staff will keep the Board advised as the project activities continue. STAFF RECOMMENDATION: This is an information item; no action will be taken by the Board. Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) [I) 0 � a:: :J � < a:: 0 <D C) � a:: Q. Q. < 1/) Q. :i: e :,,: 0 w 0 '° J .ii 6 I 0 d z t; ..,a:: Q. ,.... "' I I I I I I I I �/ .E; ..!P/ :::, , cg; I I <l) / f!/ o, <> I §/"5 , I I / I I I I ' \' \ , ') I RESIDENTIAL AREA ( I \ ' \ ', NOTE: ALL FORMER FORD FACIUlY STRUCTURES REMOVED AS OF DECEMBER 31, 1995. MAIN AREA Laboratory RESIDENTIAL AREA i i i i i I i i i I i I /-o • L.. ti j3 ,o1cn i L .. . :, \£' \.. \i ,O,� \' \ \ \ � t""""--------------r------------------------------4 .A� GERAGHTY Air & MILLER, INC. � En'Vironm.ental Services 0 500 FT SITE PLAN FORMER FORD AERONUTRONIC FACILITY NEWPORT BEACH, CA FIGURE 1 ~ ( I i 0 --- Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) ggg g g!.!.!.!.!.!.!.!.!.!.!.!.!.!.!!!!!!!!!!!!!!!!!!!!!!AAAAAAAAAAAAAAAAAAAAAAMain AreaFormerATC AreaNorth AreaBig CanyonArroyoM a c a r t h ur B l v dHighway 73B o n i t a C r e e k B ig C a n y o n C re e kSan Diego CreekUpperNewport BayJamboree RoadBison AveFord RoadP-50P-51P-49P-48P-47P-46P-17P-16PZ-5PZ-3PZ-1PZ-7PZ-6PZ-4PZ-2IW-7IW-6IW-5IW-4IW-3IW-2IW-1W5T3P-15P-14P-45P-43P-42P-41P-40P-35P-34P-32W2C3W2C1P-12BBase map from NAIP, Orange County, CA, dated 2009.Project No.FigureS:\3900s\3971\3971.006\phase_02.2B\17_0519_CSM\_fig_03_sa-wn.mxd01,000Feet£INVESTIGATION AREAS ANDEXISTING WELL NETWORKFormer Ford Aeronutronic PropertyNewport Beach, California8615397106.02.2BDate: 07/25/20172 ExplanationFormer facility boundaryWater Features!.Former IRZ injection piezometerApproximate investigation areasgCreek dashed with queries where inferredFormer Arroyo (1931 USGS topographic map)Creek (former)Creek (current)!AMonitoring well or piezometerLocation of former facility buildingsFormer ATC areaZoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) From:Nova, Makana To:Garciamay, Ruby; Achis, Patrick Cc:Campbell, Jim Subject:FW: 11-15-18 Public Hearing - Zoning Administrator Date:Thursday, November 15, 2018 11:32:28 AM Attachments:Ms Nova email public comment for 11-15-18 zoning admin public hearing.pdf image001.png Please refer to the additional correspondence received regarding Big Canyon Habitat Restoration on today’s ZA agenda. This comment is a follow-up to the prior comments submitted yesterday. MAKANA NOVA, AICP Community Development Department Associate Planner mnova@newportbeachca.gov 949-644-3249 From: carl cassidy [mailto:carlrcassidy@att.net] Sent: November 15, 2018 11:30 AM To: Nova, Makana <MNova@newportbeachca.gov>; carl cassidy <carlrcassidy@yahoo.com> Subject: Re: 11-15-18 Public Hearing - Zoning Administrator Thank you for your return call yesterday and for theclarification offered in your earlier call this morning. I will be see you at 1 PM to see if your schedule allows us tomeet. Attached is a copy of my revised public comment to be includedat the Zoning Administrator Public Hearing with the onlyfollowing substantive addition: 8) The ESA initial draft CEQA report does not include any provisions discussing the January 22, 2018, California River Watch Notice of Intent to File Suit Under the Federal Water Pollution Control Act sent to the City of Newport Beach or the settlement provisions reached in closed session City Council meeting 11/13/18 . A copy of the Notice is available at the City Clerk’s office. The Public has not been provided an opportunity to comment on the River Watch letter, as well .The ESA CEQA Report as an Initial Study and Mitigated Negative Declaration does not include any discussion or opportunity on the above items such that careful consideration of the omitted items should be part of submission the State Coastal Commission for approval. Thank you,Carl R.Cassidy On Wednesday, November 14, 2018, 4:48:48 PM PST, carl cassidy <carlrcassidy@att.net> wrote: Ms Nova I left an earlier voice message with you today. Thank you in advance for reading my email and for your work onthe Big Canyon Restoration project. I appreciate the alacritythat the Planning Department has proceeded with coastal Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) development permit and mitigated negative declaration for thePhase 2a habitat restoration at an 11.3-acre site located atthe mouth of Big Canyon 1) I have been unable to locate a response to the PublicComment from the South Coast Air Quality Management District(SCAQMD) in the materials for the Hearing. I would suggest thata careful consideration be included with an opportunity forPublic Comment to an appropriate response to the SCAQMD inevaluating the proposed acceptance of the Mitigated NegativeDeclaration (MND) for the Proposed Big Canyon Coastal HabitatRestoration and Adaption Project prior to continuing with theLCP permitting process. 2) I have been unable to locate any contact with orresponse in the Public Comments from the Santa Ana RegionalWater Quality Control Board (Regional Board) in the materialsfor the Hearing. I would suggest that a careful considerationbe included with an opportunity for Public Comment to anappropriate response to the Regional Board in evaluating theproposed acceptance of the Mitigated Negative Declaration (MND)for the Proposed Big Canyon Coastal Habitat Restoration andAdaption Project prior to continuing with the LCP permittingprocess. I would suggest that a careful consideration beincluded with an opportunity for Public Comment to anappropriate response to the Regional Board in evaluating theproposed acceptance of the MND for the Proposed Big Canyon Project prior to continuing with the LCP permitting process. Attached is a background fact sheet showing informationregarding the specific interest of the Regional board in theproject from the Ford Motor Company and Water Board, as thelead state agency overseeing the environmental investigationand cleanup of impacts associated with the Big Canyon site. 3) The 11-15-18 Public Hearing specifies Applicant: NewportBay Conservancy without any documentation of the Conservancyapplication and how the monitoring will continue into thefuture. 4) There are encumbrances for monitoring wells without any notice to the property owners of the monitoring wells that are not discussed without prior opportunity for Public comment on the most salient environmental impact in the ESA initial draft CEQA report. 5) The ESA initial draft CEQA report does not include any discussion of the updated selenium reports and comments from CA Fish and Game from the Project Phase I. 6) The changes to properly recognize the Big Canyon project as entirely within Coastal Tidelands have not been incorporated into the initial CEQA study, with mapping and notices to that effect. 7) The project has not been properly noticed with opportunity to provide specific public comment provided by City Charter and Council Resolution by the City parks and Recreation Commission and the Water Quality/ coastal Tidelands committee. The ESA CEQA Report as an Initial Study and Mitigated NegativeDeclaration does not include any discussion or opportunity onthe above items such that careful consideration of the omitteditems should be part of submission the State Coastal Commission Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) for approval. I respectfully request that my comments be included in thematerials and Public Comment for the record at the 11-15-18Zoning Administrator Hearing. Thank you,Carl R.Cassidy Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) From:Nova, Makana To:Campbell, Jim Cc:Garciamay, Ruby Subject:FW: 11-15-18 Public Hearing - Zoning Administrator Date:Wednesday, November 14, 2018 5:07:38 PM Attachments:Regional board recent status on ford motor impact on NB residents doc-4-16-09.pdf Updated draft community fact sheet ford motor property regional board fact sheet(00281926-3).DOC.pdf Please refer to the public comments received for Big Canyon Restoration for tomorrow’s ZA Hearing. Makana Nova | ASSOCIATE PLANNER, AICP Planning Division | Community Development Department City of Newport Beach 100 Civic Center Drive | Newport Beach, CA 92660 P. 949.644.3249 mnova@newportbeachca.gov www.newportbeachca.gov From: carl cassidy [mailto:carlrcassidy@att.net] Sent: Wednesday, November 14, 2018 4:49 PM To: Nova, Makana <MNova@newportbeachca.gov> Subject: 11-15-18 Public Hearing - Zoning Administrator Ms Nova I left an earlier voice message with you today. Thank you in advance for reading my email and for your work onthe Big Canyon Restoration project. I appreciate the alacritythat the Planning Department has proceeded with coastaldevelopment permit and mitigated negative declaration for thePhase 2a habitat restoration at an 11.3-acre site located atthe mouth of Big Canyon 1) I have been unable to locate a response to the PublicComment from the South Coast Air Quality Management District(SCAQMD) in the materials for the Hearing. I would suggest thata careful consideration be included with an opportunity forPublic Comment to an appropriate response to the SCAQMD inevaluating the proposed acceptance of the Mitigated NegativeDeclaration (MND) for the Proposed Big Canyon Coastal HabitatRestoration and Adaption Project prior to continuing with theLCP permitting process. 2) I have been unable to locate any contact with orresponse in the Public Comments from the Santa Ana RegionalWater Quality Control Board (Regional Board) in the materialsfor the Hearing. I would suggest that a careful considerationbe included with an opportunity for Public Comment to anappropriate response to the Regional Board in evaluating theproposed acceptance of the Mitigated Negative Declaration (MND)for the Proposed Big Canyon Coastal Habitat Restoration andAdaption Project prior to continuing with the LCP permittingprocess. I would suggest that a careful consideration beincluded with an opportunity for Public Comment to anappropriate response to the Regional Board in evaluating theproposed acceptance of the MND for the Proposed Big Canyon Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) Project prior to continuing with the LCP permitting process. Attached is a background fact sheet showing informationregarding the specific interest of the Regional board in theproject from the Ford Motor Company and Water Board, as thelead state agency overseeing the environmental investigationand cleanup of impacts associated with the Big Canyon site. 3) The 11-15-18 Public Hearing specifies Applicant: NewportBay Conservancy without any documentation of the Conservancyapplication and how the monitoring will continue into thefuture. 4) There are encumbrances for monitoring wells without any notice to the property owners of the monitoring wells that are not discussed without prior opportunity for Public comment on the most salient environmental impact in the ESA initial draft CEQA report. 5) The ESA initial draft CEQA report does not include any discussion of the updated selenium reports and comments from CA Fish and Game from the Project Phase I. 6) The changes to properly recognize the Big Canyon project as entirely within Coastal Tidelands have not been incorporated into the initial CEQA study, with mapping and notices to that effect. 7) The project has not been properly noticed with opportunity to provide specific public comment provided by City Charter and Council Resolution by the City parks and Recreation Commission and the Water Quality/ coastal Tidelands committee. The ESA CEQA Report as an Initial Study and Mitigated NegativeDeclaration does not include any discussion or opportunity onthe above items such that careful consideration of the omitteditems should be part of submission the State Coastal Commissionfor approval. I respectfully request that my comments be included in thematerials and Public Comment for the record at the 11-15-18Zoning Administrator Hearing. Thank you,Carl R.Cassidy Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) September 2018 Santa Ana Regional Water Quality Control Board and Ford Motor Company Community Fact Sheet No. 2 SITE HISTORY The former Ford Aeronutronics facility occupied the property at 1000 Ford Road, Newport Beach, from 1957 to 1993. Its primary operation consisted of aerospace and electronic research, development, and production. Ford has been working voluntarily under regulatory oversight since early 1990s to address environmental impacts associated with the previous operations. Volatile organic compounds (VOCs) associated with past operations are in soil, soil vapor and groundwater on- and off-site. On-site assessment and remediation was completed in 1997 and off-site investigations are ongoing. For more information, please contact: Ford Project Information Hotline (833) 949-3673 Ford Project Website www.FordNBFacts.com Jessica Law Santa Ana Regional Water Quality Control Board (951) 782-4381 jessica.law@waterboards.ca.gov Environmental Investigation - Former Ford Aeronutronics Site, Newport Beach, CA Why am I receiving this? The Santa Ana Regional Water Quality Control Board (Water Board) and Ford Motor Company (Ford) are distributing this fact sheet to provide information on Ford’s ongoing environmental investigation in the area of the former Ford Aeronutronics property at 1000 Ford Road in Newport Beach (site). The Water Board is the lead state agency overseeing the environmental investigation and cleanup of impacts associated with this site. You are receiving this fact sheet because you reside, work, or own property near the site. What environmental work has been completed? Ford recently conducted environmental investigations to determine the extent of volatile organic compounds (VOCs), specifically trichloroethene (TCE) and tetrachloroethene (PCE), in soil vapor (tiny air pockets between soil grains) in public rights-of way and common areas is neighborhoods surrounding the former facility. Using data gathered from these investigations, additional areas will be investigated this fall (see map showing investigation areas on the back page of this fact sheet or visit the project website). What are TCE and PCE? TCE is a chemical compound that was commonly used as an industrial solvent and metal degreaser in the manufacturing industry. PCE is a chemical compound that was commonly used in clothes dry cleaning and metal degreasing. TCE and PCE are among a group of chemicals called chlorinated solvents, which evaporate easily, are highly stable, and nonflammable at room temperature. Due to its widespread use, very low levels of TCE are common in the air of homes and businesses and in outdoor air in urban areas. Under certain conditions, VOC’s, including TCE and PCE, can move through soil and the foundations of buildings and accumulate inside buildings, negatively impacting air quality. This process is called vapor intrusion. Is my drinking water safe to drink? Yes. Your water is provided by the City of Newport Beach Public Works Department and meets state and federal standards for quality. Upcoming Investigation Activities - This fall, Ford will be conducting the following environmental investigation work. All work is reviewed and approved by the Water Board. Soil Gas Investigation: A crew of 5 to 6 individuals will be collecting samples of soil gas in public rights- of-way to determine the extent of TCE and PCE vapors in soil. New areas where samples will be collected are shown on the map on the back page of this fact sheet. Data collected will be used to determine if further investigation is needed. Vapor Intrusion Investigation: Ford is requesting access to select homes and businesses within the study area, shown on the back of this fact sheet, to test indoor air and beneath building foundations for VOCs. Sample results will be compared against the Water Board’s established environmental screening levels (ESLs) for indoor air quality. The Water Board’s ESLs are very conservative allowing us to proactively take actions to improve the quality of indoor air, if needed. Test results will be shared with property owners and further actions, if necessary, will be agreed upon based on results. It is important to note, that ESLs are designed to provide long-term protection of the health of adults and children and the site does not present an immediate health or safety risk. How long will this work take? – Investigation work is conducted in phases, and this phase of work is anticipated to continue into 2019. Reports: The results of this investigation and documents containing site history and details about the past and planned environmental investigations are available for review at the Water Board office in Riverside and can also be viewed and downloaded online at: http://geotracker.waterboards.ca.gov/profile_report?global_id=SL188023848 Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) Big Canyon Arroyo Area Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) Investigation Areas S:\3900s\3971 \3971.007\phase_02 .39\3971 .000 .O-lrv\3971.007\phase_02.3B\18 _ 0613 _ CSMdgir\_fig _OO _north _area_sampling_ 180906 .mxd Expl;.rnation Soil Gas Probes Soil gas probe location (installed and sampled) B Soil gas probe location {insta lled/sampling pend ing) Soil gas probe location (pend ing access for installation and sampling) lsoconcentri.ttion Line, Dc1shed Where Inferred Reside ntial TCE isoconcentration line Commercial TCE isoconcentration line Residential PCE isoconcentration line Proposed Indoor Sampling Areas Commercial area proposed indoor air sampling Reside ntial area proposed indoor ai r sa m pling Boundary Lines 1--., North Area investigation L _~boundary 1-i Former facility bo u ndary ·--~ D FormerATC r-:-, Par~el boundary and number L....:......J designation _. ..•. ·• :;:u~:~~~!~ :~~~f historical Parcel Identifiers 1 -Newport North Apartment Homes 2 -Newport North Townh omes Association 3 -Call y Design Research . Inc. & Toyota Motors 4 -U.S. Post Office & way Basics 5 -Mi ni U Storage -Newport 2 & Pensky Truck Rental 6 -Liberty Baptist Chu rc h & Newport Christian School 7 -Powerstation 8 -Mini U Storage -Newport 1 9 -Newport North Shopping Centre 10 -Bay ridge Pa rk Homeowners Association 11 -Be lcourt Terrace Homeowners Association 12 -Be lcourt Master Commu nity Association 13-0ne Fo rd Road Community Association 14 -Be lcourt Park HomeownersAssoc~tion 21 -livine Company Property 22 -Be lcourt Hill Homeowners Association Abbreviations: SL= screening level µgtm>: mierograms per cubic mei er Current Curre nt Chemic~I of Rcsick:nti;il Soil Commercial Soil Conce rn Gas SL TCE PCE ds·U·DCE trans-1.2-DCE 1,2-DCA 1.1-DCE 4,200 42,CXXI 55 37,000 3SQOO) 470 310.0C:O 1,1-DCA 900 7,700 1,1,1-TCA ~ 4,400.000 Vinyl Chloride 4.8 Former Ford Aeronutronic Facility 160 I I I North Area\,/ Pl ~ ~ 1 E -'I E5 SG-41 I I l..on9 a ...... Or I I : SG-100 I EE"ctg.~Wooct Or ' I I I I Ett'wgrass Dr I SG -99 I I I ITuttle 0tiY Ot -j-SG -95 I I I I I I I I I I I I I SG-31 Ji} ~ \ ,,.~- ', " -[.!] SG -89 Southampton Ct L!J-SG-80 \ \ \ \ \ \ J , SG-105 Chadbourne c 1--SG-98 RESIDENTIAL & COMM ERCI AL INDOOR A I R SAM PLIN G Former Ford Aeron utron ic Property Newport Beach, Californ ia By: DMO Pro·ect N o.8618397107.02.36 wood. Date: 09/06/2018 Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) Santa Ana Regional Water Quality Control Board 3737 Main St #500 Riverside, CA 92501 INFORMATION ON FORD NEWPORT BEACH ENVIRONMENTAL INVESTIGATION INSIDE OPEN HOUSE/INFORMATION SESSION The Water Board will host a drop-in information session to provide project information and answer questions. Date: September 27, 2018 Location: Civic Center Community Room, 100 Civic Center Drive, Newport Beach, CA 92660 Time: 5:00 p.m. to 8:00 p.m. – drop-in and visit various information stations Refreshments and on-site daycare will be provided If you need special accommodations, please call 833-949-3673, 24-hours in advance of the event Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) State of California California Regional Water Quality Control Board Santa Ana Region October 19, 2018 STAFF REPORT ITEM: 10 SUBJECT: VAPOR INTRUSION ASSESSMENT AT THE FORMER FORD AERONUTRONICS FACILITY IN NEWPORT BEACH DISCUSSION: The former Ford Aeronutronics facility (Ford) operated from 1957 until 1993 on approximately 98 acres in the city of Newport Beach (see Figure 1). As part of its aerospace operations, Ford utilized chlorinated solvents, including trichloroethylene (TCE). Historical operations at the site resulted in discharges of TCE and other chemicals to the soil and groundwater beneath the site. TCE is a volatile organic compound that can migrate in the vapor phase from soil and groundwater into the indoor air of overlying structures. TCE exposure is now known to raise a number of health effect concerns which include cancer and other diseases, and can also cause health effects in the developing fetus from both acute and chronic exposure. The Ford facility was shut down in 1993. Facility demolition and environmental remediation was conducted through 1996. In 1996, based on information provided to the Santa Ana Regional Water Quality Control Board (Regional Board) from Ford Motor Company, remediation of the Main Area was determined to be complete. In 1997, the Orange County Health Care Agency granted soil closure, with residual contamination left in place at concentrations that conformed with standards for the protection of human health at that time. The environmental oversight responsibilities were transferred to the Regional Board, focusing on continuation of the off-site groundwater assessment and remediation activities. The Site was rezoned from “industrial” to “residential,” and the area was redeveloped with single family homes. The former Ford site investigation has been divided into four distinct areas for environmental characterization purposes (see Figure 2), as described below: • Main Area – The 90-acre active operations portion of the former site that consisted of 15 buildings in which Ford conducted research and development, and manufactured electronic controls for missile and guidance systems. Drums were also stored in the Main Area. Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) • AeroThermal Chemical (ATC) Building – The 8 acres on the southern portion of the former site is where rocket research was conducted, which included the development of liquid and solid propellants, testing and development of rocket motors, and ordinance assembly. • The North Area – The impacted groundwater beneath the area located north of the former site. The groundwater plume originates from the Main Area and extends in a northerly direction. The principal contaminant of concern (COC) for the North Area is TCE. • The Big Canyon Arroyo (BCA) Area – The impacted groundwater beneath the area located south of the former site. The groundwater plume originates from the ATC and extends in a southerly direction. The COCs for the BCA Area include TCE and its “daughter” products, produced during chemical degradation. After completion of the on-site remediation in 1996, Regional Board staff has performed oversight of the following activities: • Since 1996, groundwater monitoring of the North and BCA Areas has been conducted and is currently occurring on a semi-annual basis. • From 2001 through 2004, active remediation was conducted in the BCA Area, which included enhanced in-situ bioremediation downgradient of the ATC Area. • In 2006, 2008, and 2012, limited soil gas surveys were conducted, which concluded health risks from vapor intrusion of TCE and other chemicals were not present. This conclusion was based on the screening levels and standards at that time. In 2014, the USEPA published a memorandum regarding TCE acute exposure risk to pregnant women, which defined “accelerated” and “urgent acute” exposure levels for TCE for commercial and residential properties. As a result, the San Francisco Bay Regional Board updated their Environmental Screening Levels (ESLs), which Board staff utilize for evaluating risk from impacted soil, soil gas, and groundwater. In 2017, Ford prepared and submitted a conceptual site model (CSM) to evaluate all of the site’s historical data in order to compare that data to current ESLs and guidance. The CSM identified the following data gaps: • Potential for groundwater/surface water interaction of Bonita Creek in the North Area and of Big Canyon Creek in the BCA Area. • Delineation of the downgradient extent of the TCE groundwater plume in the North Area. • Evaluation of the North and BCA Areas for potential vapor intrusion of COCs, principally TCE, into the indoor air of the overlying structures, based on the potential for groundwater contaminants to off-gas, and the historical soil gas data. Assessment activities at the former Ford facility are ongoing; most notably, the installation and sampling of soil gas probes and indoor air sampling of commercial and residential properties has taken precedence. Indoor air sampling results have identified TCE in the indoor air above ESLs in a number of homes, resulting in further evaluation Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) of seven homes, and an interim mitigation measure (installation of air purifiers) in at least one home. Access agreements have been sent to 300 homes and 3 commercial businesses, requesting access to allow Ford’s representatives to sample the indoor air. An Open House style public participation event was conducted on September 27, 2018 at the Newport Beach Civic Center, to reach out to the community regarding the recent and ongoing vapor intrusion assessment activities. Regional Board and State Water Board staff, as well as staff from Cal EPA’s Office of Environmental Health Hazard Assessment (OEHHA), the Ford Motor Company, and Ford’s technical and public relations consultants were present at the event. Over 70 residents attended the event that evening. In addition to some concerns about short-term and long-term risks to their health, the residents were concerned about possible impacts to their property values as a result of the actual or possible contamination in their neighborhoods. Based on feedback received from the attendees, there will be additional informational meetings to promote the ongoing exchange of information and to provide updates about the activities that are in progress. Staff will keep the Board advised as the project activities continue. STAFF RECOMMENDATION: This is an information item; no action will be taken by the Board. Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) [I) 0 � a:: :J � < a:: 0 <D C) � a:: Q. Q. < 1/) Q. :i: e :,,: 0 w 0 '° J .ii 6 I 0 d z t; ..,a:: Q. ,.... "' I I I I I I I I �/ .E; ..!P/ :::, , cg; I I <l) / f!/ o, <> I §/"5 , I I / I I I I ' \' \ , ') I RESIDENTIAL AREA ( I \ ' \ ', NOTE: ALL FORMER FORD FACIUlY STRUCTURES REMOVED AS OF DECEMBER 31, 1995. MAIN AREA Laboratory RESIDENTIAL AREA i i i i i I i i i I i I /-o • L.. ti j3 ,o1cn i L .. . :, \£' \.. \i ,O,� \' \ \ \ � t""""--------------r------------------------------4 .A� GERAGHTY Air & MILLER, INC. � En'Vironm.ental Services 0 500 FT SITE PLAN FORMER FORD AERONUTRONIC FACILITY NEWPORT BEACH, CA FIGURE 1 ~ ( I i 0 --- Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) ggg g g!.!.!.!.!.!.!.!.!.!.!.!.!.!.!!!!!!!!!!!!!!!!!!!!!!AAAAAAAAAAAAAAAAAAAAAAMain AreaFormerATC AreaNorth AreaBig CanyonArroyoM a c a r t h ur B l v dHighway 73B o n i t a C r e e k B ig C a n y o n C re e kSan Diego CreekUpperNewport BayJamboree RoadBison AveFord RoadP-50P-51P-49P-48P-47P-46P-17P-16PZ-5PZ-3PZ-1PZ-7PZ-6PZ-4PZ-2IW-7IW-6IW-5IW-4IW-3IW-2IW-1W5T3P-15P-14P-45P-43P-42P-41P-40P-35P-34P-32W2C3W2C1P-12BBase map from NAIP, Orange County, CA, dated 2009.Project No.FigureS:\3900s\3971\3971.006\phase_02.2B\17_0519_CSM\_fig_03_sa-wn.mxd01,000Feet£INVESTIGATION AREAS ANDEXISTING WELL NETWORKFormer Ford Aeronutronic PropertyNewport Beach, California8615397106.02.2BDate: 07/25/20172 ExplanationFormer facility boundaryWater Features!.Former IRZ injection piezometerApproximate investigation areasgCreek dashed with queries where inferredFormer Arroyo (1931 USGS topographic map)Creek (former)Creek (current)!AMonitoring well or piezometerLocation of former facility buildingsFormer ATC areaZoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) From:Nova, Makana To:Garciamay, Ruby; Achis, Patrick Cc:Campbell, Jim Subject:FW: 11-15-18 Public Hearing - Zoning Administrator Date:Thursday, November 15, 2018 11:32:28 AM Attachments:Ms Nova email public comment for 11-15-18 zoning admin public hearing.pdf image001.png Please refer to the additional correspondence received regarding Big Canyon Habitat Restoration on today’s ZA agenda. This comment is a follow-up to the prior comments submitted yesterday. MAKANA NOVA, AICP Community Development Department Associate Planner mnova@newportbeachca.gov 949-644-3249 From: carl cassidy [mailto:carlrcassidy@att.net] Sent: November 15, 2018 11:30 AM To: Nova, Makana <MNova@newportbeachca.gov>; carl cassidy <carlrcassidy@yahoo.com> Subject: Re: 11-15-18 Public Hearing - Zoning Administrator Thank you for your return call yesterday and for theclarification offered in your earlier call this morning. I will be see you at 1 PM to see if your schedule allows us tomeet. Attached is a copy of my revised public comment to be includedat the Zoning Administrator Public Hearing with the onlyfollowing substantive addition: 8) The ESA initial draft CEQA report does not include any provisions discussing the January 22, 2018, California River Watch Notice of Intent to File Suit Under the Federal Water Pollution Control Act sent to the City of Newport Beach or the settlement provisions reached in closed session City Council meeting 11/13/18 . A copy of the Notice is available at the City Clerk’s office. The Public has not been provided an opportunity to comment on the River Watch letter, as well .The ESA CEQA Report as an Initial Study and Mitigated Negative Declaration does not include any discussion or opportunity on the above items such that careful consideration of the omitted items should be part of submission the State Coastal Commission for approval. Thank you,Carl R.Cassidy On Wednesday, November 14, 2018, 4:48:48 PM PST, carl cassidy <carlrcassidy@att.net> wrote: Ms Nova I left an earlier voice message with you today. Thank you in advance for reading my email and for your work onthe Big Canyon Restoration project. I appreciate the alacritythat the Planning Department has proceeded with coastal Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) development permit and mitigated negative declaration for thePhase 2a habitat restoration at an 11.3-acre site located atthe mouth of Big Canyon 1) I have been unable to locate a response to the PublicComment from the South Coast Air Quality Management District(SCAQMD) in the materials for the Hearing. I would suggest thata careful consideration be included with an opportunity forPublic Comment to an appropriate response to the SCAQMD inevaluating the proposed acceptance of the Mitigated NegativeDeclaration (MND) for the Proposed Big Canyon Coastal HabitatRestoration and Adaption Project prior to continuing with theLCP permitting process. 2) I have been unable to locate any contact with orresponse in the Public Comments from the Santa Ana RegionalWater Quality Control Board (Regional Board) in the materialsfor the Hearing. I would suggest that a careful considerationbe included with an opportunity for Public Comment to anappropriate response to the Regional Board in evaluating theproposed acceptance of the Mitigated Negative Declaration (MND)for the Proposed Big Canyon Coastal Habitat Restoration andAdaption Project prior to continuing with the LCP permittingprocess. I would suggest that a careful consideration beincluded with an opportunity for Public Comment to anappropriate response to the Regional Board in evaluating theproposed acceptance of the MND for the Proposed Big Canyon Project prior to continuing with the LCP permitting process. Attached is a background fact sheet showing informationregarding the specific interest of the Regional board in theproject from the Ford Motor Company and Water Board, as thelead state agency overseeing the environmental investigationand cleanup of impacts associated with the Big Canyon site. 3) The 11-15-18 Public Hearing specifies Applicant: NewportBay Conservancy without any documentation of the Conservancyapplication and how the monitoring will continue into thefuture. 4) There are encumbrances for monitoring wells without any notice to the property owners of the monitoring wells that are not discussed without prior opportunity for Public comment on the most salient environmental impact in the ESA initial draft CEQA report. 5) The ESA initial draft CEQA report does not include any discussion of the updated selenium reports and comments from CA Fish and Game from the Project Phase I. 6) The changes to properly recognize the Big Canyon project as entirely within Coastal Tidelands have not been incorporated into the initial CEQA study, with mapping and notices to that effect. 7) The project has not been properly noticed with opportunity to provide specific public comment provided by City Charter and Council Resolution by the City parks and Recreation Commission and the Water Quality/ coastal Tidelands committee. The ESA CEQA Report as an Initial Study and Mitigated NegativeDeclaration does not include any discussion or opportunity onthe above items such that careful consideration of the omitteditems should be part of submission the State Coastal Commission Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078) for approval. I respectfully request that my comments be included in thematerials and Public Comment for the record at the 11-15-18Zoning Administrator Hearing. Thank you,Carl R.Cassidy Zoning Administrator - November 15, 2018 ITEM NO. 2a - ADDITIONAL MATERIALS RECEIVED Big Canyon Habitat Restoration and Adaptation-Phase 2A (PA2018-078)