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HomeMy WebLinkAbout02160029_Sec05-06 Hazards and Hazardous Materials Project Impacts West Ming Specific Plan - Draft EIR Hazards and Hazardous Materials Michael Brandman Associates 5.6-1 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc 5.6 - Hazards and Hazardous Materials 5.6.1 - Introduction Information in this section is based upon the following documents and correspondence received on the Notice of Preparation: • Hazardous Materials Evaluation, April 2005, McIntosh and Associates. The complete report is contained in Appendix G of the Technical Appendices of the Draft EIR. • Natural Resources Impact Report, June 1, 2004, Claude David Fiddler. The complete report is contained in Appendix H of the Technical Appendices of the Draft EIR. • Metropolitan Bakersfield General Plan, December 2002, City of Bakersfield. This document is available for review at the City of Bakersfield Planning Department located at 1715 Chester Avenue, Bakersfield, California 93301. • National Fire Hazard Disclosure Map, June 2000. California Department of Forestry and Fire Protection. This map is available for review at the City of Bakersfield Planning Department at 1715 Chester Avenue, Bakersfield, California 93301 and at http://www.fire.ca.gov/ab6/nhd15.pdf The hazards and hazardous materials that are discussed include potential threats to human health and safety that may result from hazards located below ground, at the ground surface, and in the air. Hazardous materials are hazardous substances and hazardous waste. A material is defined as “hazardous” if it appears on a list of hazardous materials prepared by a Federal, State, or local regulatory agency or if it has characteristics defined as “hazardous” by these agencies. A “hazardous waste” is a “solid waste” that has toxic or hazardous characteristics. The United States Environmental Protection Agency has defined the term “solid waste” to include many types of discarded materials, including: any gaseous. Liquid, semi-liquid, or solid material which is discarded or has served its intended purpose, unless the material is specifically excluded from regulation. Such materials are considered waste whether they are discarded, reused, recycled, or reclaimed. 5.6.2 - Environmental Setting Hazardous Materials Database Search Two separate database searches were conducted by Environmental Data Resources, Inc. in February 2003 and October 2003 for the project site. The database searches included a review of federal, state, and local government records including the Cortese Hazardous Waste & Substances Sites List. The sites identified on the Cortese list are those compiled pursuant to Government Code Section 65962.5. The searches were conducted in accordance with the American Society for Testing and Materials (ASTM) Standard Practice for Environmental Site Assessments. Based on the searches, there are no hazardous materials sites that are located on the project site that are on the Cortese list. Project Impacts Hazards and Hazardous Materials West Ming Specific Plan - Draft EIR 5.6-2 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc Agricultural Activities Pesticides and Chemicals. The majority of the project site has been used as agricultural land in which agricultural chemicals have been used, from the early 1970s to present, as indicated by records and historical aerial photographs. The majority of the project site has included the application of pesticides, herbicides, and associated metals, which may be present in near surface soils at residual concentrations of concern. Although no pesticides or chemicals have been stored, permits to apply pesticides and chemicals to the crops have been secured and recorded for agricultural uses in all sections of the project site. In Kern County, a farmer must receive a “Restricted Materials Permit” to apply chemicals to the crops, and the Kern County Department of Agriculture office monitors the application by permits, to ensure that the chemicals are applied within regulations. Asbestos. The onsite agricultural activities include subsurface irrigation piping to provide water to the crops. It is possible that Asbestos Containing Materials could be present in the subsurface irrigation piping on the project site. Water Wells. The agricultural activities on the project site also included one idle water well, two former water wells, and eight active water wells. The active water wells include aboveground diesel tanks and diesel generators/pumps. Some of these tanks/generators/pumps have had minor leakage or spills; none of which appear to be major. Oilfield Activities The project site has been used for oil exploration and oil production activities from the 1930’s to present. The project site lies within the northern administrative boundaries of the Canfield Ranch Oil Field. There have been 77 exploratory oil wells drilled on the project site. As of 2003, there were 44 abandoned oil wells, 14 idle oil wells, one active water disposal well, and 18 active oil wells located on the project site. The oil exploration holes are likely to have drilling and/or oil production sumps which may contain oily drilling fluids mixed with loosely compacted soils. There were multiple areas with aboveground storage tanks, petroleum piping and small sumps where there is minor to substantial surface staining which may extend to unknown depths in some locations on the site. According to the Kern County Water Agency, the depth to the groundwater at the project site is approximately 110 to 140 feet. Although no groundwater testing has occurred on the project site, contamination of groundwater has been known to occasionally occur in oilfield sumps. There are abandoned oil wells on the project site that were abandoned in accordance with state regulations at the time of abandonment; however, these wells may not meet the current California Division of Oil, Gas and Geothermal Resources regulations. Pipelines Petroleum pipelines, high-pressure natural gas pipelines, and smaller transfer petroleum piping are present on the project site. Two major petroleum lines traverse the project site from the southwest to the northeast south of the Kern River Canal. The Pacific Pipeline Petroleum Line is adjacent to the Kern River Canal and the Shell Petroleum Pipeline is located approximately 0.5 mile south of the Project Impacts West Ming Specific Plan - Draft EIR Hazards and Hazardous Materials Michael Brandman Associates 5.6-3 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc Kern River Canal. Two Pacific Gas and Electric natural gas pipelines traverse northwest to southeast through the project site. A Southern California Gas (SCG) Pipeline traverses north to south along the eastern boundary of Section 11 and connects to the SCG substation located south of and adjacent to the Kern River Canal. SCG also has a pipeline located along the Southern Pacific Railroad tracks near Buena Vista Road. Smaller transfer petroleum piping is also located on the project site that connects to existing onsite oil facilities. Flooding and the Kern River The Kern River is located adjacent to the northwest portion of the project site. According to the Federal Emergency Management Agency Flood Insurance Rate Map, portions of the project site north of the Kern River Canal are located within areas that are subject to the 100-year flood event. The remaining areas on the project site are designated as areas of minimal flooding of the Kern River. The Lake Isabella Dam is located approximately 40 miles northeast of the project site, and has a capacity to hold 570,000 acre feet of water when filled to maximum capacity. The flow of the Kern River is influenced mainly by the operation of the Lake Isabella Dam and Reservoir. During very wet years, water flows in the river southwest to the Buena Vista Lake Bed and then north to Tulare Lake or into the California Aqueduct near Tupman. The project site is located within the Lake Isabella Dam Failure Inundation area, and it would take 8 hours for waters released from the Lake Isabella Dam, should it fail, to reach the project site. The existing Flood Evacuation Plan for the City of Bakersfield provides for the protection of health, safety, welfare of the people, and property through evacuation of areas that would be inundated, including the project site. Electrical Transformers There are pole-mounted electrical transformers located within Section 10, 11, and 13. These transformers may have contained PCBs in the past. No staining was evident beneath the transformers, but leakage may have occurred historically at these locations on the site. Wildfire According to the Safety Element of the Metropolitan Bakersfield General Plan, the Bakersfield Fire Department and the Kern County Fire Department has not identified a specific fire hazard area in the vicinity of the project site. In addition, based on a review of the National Fire Hazard Disclosure map prepared by the California Department of Forestry and Fire Protection, the project site is not located within or adjacent to a Wildland Fire Area or a Very High Fire Hazard Severity Zone. Railroad The San Joaquin Valley Railroad (SJVRR) Buttonwillow Branch line is located adjacent to and south of the project site. According to the SJVRR, two train operations (one outbound and one inbound trip) operate on the Buttonwillow Branch. Project Impacts Hazards and Hazardous Materials West Ming Specific Plan - Draft EIR 5.6-4 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc 5.6.3 - Thresholds of Significance According to Appendix G of the State CEQA Guidelines, a project would normally have a significant effect on the environment if it would: • Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials; • 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; • Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school; • Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment; • For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area; • For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area; • Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan; or • Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. 5.6.4 - Project Impacts and Mitigation Measures The proposed project would have the potential to expose people to hazardous wastes resulting from pesticides and chemicals from agricultural activities, oilfield facilities, and PCBs from pole-mounted electrical transformers. Following is a discussion of the project impacts that correspond to the thresholds of significance previously identified in Section 5.6.3. Future Construction Activities Impact 5.6.A: The proposed project could result in exposing residents, visitors and construction personnel to health hazards from the routine transport, use, or disposal of hazardous materials during construction activities. Grading and construction activities may involve limited transport, storage, usage, or disposal of hazardous materials, such as the fueling/servicing of construction equipment. This activity would be Project Impacts West Ming Specific Plan - Draft EIR Hazards and Hazardous Materials Michael Brandman Associates 5.6-5 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc considered short-term periods during the buildout of the project site. This short-term activity would be subject to federal, state, and local health and safety requirements. Because the construction activities are required to comply with the applicable regulations and laws pertaining to the transport, storage, use, and disposal of potentially hazardous materials associated with the project, health hazards from construction activities would be less than significant. Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation Less than significant. Future Residential Activities Impact 5.6.B: The proposed residential uses could result in exposing onsite and offsite residents and visitors to health hazards from the routine transport, use, or disposal of hazardous materials. The proposed project includes residential uses that will increase the transport, use, storage, and disposal of common household hazardous waste, such as household cleaning and janitorial products, herbicides, insecticides, solvents, and fuel. Kern County operates a household hazardous waste collection and reuse facility at 4951 Standard Street in Bakersfield, which allows residents to deliver and dispose of their household hazardous wastes. Because residential uses are normally associated with small quantities of common hazardous waste, less than significant health hazards would occur from household hazardous waste generated by the proposed residential uses. Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation Less than significant. Future Commercial and Industrial Activities Impact 5.6.C: The proposed commercial and industrial uses could result in exposing residents and visitors to health hazards from the routine transport, use, or disposal of hazardous materials. The proposed project includes commercial and industrial uses that will increase the transport, use, storage, and disposal of hazardous materials. There is a wide variety of hazardous materials that could be associated with the proposed onsite commercial and industrial uses including insecticides, petroleum products, paints, cleaners, and chemicals. All hazardous materials would be required to be transported, used, stored, and disposed of in accordance with all applicable federal, state, and local laws and regulations. Adherence to the applicable laws and regulations would minimize the potential health hazards to less than significant. Project Impacts Hazards and Hazardous Materials West Ming Specific Plan - Draft EIR 5.6-6 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation Less than significant. Future Recreational Lake Maintenance Activities Impact 5.6.D: The proposed recreational lake could result in exposing residents and visitors to health hazards from the routine transport, use, or disposal of hazardous materials. The proposed project includes a five-acre recreational lake on the project site. The onsite lake could require the use of phosphate fertilizers to control the nutrient levels. The lake may also require treatment with acidic (alum) and/or alkaline (lime) materials as determined by the chemistry of the lake water. Dyes such as Aquashade may be applied in order to limit photosynthesis. Pesticides such as algaecides, herbicides, and insecticides, may be applied in order to kill a target organism. Pesticides commonly used include copper based chemicals, endothall based chemicals, and dichlobenil based chemicals. Oxidizers, sterilizers, and disinfectants such as potassium permanganate and hydrogen peroxide may be applied. In addition, control of certain emergent insects and other aquatic pests may also occur. All hazardous materials used as part of the management of the lake would be required to be transported, used, stored, and disposed of in accordance with all applicable federal, state, and local laws and regulations. Adherence to the applicable laws and regulations would minimize the potential health hazards to less than significant. Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation Less than significant. Future Pesticide Use for Farming Activities Impact 5.6.E: Pesticide use from agricultural activities onsite and offsite could result in exposing residents and visitors to health hazards from the routine transport, use, or disposal of hazardous materials. As development occurs on the project site, other areas of the site could continue to be used for farming. In addition, areas surrounding the project site could be used for farming. Farming activities could involve pesticide use and because pesticide use near sensitive uses such as residences, schools, hospitals, and outdoor eating areas is potentially harmful to humans, it is strictly regulated. The County of Kern enforces the proper, safe, and efficient use of pesticides through existing regulations. These regulations include a pesticide permitting process that controls the time and location of using pesticides. Buffer zones are established around non-agricultural land uses. Adherence to these existing regulations would reduce potential health hazards associated with pesticide use from agricultural activities to less than significant. Project Impacts West Ming Specific Plan - Draft EIR Hazards and Hazardous Materials Michael Brandman Associates 5.6-7 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation Less than significant. Future Oil and Gas Activities Impact 5.6.F: Oil and gas activities could continue on the project site and could result in exposing residents and visitors to health hazards from the routine transport, use, or disposal of hazardous materials. Oil and gas activities on the project site will continue operate on portions of the project site. These activities could include operation of oil wells, drilling new wells, use of above ground storage tanks, use of existing petroleum and gas pipelines as well as the establishment of new pipelines, use of existing and new sumps to contain potential spills, and operation of the existing natural gas substations. The transport, use, storage and disposal of hazardous materials associated with oil activities could result in potential health hazards to adjoining sensitive land uses. These oil activities could result in potential significant health hazard impacts. Mitigation Measures 5.6.F.1 Prior to site plan approval, applicant shall provide evidence that future active oil wells and associated equipment will meet the California Division of Oil, Gas and Geothermal Resources regulations and public health and safety regulations, or provide other assurances that residents and visitors will not be exposed to health hazards from the routine transport, use, or disposal of hazardous materials, prior to development of affected portions of the project 5.6.F.2 Prior to grading plan approval where there is an existing drilling and/or production operations of exploration oil wells and including disposal wells, the project applicant shall have the locations surveyed, located, and marked by a licensed land surveyor or civil engineer authorized to practice land surveying. A map shall be furnished to the Office of Environmental Services showing how all existing petroleum related facilities will be protected and integrated into the proposed development. The California Division of Oil, Gas and Geothermal Resources and the City of Bakersfield development standards shall be met. 5.6.F.3 Prior to grading plan approval, all drilling and production activities shall be subject to all fire and safety regulations as required by the Bakersfield City Fire Department. The City Code 15.66.040 and 15.66.080 Well Site Development Standards Setback states that no petroleum well shall be drilled nor shall any storage tank and other production related structures be located within: Project Impacts Hazards and Hazardous Materials West Ming Specific Plan - Draft EIR 5.6-8 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc • 75 Feet of the right-of way of any dedicated public street, highway, railroad or private street, or adopted specific plan line of any street or highway; • No streets may be constructed within 75 feet of any oil well unless it has been properly abandoned; • 100 Feet of any building including dwellings, except buildings incidental to the operation of the well; • 1,000 feet of sensitive receptors which include residential area, schools, daycare centers, hospital, convalescent homes and other large immobile populations; • 300 Feet of any public assembly; • 25 Feet of a storage tank or boilers, fired heaters, open flame devices or other sources of ignition; • A solid masonry wall 8 feet high shall encompass the entire well site. Two gates, as nearly opposite as possible to each other shall be installed; • Pipelines utilized for all petroleum related operations shall be buried a minimum of 3 feet below grade. The Pipeline Development Policy of the City of Bakersfield Fire Department is as follows: • No habitable portion of a structure may be built within 50 Feet of a gas main, or transmission line, or refined liquid product line with 36 inches of cover; • No structure may be within 40 Feet of a hazardous liquids pipeline bearing refined product, with 48 inches or more of cover; • No habitable portion of a structure may be built within 30 Feet of a crude oil pipeline operation at 20% of it’s design strength; • Prior to or concurrently with filing of a final map, a covenant shall be recorded on all lots of this tract, or portion thereof, which are within 250 Feet of any gas transmission lines. Covenant shall acknowledge proximity of pipeline easement to said property and describe the name, type and dimension of the pipeline. Prior to recordation, the subdivider shall submit and obtain approval of covenant wording with the City Attorney, Office of Environmental Services and City Engineer. Level of Significance After Mitigation Less than significant. Past Oil and Gas Activities Impact 5.6.G: Past oil and gas activities could create hazards to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment. The project site has been used for oil exploration and oil production activities as well as natural gas activities since the 1930’s. These activities also include diesel generator pumps for oil and water Project Impacts West Ming Specific Plan - Draft EIR Hazards and Hazardous Materials Michael Brandman Associates 5.6-9 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc wells. Historic oil drilling activities and the use of pumps on the project site has resulted in oil contaminated soil. There are multiple onsite areas with aboveground storage tanks, generator pumps, petroleum piping, and small sumps where the soil is stained. Unrefined oil contains a variety of hazardous constituents, such as polyaromatic hydrocarbons (PAH), benzene, toluene, xylene, ethylbenzene and heavy metals. Implementation of the proposed project could expose future residents and visitors of the project site to health hazards related to past oil and gas activities. Mitigation Measures 5.6.G.1 Prior to recordation of a final map, any abandoned and idle wells within the grading envelope shall have the surface area returned to its natural condition including but not limited to cleaning all oil, oil residues, drilling fluids, mud and other substances; leveling, grading or filling of sumps, ditches, and cellars including removal of all lining material to the satisfaction of the Department of Oil, Gas and Geothermal Resources. 5.6.G.2 Prior to recordation of a final map, all stained soils observed within the grading envelope near the active water wells, idle water wells, and former water wells shall be shall be tested. If the soils are found to be hazardous, the soils shall be disposed of in accordance with applicable federal, state and local regulations. The applicant shall provide the City with evidence that any hazardous soils found onsite have been disposed of in accordance with federal, state, and local laws. 5.6.G.3 Prior to recordation of final map, a written verification shall be obtained from the Department of Oil, Gas and Geothermal Resources that abandoned wells within the grading envelope were properly abandoned pursuant to their regulations. The written verification shall be submitted to the City. 5.6.G.4 Prior to recordation of final map, any lot or parcel within the grading envelope containing an abandoned well shall be encumbered with a deed restriction specifying the exact location of said well and prohibiting any construction within said 10 feet of an abandoned oil well. This is required by the City Municipal Code 15.66.080, Development encroachment in petroleum areas. 5.6.G.5 Prior to recordation of a final map, information on the location of the pipelines and any information regarding safety concerns of these pipelines shall be provided to the Bakersfield City Fire Department. Prior to grading activities, Pacific Gas and Electric Company and/or any other company with pipelines running through the affected portions of the project site shall be notified of the construction activity within the corresponding easement. If any pipelines have any problems or if a pipeline is ruptured during development, the Bakersfield City Fire Department shall be notified. Project Impacts Hazards and Hazardous Materials West Ming Specific Plan - Draft EIR 5.6-10 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc 5.6.G.6 If during grading and construction, a pipeline accident occurs or potential unknown buried hazardous materials are found, and/or if unidentified materials are discovered in the testing of the soil, health and safety procedures shall be implemented. These procedures shall include, at a minimum, emergency medical, evacuation of the site and/or threatened area, and notification action. Notification shall include but not be limited to the following agencies: The City of Bakersfield, Department of Toxic Substance Control (DTSC), Bakersfield City and/or County Fire Department, and the Regional Water Quality Control Board (RWQCB). Evacuation and determination regarding the type of contamination encountered and best course of action would be determined by the ranking official and the required mediation measures shall be implemented. 5.6.G.7 Prior to grading and building plan approvals, the grading and building plans shall state that all work will stop immediately if any unknown odorous or discolored soil or other possible hazardous materials arise during any part of the testing, grading, or construction on the project site. Level of Significance After Mitigation Less than significant. Past Pesticide Use for Agricultural Activities Impact 5.6.H: Past agricultural activities could create hazards to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Past uses of pesticides and chemicals associated with agricultural operations can leave measurable residues in soils. The majority of the project site has been used as agricultural land in which agricultural chemicals have been used from the early 1970s to present. The majority of the project site has included the application of pesticides, herbicides, and associated metals, which may be present in near surface soils at residual concentrations of concern. Potential hazard impacts from the past application of chemicals to the majority of the site are considered a potentially significant impact. Mitigation Measures 5.6.H.1 Concurrently with submittal of a tentative subdivision map application or other development plan in the northwestern corner of the project site, whichever occurs first, soil testing shall be performed on the lands within the grading envelope to determine the level of residue for pesticides, herbicides, chemicals, and associated metals. If residue is found to be within acceptable amounts per the Kern County Environmental Health Department (KCEHD) and Environmental Protection Agency/Department of Toxic Substance Control (DTSC) standards then grading and construction may begin. If the residue is found to be greater than the KCEHD and Project Impacts West Ming Specific Plan - Draft EIR Hazards and Hazardous Materials Michael Brandman Associates 5.6-11 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc DTSC standards, all contaminated soils exceeding the acceptable limits shall be remediated and/or properly disposed of per KCEHD and DTSC requirements. An appropriate verification closure letter from KCEHD and DTSC shall be obtained and submitted to the City of Bakersfield. Depending on the extent of contaminated soils, a verification closure letter from the California Regional Water Quality Control Board may also need to be submitted to the City of Bakersfield. Site remediation can occur by the use of on-site transportable thermal treatment units or bio-remediation. The soil can also be excavated and shipped off-site to fixed incineration or bio- remediation facilities. The preliminary report shall be submitted with said application. The report, findings and recommendations shall be submitted for approval by the Fire Department, prior to recordation of a final map or approval of a development plan. Level of Significance After Mitigation Less than significant. Past Installation of Irrigation Piping Impact 5.6.I: Past agricultural activities included the installation of irrigation piping. The piping could include asbestos containing materials that could create hazards to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment. The onsite agricultural activities include subsurface irrigation piping to provide water to the crops grown on the project site. It is possible that Asbestos Containing Materials could be present in the subsurface irrigation piping on the project site. Potential hazard impacts resulting from the potential presence of asbestos are considered potentially significant. Mitigation Measures 5.6.I.1 Concurrently with submittal of a tentative subdivision map application or other development plan in the northwestern corner of the project site, whichever occurs first the onsite subsurface irrigation piping within the grading envelope shall be tested to determine if Asbestos Containing Materials are present in the piping. If Asbestos Containing Materials are present, a plan shall be prepared to identify how the piping will be removed and disposed of during grading activities. The applicant shall provide the City with evidence that any piping with Asbestos Containing Materials was disposed of in accordance with federal, state, and local laws. The preliminary report shall be submitted with said application. The report, findings and recommendations shall be submitted for approval by the Fire Department, prior to recordation of a final map or approval of a development plan. Level of Significance After Mitigation Less than significant. Project Impacts Hazards and Hazardous Materials West Ming Specific Plan - Draft EIR 5.6-12 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc Electrical Transformers Impact 5.6.J: Onsite electrical transformers may have contain Polychlorinated Biphenyls (PCBs) that could create hazards to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment. There are pole-mounted electrical transformers on the project site in sections 10, 11, and 13 that may have contained PCBs in the past. No staining was observed beneath the onsite transformers; however, leakage containing PCBs may have occurred historically at these locations on the site, which is considered a potentially significant impact. Mitigation Measures 5.6.J.1 Concurrently with submittal of a tentative subdivision map application or other development plan in the northwestern corner of the project site, whichever occurs first, the soils beneath the existing pole-mounted transformers within the grading envelope shall be tested. If the soils are found to be hazardous, the soils shall be disposed of in accordance with applicable federal, state and local regulations. The applicant shall provide the City with evidence that any hazardous soils found onsite have been disposed of in accordance with federal, state, and local laws. The preliminary report shall be submitted with said application. The report, findings and recommendations shall be submitted for approval by the Fire Department, prior to recordation of a final map or approval of a development plan. Level of Significance After Mitigation Less than significant. Sensitive Receptors Impact 5.6.K: Implementation of the proposed project has the potential to emit hazardous emissions or involve the handling hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of sensitive receptors. The proposed project includes the development of residential, commercial, industrial, and recreational uses. The project also includes the implementation of four elementary schools and one junior high school on the project site. The industrial uses are anticipated to include the continuing use of a portion of the project site for oil exploration and production activities. There are health concerns when oil field operations are in close proximity to sensitive receptors such as residences and schools. These concerns are related to hazardous emissions or handling of hazardous or acutely hazardous materials or waste. Depending on various factors such as amount of hazardous emissions or waste as well as the proximity of the sensitive receptors to the generators, a health risk assessment may be required to assess potential health risks associated with emissions generators. The potential emissions from future industrial uses and the oil field operations may result in significant health risks to sensitive receptors. Project Impacts West Ming Specific Plan - Draft EIR Hazards and Hazardous Materials Michael Brandman Associates 5.6-13 H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc Mitigation Measures 5.6.K.1 Prior to grading plan approval, the handling and storage of hazardous and acutely hazardous materials shall be restricted to less than threshold planning quantities within 1,000 feet of sensitive receptors which include residential areas, schools, daycare centers, hospital, convalescent homes and other large immobile populations. Sensitive receptors shall not be approved within zones of cancer risk identified by a health risk assessment of greater than 10 in 1,000,000. Level of Significance After Mitigation Less than significant. Listed Hazardous Sites Impact 5.6.L: The proposed project is not located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would not create a significant hazard to the public or the environment. Based on the two separate database searches that were conducted for the project site, there are no hazardous materials sites that are located on the project site that are on the Cortese list. The sites identified on the Cortese list are those compiled pursuant to Government Code Section 65962.5. Therefore, the implementation of the proposed project would not create a hazard to the public or the environment related to existing listed hazardous waste sites compiled pursuant to Government Code Section 65962.5. Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation No impact. Emergency Response/Evacuation Plan Impact 5.6.M: Implementation of the proposed project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. The project will introduce a new on-site population that would be subject to emergency evacuation or response in the event of a major disaster. The project includes a circulation plan that would allow the onsite population to evacuate in the event of an emergency. The provision of the onsite circulation plan, which is in conformance with the City’s circulation standards, would result in no impact on the impairment or interference with the implementation of the City’s emergency evacuation and support services procedures in the event of a natural disaster or war emergency. The project site is located within the Lake Isabella Dam Failure Inundation area. Implementation of the proposed project would result in the construction of structures within the Inundation area, Project Impacts Hazards and Hazardous Materials West Ming Specific Plan - Draft EIR 5.6-14 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\DEIR 9-1\02160029_Sec05-06 Hazards and Hazardous Materials.doc increasing the risk of damage to structures in the event of flooding from dam failure or Kern River flooding. According to the Metropolitan Bakersfield General Plan, flooding of the project site due to dam failure would take approximately 8 hours. The existing Flood Evacuation Plan for the City of Bakersfield includes procedures for the protection of health, safety, welfare of the people and property for potential dam inundation areas. Therefore, implementation of the proposed project would experience a less than significant impact due to dam inundation. Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation No impact. Risks and Accidents Impact 5.6.N: The proposed project would not expose people or structures to a significant risk of loss, injury or death involving wildland fires and the risk of accidents associated with population exposure to rail operations. Wildfire Because the Bakersfield Fire Department and the Kern County Fire Department has not identified a specific fire hazard area in the vicinity of the project site and the California Department of Forestry and Fire Protection has not designated the vicinity of the project site as a Wildland Fire Area or a Very High Fire Hazard Severity Zone, the implementation of the proposed project would result in less than significant impacts related to wildland fires. Railroad Operations The SVRR Buttonwillow Branch line which is located adjacent to and south of the project site has two train operations per day. The close proximity of the project site to a railroad track could expose future populations on the project site to accidents involving trains. However, since the existing tracks in the project vicinity do not have curves and due to the relatively few train operations (i.e., one inbound and one outbound) occurring each day, the risks of accidents are considered low and would be less than significant. Mitigation Measures No mitigation measures are required. Level of Significance After Mitigation Less than significant.