1.0 introduction - ci · pdf filehydrocarbon expander-compressors, turbines and cryogenic...

Atlas Copco Mafi-Trench Project SEIR Section 1.0 Introduction

City of Santa Maria 1-1

1.0 INTRODUCTION This document is a Subsequent Environmental Impact Report (SEIR) that examines the potential effects of a General Plan amendment/zone change and a Planned Development Permit to allow a 260,000 square foot facility for engineering, testing, assembling and manufacturing of hydrocarbon expander-compressors, turbines and cryogenic pumps (the project) in the City of Santa Maria. The project would be constructed in three phases and would also include an electrical substation, electrical control house, test stand, aerial flare, railroad spur, containment structure, septic holding tank, two paint booths, one sandblast booth and various above ground water and gas storage tanks. The proposed project is described in detail in Section 2.0, Project Description. This section 1.0 describes: (1) the general background of the project; (2) the purpose of and legal authority for the EIR; (3) the scope and content of the EIR; (4) lead, responsible and trustee agencies; and (5) the environmental review process required under the California Environmental Quality Act (CEQA). 1.1 PROJECT BACKGROUND Summary of Proposed Project The proposed project involves a General Plan amendment/zone change and review of a Planned Development Permit to allow a 260,000 square foot industrial facility on the 20-acre project site. The property is identified as a portion of Assessor’s Parcel Number (APN) 117-820-002. The project site is located within the City of Santa Maria. History of Environmental Review for the Project Site Santa Maria Wastewater Treatment Plant Expansion EIR In 2006 the Santa Maria City Council certified the Santa Maria Wastewater Treatment Plant Expansion Environmental Impact Report (EIR)1, and approved the annexation of 252 acres to be used for treated wastewater percolation and groundwater recharge ponds, pipelines, service roads, a Police impound yard, a Humane Society animal shelter, and a City corporation yard. The intent of this project was to provide more efficient and effective wastewater treatment, consolidate various community facilities into one location, and link two non-contiguous portions of the City of Santa Maria. With approval of this project, the 252-acre site is now located within the City of Santa Maria and is comprised of the following Assessor’s Parcel Numbers: 117-191-010, 117-191-013, 117-820-002, 117-820-003, 117-820-024, and 117-820-025. The General Plan designation for the parcels is CF (Community Facilities) and the Zoning designation is PF (Public Facilities). The Santa Maria Wastewater Treatment Plant Expansion EIR identified and programmatically evaluated site-specific and cumulative impacts that could occur should the project site be developed. Section 7.0, Alternatives, of the EIR evaluated four potential alternatives to the

1 State Clearinghouse #: 2005121171



project, including an alternate location (Alternative 1), a reduced project (Alternative 2), a reduced site (Alternative 3), and a no project alternative (Alternative 4). The proposed 20-acre project site for the Atlas Copco Mafi-Trench Project was identified in the Santa Maria Wastewater Treatment Plant Expansion EIR as being the location of the City corporation yard. A summary of project-site impacts and applicable mitigation from the Wastewater Treatment Plant Expansion EIR is included in Table ES-2 in the Executive Summary of this SEIR. This Subsequent EIR updates and expands upon the City of Santa Maria Wastewater Treatment Plant Expansion EIR, which is available for review at the Santa Maria Community Development Department Planning Division office, located at 110 South Pine Street, #101, Santa Maria, California 93458. The proposed project represents substantial changes to the project evaluated in the City of Santa Maria Wastewater Treatment Plant Expansion EIR which require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Although disturbance of the 20-acre site for urban use was evaluated in the Wastewater Treatment Plant EIR, the development characteristics of the proposed Atlas Copco Mafi-Trench Project would differ from the corporation yard envisioned in that EIR. The Wastewater Treatment Plant Expansion EIR envisioned that the corporation yard would include an operational building with small offices, a break room and locker room, as well as outdoor public works equipment and vehicle storage. In comparison, the proposed Atlas Copco Mafi-Trench Project would include an industrial use, a greater amount of structural development, manufacturing and testing operations, larger parking facilities, and up to 375 employees. Changes that have occurred with respect to the circumstances under which the project is undertaken are also evaluated in this SEIR. 1.2 PURPOSE and LEGAL AUTHORITY The proposed General Plan amendment/zone change and Planned Development Permit are discretionary actions requiring approval of the Planning Commission/City Council. As a discretionary action, the proposed project is subject to the requirements of CEQA. In accordance with Section 15121 of the State CEQA Guidelines, the purpose of this EIR is to serve as an informational document that:

...will inform public agency decision-makers and the public generally of the significant environmental effects of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project.

As discussed above, this document is a Subsequent EIR to the City of Santa Maria Wastewater Treatment Plant Expansion EIR. Development of the project site was analyzed programmatically in the Wastewater Treatment Plant Expansion EIR; however, the proposed project requires project-level analysis, that focuses and updates the programmatic review conducted in the Wastewater Treatment Plant Expansion EIR, pursuant to Section 15152 of the State CEQA Guidelines.



This EIR is to serve as an informational document for the public and City of Santa Maria decision-makers. The process will culminate with Planning Commission and City Council hearings to consider certification of a Final SEIR as well as the project’s requested approvals. 1.3 SCOPE and CONTENT In accordance with the State CEQA Guidelines, a Notice of Preparation (NOP) for this EIR was distributed for review by affected agencies and the public on July 30, 2013. The NOP and responses to the NOP are presented in Appendix A of this report. This SEIR addresses the issues determined to be potentially significant in the Final EIR that was certified in 2006, responses to the NOP, and scoping discussions among the public, consulting staff, and the City. A brief explanation of issues determined to be less than significant is included in Section 5.0, Effects Found Not To Be Significant. The issues addressed in detail in this SEIR include:

Agricultural Resources Air Quality Biological Resources

This SEIR focuses on the issues referenced above and identifies potentially significant environmental impacts, including site-specific and cumulative effects of the project in accordance with the provisions set forth in CEQA and the State CEQA Guidelines. In addition, the SEIR recommends feasible mitigation measures that would reduce or eliminate adverse environmental effects. The level of detail contained throughout this SEIR is consistent with the requirements of CEQA and applicable court decisions. The State CEQA Guidelines provide the standard of adequacy on which this document is based. The Guidelines state:

An EIR should be prepared with a sufficient degree of analysis to provide decision-makers with information which enables them to make a decision which intelligently takes account of environmental consequences. An evaluation of the environmental effects of the proposed project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in light of what is reasonably feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should summarize the main points of disagreement among the experts. The courts have looked not for perfection, but for adequacy, completeness, and a good faith effort at full disclosure. (Section 15151).

1.4 LEAD, RESPONSIBLE and TRUSTEE AGENCIES The State CEQA Guidelines define “lead,” “responsible” and “trustee” agencies. The City of Santa Maria is the lead agency for the project because it has the principal responsibility for approving the proposed project. Discretionary approval of the project is vested with the Santa Maria Planning Commission/City Council.



A “responsible agency” refers to public agencies other than the “lead agency” that have discretionary approval over the project. The Regional Water Quality Control Board (RWQCB) will be a responsible agency for review of National Pollutant Discharge Elimination System (NPDES) permit requests. A “trustee agency” refers to a state agency having jurisdiction by law over natural resources affected by a project that are held in trust for the people of the State of California. CEQA Guidelines Section 15386 designates four agencies as Trustee Agencies: the California Department of Fish and Wildlife with regard to fish and wildlife, native plants designated as rare or endangered, game refuges, and ecological reserves; the State Lands Commission, with regard to state-owned “sovereign” lands, such as the beds of navigable waters and state school lands; the California Department of Parks and Recreation, with regard to units of the State Parks system; and the University of California, with regard to sites within the Natural Land and Water Reserves System. The California Department of Fish and Wildlife is a trustee agency for the project. 1.5 ENVIRONMENTAL REVIEW PROCESS The environmental impact review process, as required under CEQA, is outlined below. The steps are presented in sequential order.

1. Notice of Preparation (NOP). Immediately after deciding that an EIR is required, the lead agency must file a NOP soliciting input on the EIR scope to “responsible,” “trustee,” and involved federal agencies; to the State Clearinghouse, if one or more state agencies is a responsible or trustee agency; and to parties previously requesting notice in writing (State CEQA Guidelines Section 15082; Public Resources Code Section 21092.2). The NOP must be posted in the County Clerk’s office for 30 days. The NOP was posted on July 30, 2013. The NOP and responses received regarding the NOP are contained in Appendix A.

2. Draft Environmental Impact Report. The Draft EIR must contain: a) table of contents or index; b) summary; c) project description; d) environmental setting; e) significant impacts (direct, indirect, cumulative, growth-inducing and unavoidable impacts); f) alternatives; g) mitigation measures; and h) irreversible changes.

3. Public Notice and Review. A lead agency must prepare a Notice of Availability of an EIR. The Notice must be placed in the County Clerk’s office for 30 days (Public Resources Code Section 21092). The lead agency must send a copy of its Notice to anyone requesting it (State CEQA Guidelines Section 15087). Additionally, public notice of DEIR availability must be given through at least one of the following procedures: (a) publication in a newspaper of general circulation; (b) posting on and off of the project site; or (c) direct mailing to owners and occupants of contiguous properties. The lead agency must consult with and request comments on the Draft EIR from responsible and trustee agencies, and adjacent cities and counties (Public Resources Code Sections 21104 and 21253). When a DEIR is sent to the State



Clearinghouse for review, the public review period must be 45 days unless a shorter period is approved by the Clearinghouse (Public Resources Code 21091).

4. Final EIR. A Final EIR must include: (a) the DEIR; (b) copies of comments received during public review; (c) a list of persons and entities commenting; and (d) responses to comments.

5. Final EIR Certification. Prior to approving a project, the lead agency must certify that: (a) the Final EIR has been completed in compliance with CEQA; (b) the Final EIR was presented to the decision-making body of the lead agency and that the lead agency considered the information in the Final EIR; and c) the Final EIR reflects the lead agency’s independent judgment and analysis (State CEQA Guidelines Section 15090).

6. Lead Agency Decision. A lead agency may: (a) disapprove a project because of its significant environmental effects; (b) require changes to a project to reduce or avoid significant environmental effects; or (c) approve a project despite its significant environmental effects, if the proper findings and statement of overriding considerations are adopted (State CEQA Guidelines Sections 15042 and 15043).

7. Findings/Statement of Overriding Considerations. For each significant impact of the project identified in the EIR, the lead or responsible agency must find, based on substantial evidence, that either: (a) the project has been changed to avoid or substantially reduce the magnitude of the impact; (b) changes to the project are within another agency's jurisdiction and such changes have or should be adopted; or (c) specific economic, social, or other considerations make the mitigation measures or project alternatives infeasible (State CEQA Guidelines Section 15091). If an agency approves a project with unavoidably significant environmental effects, it must prepare a written Statement of Overriding Considerations that set forth the specific social, economic or other reasons supporting the agency’s decision.

8. Mitigation Monitoring/Reporting Program. When a lead agency makes findings on significant effects identified in a Final EIR, it must adopt a reporting or monitoring program for mitigation measures that were adopted or made conditions of project approval to mitigate significant effects.

9. Notice of Determination. The lead agency must file a Notice of Determination after deciding to approve a project for which an EIR is prepared (State CEQA Guidelines Section 15094). A local agency must file the Notice with the County Clerk. The Notice must be posted for 30 days and sent to anyone previously requesting notice. Posting of the Notice starts a 30-day statute of limitations on CEQA challenges (Public Resources Code Section 21167[c]).



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Atlas Copco Mafi-Trench Project SEIR Section 2.0 Project Description


2.0 PROJECT DESCRIPTION The proposed project involves a request for a General Plan amendment/zone change and a Planned Development Permit to allow a 260,000 square foot facility on a 20-acre site for engineering, testing, assembling and manufacturing of hydrocarbon expander-compressors, turbines and cryogenic pumps (the project). The General Plan designation for the site would be amended from CF (Community Facilities) to GI (General Industrial) and the property would be rezoned from PF (Public Facilities) to PD/M-2 (Planned Development/ General Manufacturing. The project would consolidate two existing facilities at a new location in order to manufacture and test hydrocarbon expander-compressors used in natural gas refineries and large cryogenic pumps used in applications across the Liquefied Natural Gas (LNG) value chain in the chemical/petrochemical stream. The project would be constructed in two phases and would also include an electrical substation, electrical control house, test stand, aerial flare, railroad spur, containment structure, septic holding tank, two paint booths, one sandblast booth and various above ground water and gas storage tanks. The property is identified as Assessor’s Parcel Number (APN) 117-820-002 in the City of Santa Maria. 2.1 CURRENT PROPERTY OWNER Richard G. Sweet Director of Utilities City of Santa Maria 2065 East Main Street Santa Maria, CA 93454 2.2 PROJECT APPLICANT REPRESENTATIVE Thomas Reay Omni Design Group, Inc. 711 Tank Farm Road, #100 San Luis Obispo, California 93401 2.3 PROJECT LOCATION The 20-acre project site is located approximately 0.3 mile east of the intersection of Stowell Road and Black Road in the western extent of the incorporated area of the City of Santa Maria in Santa Barbara County. The project site is located at 1310 Black Road, north of Santa Maria Valley Railroad, south of Stowell Road, east of Black Road, and west of “E” Street, in the eastern portion of a 56-acre parcel identified as APN 117-820-002. The site is located approximately 3.6 miles west of U.S. Highway 101 and approximately 1 mile south of Highway 166. The site is bounded by agricultural fields in a PF (Public Facilities) zoning district to the north, the Santa Maria Valley Railroad tracks and partially vacant land located within the Area 9 Specific Plan Area with a zoning district of PD/M-2 (Planned Development/General Manufacturing) to the south (the northwest corner of this area contains an outdoor vehicle storage area), agricultural fields and an auto salvage yard to the west (including four on-site residential dwellings), and industrial uses to the east.



The approximate center of the project site occurs at latitude 34.936676°and longitude -120.483189° (WGS-84 datum) and the project site is depicted on the Santa Maria, California United States Geological Survey (USGS) 7.5-minute topographic quadrangle in Meridian San Bernardino, Township 10N, Range 34W and Section 20. It is accessed from Stowell Road through a gated driveway. Figure 2-1 shows the regional location of the project site, while Figure 2-2 shows the site within its local context. 2.4 EXISTING SITE CHARACTERISTICS The project site is approximately 20 acres. The site is currently undeveloped and used for agricultural purposes; however, the site is planned for urban development by the City. No residences or other structures are currently located on the project site. The site is situated within a landscape that contains a mix of agriculture and developed land. The project site has been actively farmed and deep ripped for many years. The topography within the site is generally flat with elevations ranging from approximately 171 to 173 feet above mean sea level (msl). The site is bordered by another active agricultural field to the north, active agriculture and industrial areas to the west, a disturbed field to the south, and an industrial facility to the east. The disturbed field south of the project site shows evidence of past plowing, is currently being grazed by cattle and consists of non-native grass and plant species. The site is within the South Coast Ranges (SCoR) geographic subregion of California. Within this subregion, the project site occurs within the Outer South Coast Range (SCoRO) district. The SCoR subregion is a component of the larger Central Western California geographic region, which occurs within the even larger California Floristic Province (Baldwin et al., 2012). The project site is located in northern Santa Barbara County where the climate is moderate and typifies a Mediterranean coastal climate throughout the year. The majority of rainfall occurs during the winter months and the summers are cool with frequent coastal fog and onshore breezes. The site is located within the Santa Maria Watershed. The nearest major drainage to the project site is the Santa Maria River, occurring approximately 3.5 miles north of the project site. One agricultural ditch occurs within and along the northern boundary of the site and another smaller ditch occurs along the eastern edge of the site on the neighboring property; the two ditches are separated by a dirt driveway in the northeast corner of the site. According to the NRCS Web Soil Survey of Santa Barbara County, California, Northern Santa Barbara Area, two soil map units are mapped within the project site: Corralitos Loamy Sand, 0 to 2 percent slopes; and Sorrento Loam, 0 to 2 percent slopes (U.S. Department of Agricultural, Natural Resource Conservation Service, 2013). One terrestrial vegetation community, Ruderal/Disturbed, has been identified on the project site. This habitat consists of primarily bare ground and encompasses the entirety of the site which includes a plowed field, a dirt road surrounding the field and the dirt shoulder of Stowell Road. In addition to existing agricultural production, only non-native plant and grass species have been observed on the site in low numbers. Wildlife activity on the site is generally considered to be low.

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City of Santa MariaRegional Location Figure 2-1

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Atlas Copco Mafi-Trench Project SEIRSection 2.0 Project Description

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Section 2.0 Project DescriptionAtlas Copco Mafi-Trench Project SEIR



The project site is designated Community Facilities (CF) under the City of Santa Maria General Plan, with corresponding zoning of Public Facilities (PF) under the City’s Municipal Code.

Previous Environmental Review. The Santa Maria Wastewater Treatment Plant Expansion Environmental Impact Report (EIR), which approved the annexation of 252 acres to be used for treated wastewater percolation and groundwater recharge ponds, pipelines, service roads, a Police impound yard, a Humane Society animal shelter, and a City corporation yard. The intent of this project was to provide more efficient and effective wastewater treatment, consolidate various community facilities into one location, and link two non-contiguous portions of the City of Santa Maria. The Santa Maria Wastewater Treatment Plant Expansion EIR identified and programmatically evaluated site-specific impacts that could occur should the project site be developed. Section 7.0, Alternatives, of the EIR evaluated four potential alternatives to the project, including an alternate location (Alternative 1), a reduced project (Alternative 2), a reduced site (Alternative 3), and a no project alternative (Alternative 4). The proposed 20-acre project site for the Atlas Copco Mafi-Trench Project was identified in the Santa Maria Wastewater Treatment Plant Expansion EIR as being the future location of the City corporation yard. Although disturbance of the 20-acre site for urban use was evaluated in the Wastewater Treatment Plant EIR, the development characteristics of the proposed Atlas Copco Mafi-Trench Project would differ from the corporation yard envisioned in that EIR. The Wastewater Treatment Plant Expansion EIR envisioned that the corporation yard would include an operational building with small offices, a break room and locker room, as well as outdoor public works equipment and vehicle storage. In comparison, the proposed Atlas Copco Mafi-Trench Project would include an industrial use, a greater amount of structural development, manufacturing and testing operations, larger parking facilities, and up to 375 employees. A summary of project-site impacts and applicable mitigation from the Wastewater Treatment Plant Expansion EIR is included in the Executive Summary of this SEIR. This Subsequent EIR expanded upon and updates the City of Santa Maria Wastewater Treatment Expansion EIR, which is available for review at the City of Santa Maria, Community Development Department, 110 South Pine Street, #101, Santa Maria, California 93458. 2.5 PROJECT CHARACTERISTICS The proposed project is a request by Omni Design Group, as agent for the applicant, for a General Plan amendment/zone change and a Planned Development Permit for the 20-acre project site. Ultimate build-out of the project site would result in a 260,000 square foot facility for engineering, testing, assembling and manufacturing of hydrocarbon expander-compressors, turbines and cryogenic pumps. The project would be constructed in two phases and would also include an electrical substation, electrical control house, test stand, aerial flare, railroad spur, containment structure, septic holding tank, two paint booths, one sandblast booth and various above ground water and gas storage tanks. The proposed railroad spur on the project site would be designed per Santa Maria Valley Railroad specifications. Approval of the proposed project would include a General Plan designation change from CF (Community Facilities) to GI



(General Industrial) and a Zoning Designation change from PF (Public Facilities) to PD/M-2 (Planned Development/General Manufacturing. See Figure 2-3, Site Plan. The applicant is currently leasing facilities in Santa Maria that serve as manufacturing, testing, engineering and administrative offices for hydrocarbon expander‐compressors used in natural gas refineries. This building is filled to capacity and has necessitated leasing additional off‐site space for engineers and aftermarket staff. In order to meet the manufacturing and sales goals by the year 2016 a new facility will need to be procured. The new facility would also be designed to increase manufacturing, testing and engineering productivity and capacity. Another component of the applicant’s operations, for testing of cryogenic pumps, is currently located in Costa Mesa, California. The lease on the facility they have occupied for over sixty five years is set to expire in 2014. Along with providing improved productivity and capacity, the new facility in Santa Maria would be designed to allow for testing of larger pumps than the existing facility in Costa Mesa can currently facilitate. The testing of hydrocarbon expander‐compressors used in natural gas refineries requires enormous amounts of compressed air (in an atmospheric state) to simulate the gases that will eventually be run through expander‐compressor machines in the field. It is estimated that the total compressor output may need to exceed four thousand horsepower for the largest machines. The testing of the cryogenic pumps requires pumping large volumes of liquefied gases through a closed loop for up to four hours continuously. This testing is performed in an exterior "test stand". The test stand consists of vessels of different sizes to accommodate pumps of different sizes and surge tanks to store and receive the fluids during testing. The test stand will have several large storage tanks for liquefied natural gas (LNG), liquid nitrogen (LN2), liquefied petroleum gas (LPG) and water. Some of the fluid becomes gas during the test. In the case of LPG, it is necessary to flare off the by‐product gases. Therefore, a component of the test stand would include an up to 70-foot flare tower. The pump motors require different amounts of electricity in order to power the test equipment. It is anticipated that in the future the largest pumps may require 3.2 megawatts of 12KV power in order to test. To obtain that power, it may be necessary to use on-site generators, although that practice is not supported by the applicant. Another option which would be pursued first would be to establish an on‐site electrical substation. All of the current jobs from the existing Atlas Copco Mafi -Trench, LLC manufacturing facility located at 3037 Industrial Parkway in Santa Maria would be transferred from the existing facility to the project. A large percentage of the jobs provide head of household incomes, many of which require advanced degrees, and most of which require a skilled trade (e.g., welding, machining, painting). At present Atlas Copco Mafi -Trench, LLC has about 275 employees, and it is anticipated that as many as 100 new and relocated employees would be added with the new facility before the final expansion (Phase Two).

Atlas Copco Mafi-Trench Project SEIRSection 2.0 Project Description

Figure 2-3City of Santa Maria

Site PlanBase drawing source: Omno Design Group, 2013.

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Phase One: Phase One would be the construction of a 132,000 square foot assembly and warehouse building and manufacturing facility. This phase will also include the construction of liquefied gas storage tanks, utility infrastructure, and site improvements as necessitated by initial construction activities. Additionally, this phase would involve construction of a 32,000 square foot office building for administration, sales, and engineering. This phase would include the balance of the site improvements including low impact development (LID), parking and circulation, landscaping, storm water retention, and additional utility infrastructure. All construction and site improvements are to be LEED certification eligible and exceed the minimum requirements of the California Green Building Standard. Phase Two: Phase Two would involve an additional 61,200 square feet of manufacturing area and 15,200 square feet of office could potentially be added to the project as part of the final build out. This phase will also include the construction of the test stand on the site.

Roadway Access. Access to the project site would be provided via two driveways on Stowell Road. Stowell Road is a two lane roadway located on the northern border of the project site and is classified as a Secondary Arterial roadway by the City. Stowell Road extends from U.S. 101 to the east to Black Road to the west of the project site. A total of 366 parking spaces would be provided on the site with full build-out of the proposed project.

Landscaping and Lighting. The project site would be landscaped with a variety of trees, shrubs, and ground covers. Lighting would be located along walkways, at building entries, in parking areas, and as perimeter security.

Drainage and Grading. Storm water from the proposed development would be collected and directed to a designated storm water retention area on the southwest portion of the project site. The retention basin would be designed to be consistent with the City’s Conditions of Project Plan Approval and would be subject to permitting from the City. Grading activities for each construction phase of the proposed project would balance cut and fills on the project site.

Public Services and Utilities. Fire protection, law enforcement, water supply, and wastewater treatment would be provided directly by the City of Santa Maria for the project site; storm water drainage would be accommodated on-site. Solid waste collection and disposal, including recyclable materials collection services, would be provided by the City. Unrecyclable solid waste from the City is ultimately disposed of at the Santa Maria Landfill. Pacific Gas and Electric would provide electric service, and Southern California Gas would provide gas service to the site.

Construction Schedule. The construction period for each phase is: Phase One February 2014 – February 2015; Phase Two (expected to occur over a maximum 1 year construction period before 2020).



2.6 PROJECT OBJECTIVES Project Objectives of the City of Santa Maria The City’s objectives for the Atlas Copco Mafi-Trench Project are as follows:

1) Facilitate retention, expansion and consolidation of well-established local businesses that offer a substantial number of jobs in varying pay ranges for local residents with various skill levels.

2) Prevent loss of City tax revenue and migration of high-paying/higher skill level jobs from the community.

3) Encourage applicants to locate on sites that can adequately be provided with all necessary municipal services.

4) Encourage applicants to locate on sites sufficiently sized to accommodate existing operations and potential expansions.

5) Discourage the location of incompatible uses on adjacent sites. Project Objectives of the Applicant The applicant’s primary objectives for the project are to:

Provide a new centralized location for two related components of the project applicant’s operations.

Increase manufacturing, testing and engineering productivity and capacity of the project applicant’s operations.

Increase efficiency and productivity to provide equipment for high demand sectors. Create an economically viable, quality project that is designed in compatibility with the existing

and planned surrounding uses in the project site’s vicinity. Provide new employment and career opportunities to the City of Santa Maria’s resident

workforce. Maintain existing workforce.

2.7 REQUIRED APPROVALS Implementation of the proposed project would require the following discretionary approvals from the City of Santa Maria:

General Plan Amendment & Zone Change; and Planned Development Permit for the proposed project.

In addition, the Regional Water Quality Control Board (RWQCB) will be a responsible agency for review of the National Pollutant Discharge Elimination System (NPDES) permit request and Waste Discharge Requirements pursuant to the Porter-Cologne Water Quality Control Act. The Santa Barbara County Air Pollution Control District (APCD) will require permits and conditions for operation of the project. As described in Section 4.2 Biological Resources, CDFW may require an incidental take permit (ITP) pursuant to Section 2081 of the California Endangered Species Act for impacts to California tiger salamander.

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