4 Existing Environmental Setting, Impacts and Mitigation

Transcription

1 4 Existing Environmental Setting, Impacts and Mitigation Section 4.0 provides the description of the affected environment, and analysis for each of the environmental resource areas evaluated. For each environmental impact issue analyzed, the EIR includes a detailed explanation of the existing conditions, thresholds of significance that will be applied to determine whether the project s impacts are significant or less than significant, analysis of the environmental impacts, and a determination of whether the project has a significant impact. A significant impact or significant effect means a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project. (14 Cal. Code of Reg ) Section 4.0 also includes within each environmental impact analyzed a discussion of the cumulative effects of the project when considered in combination with other projects causing related impacts as required by Section of the CEQA Guidelines. The certified EIR for the Northern Sphere Area is considered a full-scope EIR in which all environmental impact categories identified in the City s Initial Study and Environmental Checklist Form are discussed in detail. As a result, as discussed in Section 9.0 of this SEIR, the majority of potential environmental effects were found to be adequately analyzed in the previously certified EIR and therefore are not discussed in detail in this document. Please refer to Section 9.0 of this SEIR for a complete discussion of the individual environmental effects which were found to be less than significant or no changes or new information requiring preparation of an EIR. 4.1 Cultural Resources A Cultural Resource Management Report for the Irvine Valencia Growers Packing House, including a Phase II Evaluation, Alternatives Analysis Outline, and Mitigation Plan Outline was completed by the Keith Companies, Inc. and Hatheway and Associates in January In addition, a Feasibility Study for Adaptive Reuse, Irvine Valencia Packing House and Pre Cooler Building was prepared by Thirtieth Street Architects, Inc. in September These reports are summarized in the following section and included in their entirety in Appendix C and D, respectively. The certified EIR for the Northern Sphere Area contained a full analysis of the cultural resources impacts associated with the proposed project. In accordance with mitigation measures contained in the EIR Northern Sphere Area Supplemental EIR Page 4-1

2 certified for the Northern Sphere project, prior to demolition of the Packing House additional study (specifically a Phase II evaluation, see Mitigation Measure 5.8) shall be conducted as a result of this Phase II study, information has been presented to the City warranting additional environmental review pursuant to CEQA. As a result, this Supplemental EIR is being prepared to analyze impacts associated with the potential demolition of the IVG Packing House, as described herein. In accordance with Section 15163(b) of the CEQA Guidelines, the Supplemental EIR will only contain information necessary to supplement the previous EIR to evaluate the project as revised. No other changes to the project, as analyzed in the previously certified EIR, are proposed ENVIRONMENTAL SETTING Irvine Valencia Growers Facility The overall site/built environment is comprised of both the historic packing house and a number of newer fruit packing and farm management buildings. The larger site is bounded on the north by a strawberry field, on the west by Jeffrey Road, on the east by the Irvine Packing & Cooling complex and the Irvine Farm Management complex, and on the south by the Gargulio fruit packing facility. The overall impression is one of an agricultural/industrial building complex. Although the majority of buildings comprising the overall site/building complex are of recent construction and are not significant architecturally, the agricultural/industrial design theme is philosophically the same as that of the original 1928/1929 building complex. The historic building complex is comprised of the Main Building, the Old Packing House, a Pre Cooler Building with Additions, a Refrigeration Building, Metal Sheds, and an Office. A photograph location key is provided on Exhibit 4-1 and photographs of the IVG Packing House complex are shown on Exhibits 4-2 through 4-4. Historic Building Complex Main Building: Old Packing House The main building is designed in an Industrial/Utilitarian architectural style. It is constructed in a rectangular building plan, and has a main floor with basement. It has several additions. The Main Building consists of a 133'x212' basement and one-story wood and steel frame structure. The basement has a gross floor area of 29,022 sq. ft., the first floor has a gross floor area of 28,196 sq. ft, ramps 2,769 sq. ft., platforms 614 sq. ft., and a canopy of 2,420 sq. ft., for a total area of 63,021 sq. ft. Northern Sphere Area Supplemental EIR Page 4-2

3 Exhibit 4-1 Photograph Location Key Northern Sphere Area Supplemental EIR Page 4-3

4 Exhibit 4-2 Site Photographs Northern Sphere Area Supplemental EIR Page 4-4

5 Exhibit 4-3 Site Photographs Northern Sphere Area Supplemental EIR Page 4-5

6 Exhibit 4-4 Site Photographs Northern Sphere Area Supplemental EIR Page 4-6

7 The foundations are of reinforced concrete, the walls are of reinforced concrete with concrete wall beam, and the floors are of reinforced concrete (some maple flooring). The roof is built-up composition roofing. The main elevation (entry façade) fronts on Jeffrey Road. It is of a simple, utilitarian design, and is dominated by what have previously been described as "sawtooth" skylights. While interesting, these skylights are not an unusual architectural feature for an industrial building of this age. Specifically, many industrial buildings constructed before the advent of air conditioning and the heavy use of artificial lighting incorporated similar skylights into their design. The purpose was to save costs on electricity for lighting, and to provide ventilation. The building has been altered by several major additions and by numerous minor modifications. This includes an addition to the westerly side of the building, the addition of two Pre Cooler and Refrigeration buildings to the south, removal of all original equipment, the removal of the original office, and the addition of various canopies and platforms. Pre Cooler with Additions and Refrigeration Building The building that is generally referred to as the Pre Cooler actually consists of three different buildings, with associated platforms. These are: the original Pre Cooler, a circa 1939 Refrigeration and Storage Building, and a 1969 Pre Cooler Addition. The original Pre Cooler building is designed in an Industrial/Utilitarian architectural style with an element (minimal) of Art Deco influence. It is constructed in a rectangular building plan and has had several additions. The original Pre Cooler Building consists of a 64'x110' concrete building. It has a basement with a second story. The basement has a floor area of 7,268 sq. ft., the first floor has an area of 7,553 sq. ft., and the second floor has an area of 7,040 sq. ft., for a total floor space of 21,861 sq. ft. The foundations are of reinforced concrete, the exterior walls are of reinforced concrete, the first and second floors have D&M flooring, and the roof is of built-up composition roofing. The building has been altered by the addition of a Refrigeration and Equipment Storage building to the south and by the addition of a 1969 Pre Cooler Addition to the north. The building does have some minimal Art Deco design detailing, but it is relatively undistinguished architecturally. The Refrigeration and Equipment Storage building consists of an approximately 31'x101' concrete, wood, and steel frame structure. It has a gross floor area of 5,678 sq. ft. The foundations are of reinforced concrete, the walls are of concrete, and the flooring is D&M flooring on concrete. The roof is tar and gravel roofing on cork. The building is purely of an Industrial/Utilitarian design and is undistinguished architecturally. The1969 Pre Cooler Addition consists of an approximately 42'x77' concrete block and wood frame structure with a mezzanine and a loading dock. The building has a gross floor area of 6,417 sq. ft. It is Northern Sphere Area Supplemental EIR Page 4-7

8 single story in height. The foundations are of reinforced concrete, and the walls are of reinforced concrete block. The floors are of reinforced concrete, and the roof is built-up composition roofing. The building is purely of an Industrial/Utilitarian design and is undistinguished architecturally. Office The office consists of a single-story concrete block (exterior walls) and wood frame (interior walls) structure. The building is designed in a simple and utilitarian manner with few distinguishing architectural features apart from a large wooden "cornice" that extends upwards to a flattened composition roof and roofline. It is built in an essentially rectangular building plan and has approximately 2,300 square feet of floor space. The foundation is of reinforced concrete, and the exterior walls are of reinforced concrete block. The interior walls are of wood stud and plaster construction. The floor is of reinforced concrete, and the roof is of composition roofing. The office may be considered both as an addition and an alteration to the historic Irvine Valencia Growers (IVG) building complex. Constructed in 1969, it is architecturally undistinguished and, while utilitarian in nature, the building is incompatible (in terms of design) with the historic portions of the IVG Packing House, including the old main building, the pre cooler and additions, and the old metal sheds. Metal Sheds There are three historic metal sheds (constructed between 1938 and 1944) associated with the historic IVG Packing House building complex. These generally have concrete wall footings, with corrugated metal siding and roofs. They are purely Industrial/Utilitarian in design and are undistinguished architecturally. Associated Fruit Packing Buildings The overall site includes a number of buildings that are not historically a part of the IVG historic building complex. This includes: Irvine Farm Management Buildings Irvine Packing & Cooling Building Present-Day Irvine Valencia Growers Office Various Gargiulo Packing Buildings Several Mobile Trailer Offices These buildings are all of recent construction. They are all Industrial/Utilitarian in design, and have no architectural significance or importance. Northern Sphere Area Supplemental EIR Page 4-8

9 Alterations to IVG Building Complex Today, virtually the entire site may be considered an alteration to the original IVG building complex. Specifically, a comparison of the1929 IVG Site/Building Plan with a Contemporary Aerial (see Exhibit 2-4), reveals that numerous changes have taken place since construction of the facility beginning in The complex was completed in The various alterations to the historic IVG Packing House Building Complex include the following: Addition to Main Building/Packing House 2. Circa 1937 Pre Cooler Addition and 1969 Pre Cooler Addition Refrigeration and Equipment Storage Building 4. Demolition of Original Office Building (in Front of Main Building) 5. Shed Additions (Eventual Demolition of Several) 6. Garage and Storage Building Addition (Eventual Demolition of Same) 7. Boiler House Construction 8. Demolition of Several Equipment/Yard Features (Pump House, Etc.) 9. Construction of Present Irvine Packing & Cooling Building 10. Construction of Additional Fruit Packing Buildings 11. Construction of Irvine Farm Management Buildings 12. Numerous Small Additions (Platforms/Sheds/Docks) In summary, the original architectural integrity of the 1928/1929 IVG Packing House Building Complex has been severely compromised. The Main Building/Packing House has also been altered. Many of these alterations, however, including the 1931 addition and the 1937 Pre Cooler and Refrigeration Building, are historic. Finally, the overall architectural significance of the Historic Building Complex is minimal, as the design is similar to many Utilitarian/Industrial buildings constructed nationwide during the period extending from the 1920s to the 1950s. The Pre Cooler Building is minimally influenced by Art Deco applied decorative detail, but this influence is regarded as being of secondary importance as compared to the Packing House s association with the Irvine s agricultural past. Historical Research This analysis is supported by a extensive research effort. The level of research was undertaken in recognition of the fact (results of field survey) that the ultimate determination of significance would likely be made as based upon historical information and not on architectural merits. Sections of this report containing historical material pertaining directly to the history, construction, and operation of the IVG Packing House Northern Sphere Area Supplemental EIR Page 4-9

10 and Building Complex and/or the significance of various aspects of the orange industry in Orange County are: Historical Background: The Orange Industry and Fruit Packing Sunkist Growers and the Orange Packing Industry in California A Basic Introduction to Growing, Harvesting, and Packing Citrus Background History: The California Cooperative/Association -- An International and National Perspective Historical Background: Orange County, Oranges, and The Irvine Ranch (A Select Reading List) Orange County: The Case of the Disappearing Orange (A Select Reading List) Orange County: An Alternate View of the Orange The Packing House and the Rules of the Cooperative/Association The Packing House as an Operational Entity The Packing House as a Social and Business Entity: An Academic View Laboring In The Packing House: Another Academic View Historical Background: The Railroad and The Irvine Valencia Growers Packing House Organization and Business Structure: The Irvine Valencia Growers Packing House Construction of the Irvine Valencia Growers Packing House Daily Operation of the Irvine Valencia Growers Packing House Trademarks of the Irvine Valencia Growers Packing House A Contemporary (Historic) View of the Irvine Valencia Growers Packing House Biographical Review: The Irvine Valencia Growers Packing House ENVIRONMENTAL IMPACTS Thresholds of Significance According to CEQA Guidelines: A project with an effect that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment. Substantial adverse change in the significance of an historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired. Northern Sphere Area Supplemental EIR Page 4-10

11 The significance of an historical resource is materially impaired according to CEQA Guidelines (4)(b)(2) when a project: (A) (B) (C) Demolishes or materially alters in an adverse manner those physical characteristics of an historic resource that convey its historic significance and that justify its inclusion in, or eligibility for, inclusion in the California Register of Historical Resources; or Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register of historical resources pursuant to (k) of the Public Resources Code or its identification in an historic resources survey meeting the requirements of (g) of the Public Resources Code, unless the public agency reviewing the effects of the project establishes by a preponderance of the evidence that the resource is not historically or culturally significant; or Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historic significance and that justify its eligibility for inclusion in the California Register of Historical Resources as determined by a lead agency for purposes of CEQA. Project Impacts California Register: Criteria for Listing The California Register of Historical Resources (California Register) is a state version of the National Register of Historic Places program. The California Register of Historical Resources program was enacted in 1992, and became official January 1, Potential historic resources are evaluated for inclusion in the California Register using the same four criteria as the National Register (though the California Register criteria are numbered (1-4) rather than lettered (A-D)). A historical resource must be significant at the local, state or national level under one or more of the following four criteria: 1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States; 2. It is associated with the lives of persons important to local, California, or national history; 3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master or possesses high artistic values; 4. It has yielded or has the potential to yield information important to the prehistory or history of the local area, California, or the nation. Northern Sphere Area Supplemental EIR Page 4-11

12 All resources nominated for listing must have integrity, which is the authenticity of a historical resource s physical identity evidenced by the survival of characteristics that existed during the resource s period of significance. Resources, therefore, must retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance. Integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association. It must also be judged with reference to the particular criteria under which a resource is proposed for nomination. Special (Criteria) Considerations - California Register The State Historical Resources Commission (SHRC) encourages the retention of historical resources onsite and discourages the non-historic grouping of historic buildings into parks or districts. However, it is recognized that moving an historic building, structure, or object is sometimes necessary to prevent its destruction. Therefore, a moved building, structure, or object that is otherwise eligible may be listed in the California Register if it was moved to prevent its demolition at its former location and if the new location is compatible with the original character and use of the historical resource. A historical resource should retain its historic features and compatibility in orientation, setting, and general environment. State Criteria: California Register Items (1-4) 1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. The most significant events that the Irvine Valencia Growers Packing House and Building Complex is associated with and/or that have made a significant contribution to the broad patterns of California local history are: 1. The development of the California citrus industry and the California Cooperative. 2. The development of the Valencia orange industry in Orange County (Note: the Valencia was identified as the official tree of Orange County in 1930). 3. The development of The Irvine Ranch and/or The Irvine Company, and as a representative example of how the influence of The Irvine Company was expressed in a version of the California Cooperative. 4. The association of the IVG Packing House with the Citrus Strikes of , and the significance of this event in the labor history of Orange County. Northern Sphere Area Supplemental EIR Page 4-12

13 5. The association of the IVG Packing House with the decline of the orange industry in Orange County, and as a symbol of time and time past. 6. As an example of a packing house as a social, cultural, and business entity in California. These events are of true and undoubted significance. Additional events might also be considered (the role of the railroad, etc.), but the identified events (relevant to the broad patterns of California history) are sufficient to warrant a positive determination of significance in relation to this item. As a result, the IVG Packing House and Historic Building Complex does appear to qualify as eligible for listing in the California Register of Historic Places in relation to this item. 2. It is associated with the lives of persons important to local, California or national history. Despite the fact that the biographical research effort was limited to some degree by the sheer number of individuals associated with the IVG Packing House, it is unlikely that additional biographical information would identify any individual of overwhelming local significance or importance in relation to the IVG Packing House. Very simply, every individual researched, and for whom some information has been found, has some local significance. However, it must be understood that these individuals were a part of an Association and that no single individual researched had a singular influence on the establishment, construction, growth, and/or development of either IVG as a business or the IVG Packing House. Specifically, their individual home might be of significance (if it remains standing today), but the IVG Packing House cannot be regarded as significant in association with any one individual. This would include James Irvine himself. His signature is on the Land Conveyance document giving title of Irvine Company lands to IVG, but if every property having Irvine s signature on a document related to it were made significant, then half of Orange County would be potentially significant. No significant individual may, therefore, be said to be associated with the IVG Packing House. Rather, the IVG Packing House is here regarded as an event in the development history of Orange County. As a result, the IVG Packing House and Historic Building Complex does not appear eligible for listing on the California Register in relation to this item. 3. It embodies the distinctive characteristics of a type, period, region or method of construction, or represents the work of a master or possesses high artistic values. Today, virtually the entire site may be considered an alteration to the original IVG Building Complex. Alterations to the historic IVG Packing House Building Complex include the following: Addition to Main Building/Packing House 2. Circa 1937 Pre Cooler Addition and 1969 Pre Cooler Addition Refrigeration and Equipment Storage Building Northern Sphere Area Supplemental EIR Page 4-13

14 4. Demolition of Original Office Building (In Front of Main Building) 5. Shed Additions (Eventual Demolition of Several) 6. Garage and Storage Building Addition (Eventual Demolition of Same) 7. Boiler House Construction 8. Demolition of Several Equipment/Yard Features (Pump House, Etc.) 9. Construction of Present Irvine Packing & Cooling Building 10. Construction of Additional Fruit Packing Buildings 11. Construction of Irvine Farm Management Buildings 12. Numerous Small Additions (Platforms/Sheds/Docks) In summary, the original architectural integrity of the 1929 IVG Packing House Building Complex has been severely compromised. The Main Building/Packing House has also been altered. Many of these alterations, however, including the 1931 addition and the 1937 Pre Cooler and Refrigeration Building additions, are historic. Regardless, the primary significance of the packing house is not related to architecture. Rather, the IVG Packing House is best regarded as an event in the development history of Orange County. Finally, the overall architectural significance of the Historic Building Complex is minimal, as the design is similar to many Utilitarian/Industrial buildings constructed nationwide during the period extending from the 1920s to the 1950s. The Pre Cooler Building is minimally influenced by Art Deco applied decorative detail, but this influence must be regarded as being of secondary importance. As a result, the IVG Packing House and Historic Building Complex does not appear eligible for listing on the California Register in relation to this item. 4. It has yielded or has the potential to yield information important to the prehistory or history of the local area, California or the nation. This Item is primarily related to archaeological concerns. The IVG Packing House and Historic Building Complex do not appear to qualify as eligible for listing in the California Register of Historic Places in relation to Item #4. No previously identified archaeological resources are known to be associated with the project area, and no resources were identified during the survey conducted as part of the present study. Summary The IVG Packing House and Historic Building Complex does appear to qualify as eligible for listing in the California Register of Historic Places in relation to Item #1. This building does not appear to qualify as eligible for listing as a contributing feature to any type of architectural and /or historic district in accordance with California Register guidelines. Northern Sphere Area Supplemental EIR Page 4-14

15 Cumulative Impacts The Irvine Valencia Growers Packing House and Building Complex appears to qualify as eligible for listing in the California Register of Historic Places due to its association with the development of the California citrus industry and the California Cooperative. The IVG Packing House can also be associated with the decline of the orange industry in Orange County, and as a symbol of time and time past. The IVG Packing House is one of only three remaining packing houses left in Orange County. As a result, demolition of the IVG Packing House would be considered a significant cumulative impact MITIGATION MEASURES The following mitigation measure, pursuant to Section (b) of the CEQA Guidelines, will reduce but not eliminate significant project impacts: 1.1 A Historic American Buildings Survey (HABS) outline format narrative description of the property, contemporary and historic photographs, and other relevant documentation shall be prepared by an historic consultant approved by the City. Prior to issuance of the demolition permit for the subject property, the report shall be submitted for approval to the City of Irvine Director of Community Development and the Director of Community Services, and an approved original shall be deposited in the Irvine Branches of the Orange County Public Library (or other suitable repository as determined by the Directors of Community Development and Community Services). 1.2 Prior to the issuance of building permits for the segment of the Jeffrey Open Space Spine in Planning Area 9, a historic depiction program shall be developed by the City and shall be included in the building plans for the project site, depicted in the general location of the packing house. The program to be installed on site shall describe the packing house history, contribution to the citrus industry, and regional history, and include a graphic depiction of the building LEVEL OF SIGNIFICANCE AFTER MITIGATION Today, virtually the entire site may be considered an alteration to the original Irvine Valencia Growers (IVG) building complex. Specifically, a comparison of historic maps to existing conditions reveals that numerous changes have taken place since construction of the facility beginning in The complex was completed in In summary, the original architectural integrity of the 1928/1929 IVG Packing House Building Complex has been severely compromised. The Main Building/Packing House has also been altered. Many of these alterations, however, including the 1931 addition and the 1937 Pre Cooler and Refrigeration Building additions, are historic. Northern Sphere Area Supplemental EIR Page 4-15

16 Finally, the overall architectural significance of the Historic Building Complex is minimal, as the design is similar to many Utilitarian/Industrial buildings constructed nationwide during the period extending from the 1920s to the 1950s. The Pre Cooler Building is minimally influenced by Art Deco applied decorative detail, but this influence is regarded as being of secondary importance as compared to the Packing House s association with the Irvine s agricultural past. The IVG Packing House and Historic Building Complex appear to qualify as eligible for listing in the California Register of Historic Places due to its association with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. The mitigation measures contained herein will ensure that prior to the demolition of the IVG Packing House, the site will be properly recorded by a historic consultant. However, impacts remain significant and unmitigable because no feasible mitigation measures are available to mitigate the demolition of a historic resource to a less-than-significant level. As a result, demolition of the IVG Packing House would be considered a significant unavoidable adverse impact. Northern Sphere Area Supplemental EIR Page 4-16

17 4.2 Hazards and Hazardous Materials The certified EIR for the Northern Sphere Area contained a full analysis of hazards and hazardous materials impacts associated with the development of the Northern Sphere Area, including the potential demolition of buildings located within the project area. In accordance with Section 15163(b) of the CEQA Guidelines, the Supplemental EIR will only contain information necessary to add to the previous EIR to evaluate the project as revised. Since the potential hazards and hazardous materials impacts associated with demolition of the Packing House were previously analyzed in the certified EIR, no additional analysis is required in this Supplemental EIR. In response to the Notice of Preparation distributed for this Supplemental EIR, the Department of Toxic Substances Control submitted a letter dated December 24, 2002 requesting analysis of various issues relating to hazards and hazardous materials. However, as stated above, these issues were adequately addressed in the previously certified EIR for the Northern Sphere Area. A complete analysis of the potential impacts associated with hazards and hazardous materials is provided in Section 4.7 of the certified EIR for the Northern Sphere Area beginning on Page In addition, environmental site assessments prepared for the project site are included in the certified EIR for Northern Sphere Area as Appendix I. As a result, the following discussion is provided for informational purposes only and directs the reader to the applicable sections of the certified EIR for the Northern Sphere Area. A copy of the Draft EIR and Final EIR/Response to Comments for the Northern Sphere Area was previously provided to the Department of Toxic Substances Control. A copy of the certified EIR for the Northern Sphere Area is available for review at the City of Irvine, Community Development Department, One Civic Center Plaza, Irvine, California Also provided below is an additional mitigation measure requiring compliance with South Coast Air Quality Management District (SCAQMD) Rule 1403 relating to demolition of buildings containing asbestos materials. Since Rule 1403 is an existing regulation, State Law requires compliance with Rule 1403 whether or not it is included in this Supplemental EIR. However, the mitigation measure is provided below for informational purposes and will be incorporated into the Mitigation Monitoring Program prepared for the proposed project ENVIRONMENTAL SETTING A complete description of the environmental setting for the project site, including a description of past releases of hazardous materials, and existing or potentially contaminated sites is provided in the certified EIR for the Northern Sphere Area beginning at Page Northern Sphere Area Supplemental EIR Page 4-17

18 4.2.2 ENVIRONMENTAL IMPACTS A complete description of the potential environmental impacts associated with development of the Northern Sphere Area, including a complete analysis of risks associated with hazardous substances, potential conflicts with an adopted Airport Land Use Plan, possible interference with an Emergency Response or Emergency Evacuation Plan, creation of a health hazard, and wildland fire hazards, is provided in the certified EIR for the Northern Sphere Area beginning at Page MITIGATION MEASURES A complete listing of mitigation measures required to reduce potential impacts to a level of insignificance is included in the certified EIR for the Northern Sphere Area beginning at Page However, the following mitigation measure is provided for informational purposes and will be incorporated into the Mitigation Monitoring Program prepared for the proposed project. 2.1 Prior to issuance of the Demolition Permit for the Packing House, the developer shall demonstrate compliance with SCAQMD Rule LEVEL OF SIGNIFICANCE AFTER MITIGATION As stated in the certified EIR for the Northern Sphere Area, all potential impacts relating to hazards and hazardous materials can be mitigated to a level of insignificance with incorporation of the mitigation measures included in the certified EIR. Northern Sphere Area Supplemental EIR Page 4-18